Planning commission split over Creek Woods Plat 3; preliminary plat sent to council with no recommendation
February 22, 2024 | St. Joseph, Buchanan County, Missouri
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The St. Joseph Planning Commission split on a preliminary plat for Creek Woods Plat 3 on Jan. 25, 2024, and sent the item to city council without a recommendation after a 3–3 tie. The proposal, by Creekwoods LLC, would add 15 lots to the existing Creekwoods development and eliminate the rear alley layout in favor of front‑entry garages.
The developer’s representative, Jim Gatch, told the commission the subdivision began in 2008 and that the final phase would reduce the total lots from 22 to 15. “This final phase which we would like to get finished … we would like to do so without the alleyway,” Gatch said, adding the change would make houses more affordable and keep architecture similar to existing homes.
Several nearby homeowners urged the commission to delay approval. “We’re concerned that if phase 3 goes into effect, that we’ll have a patchwork of homes and lots,” resident Dave Martin said, asking the commission to postpone rezoning until phase 2 is complete and street lights are installed. Randy Phillips, who said he purchased his home based on the community’s original plan, warned the change “is gonna destroy it,” arguing buyers expected rear‑alley, small‑home character.
Developer David Gatch said engineers identified a utility corridor of telephone poles along the south edge of the property that prevents lowering the grade to accommodate a rear alley. He said the originally approved lots were only 42 feet wide and that increasing lot widths to about 58 feet — and depth by about 30 feet — would permit modest front garages and reduce on‑street parking. “So we would like to build homes back there,” David Gatch said, adding the alley would be steep, hard to maintain and currently a cost to homeowners.
Commissioners pressed the developer on alternatives and compatibility with the existing homeowners association; the applicant said the new plats would remain under the same HOA. Staff told the commission the preliminary plat meets platting requirements but that the zoning change paired with the plat is the substantive issue for neighbors.
The commission chair recused themself for a potential conflict and turned the meeting over to another commissioner for the vote. The preliminary‑plat motion resulted in a three‑yes, three‑no tie; the chair said the item will proceed to city council with no clear recommendation from the commission.
The zoning district change tied to the plat — a request to change the planned unit development from R P1B to R P1A to allow slightly larger side setbacks and front garages — was considered separately and later recommended for approval by the commission with one recorded no vote.
What’s next: The preliminary plat and the proposed zoning change will move to the St. Joseph City Council for final action; the subdivision improvement agreement (authorization to negotiate if public improvements are needed) was authorized by the commission and will also proceed to council as required.
(Reporting from the planning meeting; public comments and staff presentations were recorded in the commission’s meeting transcript.)
The developer’s representative, Jim Gatch, told the commission the subdivision began in 2008 and that the final phase would reduce the total lots from 22 to 15. “This final phase which we would like to get finished … we would like to do so without the alleyway,” Gatch said, adding the change would make houses more affordable and keep architecture similar to existing homes.
Several nearby homeowners urged the commission to delay approval. “We’re concerned that if phase 3 goes into effect, that we’ll have a patchwork of homes and lots,” resident Dave Martin said, asking the commission to postpone rezoning until phase 2 is complete and street lights are installed. Randy Phillips, who said he purchased his home based on the community’s original plan, warned the change “is gonna destroy it,” arguing buyers expected rear‑alley, small‑home character.
Developer David Gatch said engineers identified a utility corridor of telephone poles along the south edge of the property that prevents lowering the grade to accommodate a rear alley. He said the originally approved lots were only 42 feet wide and that increasing lot widths to about 58 feet — and depth by about 30 feet — would permit modest front garages and reduce on‑street parking. “So we would like to build homes back there,” David Gatch said, adding the alley would be steep, hard to maintain and currently a cost to homeowners.
Commissioners pressed the developer on alternatives and compatibility with the existing homeowners association; the applicant said the new plats would remain under the same HOA. Staff told the commission the preliminary plat meets platting requirements but that the zoning change paired with the plat is the substantive issue for neighbors.
The commission chair recused themself for a potential conflict and turned the meeting over to another commissioner for the vote. The preliminary‑plat motion resulted in a three‑yes, three‑no tie; the chair said the item will proceed to city council with no clear recommendation from the commission.
The zoning district change tied to the plat — a request to change the planned unit development from R P1B to R P1A to allow slightly larger side setbacks and front garages — was considered separately and later recommended for approval by the commission with one recorded no vote.
What’s next: The preliminary plat and the proposed zoning change will move to the St. Joseph City Council for final action; the subdivision improvement agreement (authorization to negotiate if public improvements are needed) was authorized by the commission and will also proceed to council as required.
(Reporting from the planning meeting; public comments and staff presentations were recorded in the commission’s meeting transcript.)
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