HomeMy WebLinkAboutPC11-03 Final Development Plan Johnson Controls
City of Riverside
Staff Analysis Report
Case Number PC11-03 Final Development Plan
4101 NW Mattox Road– Johnson Controls
General Information
Applicant:
Johnson Controls
Location:
4101 NW Mattox Road
Application:
Final Development Plan
Zoning:
PD- Planned Development
Existing Land Use:
Undeveloped
Proposed Land Use:
Assembly Plant / Industrial
Site Area:
25 Acres (1,089,000 square feet)
Building Size:
Approximately 170,000 square feet
Potential Expansion 80,000-85,000 square feet
Building Total 250,000-255,000 square feet
Site Coverage:
15.6% building coverage (increases to 23.0%-23.4% with expansion)
60% total impervious area
Analysis
Site Layout:
The proposed site is undeveloped as well as a majority of the surrounding properties. To
the northeast are Mo-Kan Container Company and Kelly-Hill Construction. The properties to the north
and east are undeveloped at this point. It is bound on the west by Mattox Road and south by proposed
strd
41 Street. The site will have 3 access points. One off Mattox Road directly across from 43 Street and
st
two off of 41 Street.
The building will run north-south with the office / main entrance located at the southwest corner. Open
space is being retained on the northern portion of the site to allow for future building expansion.
Standard car parking is provided on the west side of the building. Additionally, a small amount is
proposed just south of the office area. There is adjacent green space next to both of these parking areas
which will provide opportunities for parking lot expansions. Truck parking and loading / unloading areas
and docks will be located on the east side of the building. A 26 foot wide gravel fire loop drive will be
located north of the building and will allow emergency vehicles access to all sides of the building.
Parking:
The plan proposes 278 standard auto parking spaces, 8 ADA parking spaces and 10
motorcycle spaces. These spaces are designated for customers and employees. Potential parking lot
expansions include an additional 96 stalls on the south side of the building and 107 stalls on the west
side. Truck trailer parking is provided on the east side of the building with 43 spaces. The applicant has
expansion plans in place for an additional 14 truck trailer spaces to the south of the original parking area
and 18 spaces to the north. The potential expansion of 14 truck trailer spaces to the south would bring
this utilitarian area closer to the front of the site and beyond the front line of the building, which is not in-
line with the development standards outlined in the UDO.
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Infrastructure:
The site has direct access to streets via Mattox Road and proposed 41 Street. Sanitary
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sewer and gas is being extended along 41 Street. Water and electric connections are available from
Mattox Road. Stormwater will be handled by on site detention and a regional detention base north east
of the site.
Outdoor Storage:
There is no outdoor storage of products or materials proposed for this site. However,
due to the nature of the business, truck trailers will be parked on-site to allow finished products to be
quickly delivered to the purchaser. The truck trailer parking is not located adjacent to a public right-of-
way and will be screened with landscaping elements.
Building Design:
The building will be constructed of insulated precast concrete wall panels. As the
proposed building is a manufacturing facility few windows are included. The southwest corner of the
building containing the entrance and office areas involves the most architectural elements with windows,
a canopy at the entrance and some brick accenting. The applicant is perusing LEED Silver certification
for this project.
Landscaping:
Landscaping, entailing a mix of trees and shrubs, is proposed throughout the site. There
are a total of 170 trees and 103 shrubs shown on the landscape plan. Landscaping is proposed for future
expansion areas, however, the planting of these elements may be deferred for two years. If no activity
occurs regarding expansion of the area, the property owner will be required to install the landscaping in
accordance with the approved landscaping plan.
Comprehensive Master Plan
: Throughout the development of the Comprehensive Master Plan it was
articulated by participants that improving community image/character and the quality and design of
buildings was a key concern. Additionally, the Comprehensive Master Plan identifies the site as part of
the ‘Horizons Development’, which is ultimately envisioned to include a mix of innovation and industry,
mixed use, destination office, destination retail and recreation.
Recommendation
In general, staff finds the application in conformance with the standards set forth in the UDO and the
goals established in the Comprehensive Master Plan and therefore recommends approval of the
application with the following stipulations:
The future truck trailer parking consisting of 14 stalls located south of the original parking area
shall be removed to keep utilitarian areas further from public view.
Planting of landscaping shown in future expansion areas may be deferred for two years. If no
activity occurs regarding expansion of an area, landscaping shall be installed in accordance with
the approved landscaping plan.
A lighting plan shall be submitted to staff. Proposed lighting will conform to all development
standards and be considerate of public views, light pollution and site aesthetics.
Attachments
Location Map
Elevation
Final Development Plan: Site Plan
Color Rendering
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Horizons Parkway
Mattox Rd
Intercon Dr
RIVERSIDE, MISSOURI
HORIZON BUSINESS PARK
AT
JOHNSON CONTROLS
FOR
PRELIMINARY PLANS