HomeMy WebLinkAbout1171 Prelim Plat and Prelim Development Plan -Quik TripBILL NO. 2012-079 ORDINANCE NO. 1171
AN ORDINANCE APPROVING THE PRELIMINARY PLAT AND A PRELIMINARY
DEVELOPMENT PLAN FOR THE NORTHWEST CORNER OF NW VIVION ROAD AND NW
GATEWAY ROAD IN THE CITY OF RIVERSIDE, PLATTE COUNTY, MISSOURI.
WHEREAS, Application No. PC12-18, submitted by Quik Trip Corporation requesting
approval of a preliminary plat and preliminary development plan for the northwest corner of NW
Vivian Road and NW Gateway Road in the City of Riverside, Platte County, Missouri, was
referred to the Planning Commission; and
WHEREAS, the Planning Commission considered the application on December 13, 2012
and rendered a report to the Board of Aldermen recommending that the preliminary plat and
preliminary development plan be approved; and
WHEREAS, the Board of Aldermen considered the request and find it is in the best
interests of the City of Riverside, Missouri to approve the preliminary plat and preliminary
development plan for Quik Trip Corporation as set forth herein;
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE
CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS:
SECTION 1 - APPROVAL OF PRELIMINARY PLAT AND PRELIMINARY
DEVELOPMENT PLAN. That the Preliminary Plat and the Preliminary Development Plan for
the northwest corner of NW Vivion Road and NW Gateway Road in the City of Riverside,
Platte County, Missouri, a true and correct copy of which is attached hereto and incorporated
herein, is hereby approved, affecting the property legally described in Exhibit "A" attached
hereto. Approval of the Preliminary Plat and Preliminary Development Plan herein shall be
considered acceptance of the overall general planning concepts only and shall not constitute
acceptance of the subdivision and plan by the City
SECTION 2 - REPEAL OF ORDINANCES IN CONFLICT. All ordinances or parts of
ordinances in conflict with this ordinance are hereby repealed.
SECTION 3 - SEVERABILITY CLAUSE. The provisions of this ordinance are severable
and if any provision hereof is declared invalid, unconstitutional or unenforceable, such
determination shall not affect the validity of the remainder of this ordinance.
SECTION 4 - EFFECTIVE DATE. This ordinance shall be in full force and effect from
and after the date of its passage and approval.
BE IT REMEMBERED that the above was read two times by heading only, PASSED
AND APPROVED by a majority of th Board of Al rmen and APPROVED by the Mayor of
the City of Riverside, Missouri, this 18th day of December 2012.
/s/ Kathleen L. Rose
Kathleen L. Rose, Mayor
ATTEST:
/s/ Robin Littrell
Robin Littrell, City Clerk
Approved as to form:
/s/ Nancy Thompson
Nancy Thompson, City Attorney
BILL NO. 2012-079 ORDINANCE NO.
Exhibit A
LEGAL DESCRIPTION
November 9, 2012
LEGAL DESCRIPTION
PRELIMINARY PLAT/ PRELIMINARY DEVELOPMENT PLAN
QUIKTRIP STORE NO. 170R
CITY OF RIVERSIDE, PLA'F1'E COUNTY, MISSOURI
All that part of Lots 1 through 7 inclusive, and all of Lots 8 through 24 inclusive, and that part of
vacated Warren Road, all within BRENNER RIDGE, a subdivision in the City of Riverside,
Platte County, Missouri, and all that part of NW 1 /4 of Section 4, Township 50 North, Range 33
West of the 5th Principal Meridian, City of Riverside, Platte County, Missouri, being more
particularly described as follows:
Commencing at the Southeast comer of the NW1/4 of said Section 4; thence N 0° 27' 21" E,
along the East line of the NW1/4 of said Section 4, a distance of 1296.26 feet, to the Southeast
corner of the NE1/4 of the NW1/4 of said Section 4; thence N 89° 01' 25" W, along the South
line of the NE1/4 of the NW1/4 of said Section 4, a distance of 59.58 feet, to the true point of
beginning of subject tract; thence S 21° 16' 21" W, a distance of 92.49 feet; thence S 44° 13' 05"
W, a distance of 74.11 feet, to a point on the Northwesterly right-of-way line of NW Vivion
Road (U.S. 69 Highway) as now established; thence continuing Southwesterly along the
Northwesterly right-of-way line of said NW Vivion Road (U.S. 69 Highway), said line being a
curve to the left having a radius of 2341.83 feet, a central angle of 4° 00' 42", a chord bearing of
S 44° 13' 05" W and a chord distance of 163.94 feet, an arc distance of 163.97 feet; thence S 39°
30' 10" W, along the Northwesterly right-of-way line of said NW Vivion Road (U.S. 71
Highway), a distance of 41.73 feet; thence N 25° 21' 32" W, a distance of 82.64 feet; thence N
10° 31' 34" W, a distance of 45.94 feet; thence S 77° 45' 03" W, a distance of 194.82 feet, to a
point on the centerline of Jumping Branch creek, as now located; thence N 3° 24' 17" W, along.
the centerline of said Jumping Branch creek, a distance of 133.93 feet; thence N 4° 08' 25" E,
continuing along said centerline, a distance of 84.88 feet to a point on said South line of the
NE1/4 of the NW1/4 of said Section 4; thence N 89° 01' 25" W, along the South line of the
NE1/4 of the NW1/4 of said Section 4, a distance of 142.94 feet; thence N 0° 27' 21" E, parallel
with the East line of the NW1/4 of said Section 4, a distance of 390.00 feet, to a point on the
Southerly line of a tract of land described in Deed Book 813 at Page 919, Platte County,
Recorder of Deeds office; thence S 89° 01' 25" E, along said Southerly line, a distance of 205.18
feet, to a point on the West line of Lot 31 of said Brenner Ridge; thence N 00° 27' 21" E, along
the West line of said Lot 31, a distance of 10.02 feet, to a point on the Southerly line of said tract
described in Deed Book 813 at Page 919; thence S 89° 01' 25" E, along said Southerly line, a
distance of 280.01 feet, to the Northeast comer of Lot 25 of said Brenner Ridge; thence S 00° 27'
21"W, along the East line of said Lot 25, and parallel with the East line of the NW1/4 of said
120638-010\QT STORE NO. 170R\PPT desc.DOC
CITY OF
RIVERSIDE
MISSOURI
Upstream from ordinary.
City of Riverside
Staff Analysis Report
Case Number PC12-18
Preliminary Development Plan/Plat
NW Corner of NW Vivion Road and NW Gateway
General Information
Applicant: Quik Trip Corporation
Location: 4825 41st Street
Application: Preliminary Development Plan/Preliminary Plat
Zoning: Cl-Commercial and R-3 Multi -Family Residential
Existing Land Use: Restaurant, Retail Sales and Service, Multi -Family Residence
Proposed Land Use: Convenient Store and Gas Station
Procedure : The Preliminary Development Plan/Plat will be reviewed by the Planning
Commission and the Board of Aldermen for approval.
Overview
The applicant, Quik Trip Corporation, is proposing a new convince store with gasoline sales. The site is
approximately 7.5 acres. This is an assembly of 9 different parcels and 7 different property owners. The
property is zoned for both residential and commercial use. The applicant has also proposed vacating a
portion of the right-of-way for Vivion and Gateway and including it into this project. The proposed use
is for a commercial business and it is sited on the property within the commercial zoning designation.
The applicant is proposing a 5,720 square foot building and an 11,151 square foot canopy to cover the
gasoline island. The site will have two access drives, one off of NW Gateway and one off of NW Vivion
Road. Work is proposed to begin in March 2013 and be completed by January 2014.
Preliminary Plat
A preliminary plat is required to ensure that "the layout of the proposed subdivision conforms to this
Chapter, the Comprehensive Plan and City Policy" (Section 400.240.8.a.1). The proposed subdivision
will have only one lot. There is not a need for public improvements such as new streets, sanitary sewer
lines or water lines. The City's Master Plan calls for the extension of a pedestrian trail along Jumping
Branch Creek through the proposed project. The applicant has provided the majority of the information
required for a preliminary plat. The following information is necessary:
1. Plat tied to the Geographic Reference System (Section 400.240.8.a.3.d.i)
2. Preparer's stamp and signature (Section 400.240.8.a.3.d.iii)
3. Title of the subdivision (Section 400.240.8.a.3.d.vi)
4. Notations for any easements, reservations or endorsements (Section 400.240.8.a.3.d.xviii)
Page 1 of 3
Recommendation
Based on the information provided, Staff recommends approval of the preliminary plat with the
following conditions:
1. Plat tied to the Geographic Reference System (Section 400.240.8.a.3.d.i)
2. Preparer's stamp and signature (Section 400.240.8.a.3.d.iii)
3. Title of the subdivision (Section 400.240.8.a.3.d.vi)
4. Notations for any easements, reservations or endorsements (Section 400.240.8.a.3.d.xviii)
5. The applicant shall include a general utility easement within the area that was vacated to
incorporate the utilities located therein.
6. The inclusion of language granting an easement to the City for a pedestrian trail along
Jumping Branch Creek.
Based on the information provided, Staff recommends approval of the preliminary development plan
with the following conditions:
1. The landscape plan be revised to identify and include the correct number of trees
2. That the location and construction of a 2°' monument sign is conditioned upon the
amendment of the City's sign code or the approval of the Board of Zoning Adjustment
Page 3 of 3
QuikTrip
Channel Letters Wall Sign
CL-60R
[drawing of front of building with 19' - 5" sign]
19'-5 1/4" WALL OPENING
19'-5" SIGN BACKGROUND LENGTH WITH RADIUS FRONT
SCALE: 3/32"=1 '-0"
6' - 3" SIGN HEIGHT
6' - 7" WALL OPENING
[drawing of 19' - 5" wide sign with 14' - 2" QuikTrip lettering]
SCALE: 1/4"=1'-0"
1 1/2" DIAMETER BLACK VINYL REGISTRATION SYMBOL
[drawing of sign from above looking down]
19'-5" SIGN BACKGROUND LENGTH WITH RADIUS FRONT
SCALE: 1/4"=1'-0"
SPECIFICATIONS:
Letters
6" deep Channel Letters, 3/16" formed Cyro Translucent White face, Aluminum Construction. Letter Returns painted Benjamin Moore
2134-30 Iron Mountain. Internally illuminated with GE Tetra MiniMax 65K White/GE PS12-60 Power Supplies. Halo backlit illuminated with
Red GE Tetra MiniMax/GE PS12-60 Power Supplies. Letters are projected 4" off back panel with Lag Bolts.
Red Back Panel
.125 thick Aluminum, painted to match 3M Cardinal Red Translucent $3632-53 with Akzo Nobel, Satin Finish.
SQUARE FOOTAGE
TYPEFACE 59
INSIDE CAN
ENTRE SIGN 121
NOTES
DRAWN BY KDH
ISSUE DATE 11/07/12
SCALE:
AS NOTED
SERIAL NUMBER:
CL-60R
STORE NUMBER:
0170R
LUMINAIRE SCHEDULE
QTY | LABEL | MOUNTING HEIGHT | LUMENS | LlF | DESCRIPTION | TOTAL WATTS
10 A SINGLE 22' 13,336 1.000 XPT3-FT-LED-128-350-CW-UF 14.3
1 B 2 90' 22' 13,336 1.000 XPT3-FT-LED-128-350-CW-UE
1 C 2 180' 22' 13,336 1.000 XPTEFT-LED-128-350-CW-UE 14.3
2 D 3 90' 22' 13,336 1.00 XPT3-FT-LED-128-350-CW-UE
LUMINAIRE SCHEDULE
SYMBOL | QTY | LABEL | ARRANGEMENT | MOUNTING HEIGHT | LUMENS | LLF | DESCRIPTION | TOTAL WATTS
□ 48 E SINGLE 15' TO 19' 10,747 1.000 CRS-SC-LED-B4-SS-CC 97
□ 24 F SINGLE 15' TO 19' 1,000 1.000 CRO3-5-FO-LED-30-CW-UE
□ 15 G SINGLE 10' TO 12' 5,000 1.000 X5L2-LED-5D-CW-UE
□ 4 H SINGLE 12' 8,100 1.000 AW10DPS-XXX-QT
STATISTICAL AREA SUMMARY
LABEL | AVERAGE | MAXIMUM | MINIMUM | AVERAGE/MIN | MAX/MIN
CANOPY 40.08 fc 54.1 fc 17.8 fc 2.27 3.04
INSIDE CURB 4.87 fc 24.2 fc 0.3 fc 15.57 80.67
MAINTAINED FOOTCANDLE LEVELS AT GRADE USING A 1.00 TOTAL LIGHT LOSS FACTOR
[drawing of property with building and access from Gateway Avenue and NW Vivion Road]
QuikTrip No. 0170R
NW VIVION ROAD & GATEWAY AVENUE
RIVERSIDE, MISSOURI
DARLA K. HOLMAN, PE
HOLMAN ENGINEERING
14005 W 72ND TERR
SHAWNEE, KS 66216
P 913.248.9385
F 913.962.5974
dkholmanpe@everestkc.net
QT
PROTOTYPE: P-73 (11/01/12)
DIVISION: KC
VERSION: 001
DESIGNED BY: DKH
DRAWN BY: DKH
REVIEWED BY: DC
ORIGINAL ISSUE DATE: 11/10/2012
SHEET TITLE
PHOTOMETRIC PLAN
SHEET NUMBER C160
[photos of outside of building and front, rear and side elevations]
Store # 0170R
Address: NWC of Vivion and Gateway City, State: Riverside, MO
Serial # 02-0170R-BSTI
Scale: NTS
Issue Date: 11/12/12
Drawn By: BP
QuikTrip
Building ID DB-20
DRAWN BY: CDC
ISSUE DATE: 11/07/12
SQUARE FOOTAGE
TYPEFACE: 12
INSIDE CAN:
ENTRE SIGN: 20
SCALE: 1/4" = 1'-0'
SERIAL NUMBER: IDB-20
STORE NUMBER: 0170R
SPECIFICATIONS
LOGO
Flat Solar grade, Clear Cyro Face, .177 thickness, painted on 2nd surface to match 3M Cardinal Red Translucent #3632-53 with Akzo Nobel,
no embossment
LOGO Cabinet
Aluminum Construction, internally illuminated with GE Tetra PowerStrip DS65/GE PS24 Power Supplies. Painted Akzo Noble, QT Red
SIGN9141 Low Gloss.
[drawings of elevations of gas pumps]
QuikTrip
Building ID DB-20
DRAWN BY: CDC
ISSUE DATE: 11/07/12
SQUARE FOOTAGE
TYPEFACE: 12
INSIDE CAN:
ENTRE SIGN: 20
SCALE: 1/4" = 1'-0'
SERIAL NUMBER: IDB-20
STORE NUMBER: 0170R
SPECIFICATIONS
LOGO
Flat Solar grade, Clear Cyro Face, .177 thickness, painted on 2nd surface to match 3M Cardinal Red Translucent #3632-53 with Akzo Nobel,
no embossment
LOGO Cabinet
Aluminum Construction, internally illuminated with GE Tetra PowerStrip DS65/GE PS24 Power Supplies. Painted Akzo Noble, QT Red
SIGN9141 Low Gloss.
[drawing of landscaping]
SHEET TITLE:
PRELIMINARY PLAT
PRELIMINARY DEVELOPMENT PLAN
OVERALL SITE PLAN
SHEET NUMBER: C100
QuikTrip No. 0170R
NW VIVON ROAD & GATEWAY AVENUE
RIVERSIDE, MISSOURI
LEGAL DESCRIPTION
PRELIMINARY PLAT /PRELIMINARY DEVELOPMENT PLAN
QUIKTRIP STORE NO. 170R
CITY OF RIVERSIDE, PLATTE COUNTY, MISSOURI
All that part of Lots 1 through 7 inclusive, and all
of Logs 8 through 24 inclusive, and that part of
vacated Warren Road, all within BRENNER RIDGE, a
subdivision in the City of Riverside, Platte county,
Missouri, and all that part of NW 1/4 of Section 4,
Township 50 North, Range 33 West of the 5th
Prinicipal Meridian, City of Riverside, Platte County,
Missouri, being more particularly described as follows:
Commencing at the Southeast corner of the NW 1/4
of said Section 4; thence N 17º7'21" E along the
East line of the NW 1/4 of said Section 4, a distance
of 1296.28 feet, to the Southeast corner of the
NE 1/4 of the NW 1/4 of said Section 4, thence N
89º01'25" W, along the South line of the NE 1/4
of the NW 1/4 of said Section 4, a distance of
59.58 feet, to the true point of beginning of subject
tract; thence S 21º16'21" W, a distance of 92.49
feet, thence S 44º13'05" W, a distance of 74.11
feet, to a point on the Northwesterly right-of-way
line of NW Vivion Road (U.S. 69 Highway) as now
established, thence continuing Southwesterly along the
Northwesterly right-of-way line of said NW Vivion
Road (U.S. 69 Highway), said line being a curve to
the left having a radius of 2341.85 feet, a central
angle of 4º0'42", a chord bearing of S 44º13'
05" W and a chord distance of 163.34 feet, an arc
distance of 165.97 feet, thence S 39º30'10" W,
along the Northwesterly right-of-way line of said NW
Vivion Road (U.S. 71 Highway), a distance of 41.73
feet, thence N 25º21'32" W, a distance of 82.54
feet, thence N 10º31'34" W, a distance of 45.94
feet, thensce S 77º45'03" W, a distance of 104.82
feet, to a point on the centerline of Jumping Branch
Creek, as now located, thence N 3º24'17" W, along
the centerline of said Jumping Branch Creek, a
distance of 133.93 feet, thence N 4º08'25 E,
continuing along said centerline, a distance of 84.88
feet to a point on said South line of the NE 1/4 of
the NW 1/4 of said Section 4; thence N 89º01’25”
W, along the South line of the NE 1/4 of the NW 1/4
of said Section 4, a distance of 142.94 feet; thence
N 0º 27’21” E, parallel with the East line of the
NW 1/4 of said Section 4, a distance of 380,00 feet,
to a point on the Southerly line of a tract of land
described in Deed Book 813 of Page 919, Platte
County, Recorder of Deeds office, thence S 80º01’
25”E, along said Southerly line, a distance of
205.18 feet, to a point on the West line of Lot 31
of said Brenner Ridge, thence N 00º27’21” E,
along the West line of said Lot 31, a distance of
10.02 feet, to a point on the Southerly line of said
tract described in Deed Book 813 at Page 919;
thence S 89º01’25”E, along said Southerly line, a
distance of 180.01 feet, to the Northeast corner of
Lot 25 of said Brenner Ridge; thence S 00º27’
21”W, along the East line of said Lot 25, and
parallel with the East line of the NW 1/4 of said
Section 4, a distance of 10.00 feet; thence S 89º
01’25” E, parallel with the South line of the NE 1/4
of the NW 1/4 of said Section 4, a distnace of
121.57 feet, to a poitn on the Westerly right-of-way
line of said NW Gateway Avenue (U.S. 71 Highway),
as now established; thence S 2º00’49” W, along
the Westerly right-of-way line of said NW Gateway
Avenue (U.S. 71 Highway), a distance of 43.84 feet;
thence S 1º06’57”E, along the Westerly
right-of-way line of said NW Gateway Avenue (U.S.
71 Highway), and its Southerly extension, a distance
of 321.58 feet, to true point of beginning of subject
tract. Containing 327,080,486 square feet (7.5087
Acres) more or less.
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MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, December 13, 2012
7:00 p.m.
The Planning and Zoning Commission for the City of Riverside, Missouri, met in regular session in the
Board of Aldermen Chambers at City Hall, 2950 NW Vivion Road, Riverside, Missouri.
Chair Al Bowman called the meeting to order at 7:00 p.m. Answering roll call were Ray Uhl, Harold
Snoderley, Mike Lombardo, Steven Kaspar, and Jim Frakes. Members absent: Mike Soler, Stephen
King, Art Homer and Mayor Kathy Rose. Also present: Community Development Director Mike Duffy,
Assistant Fire Marshall Keith Payne, Building Inspector James Fuller and Community Development
Assistant Sarah Wagner.
Approval of Minutes of October 25, 2012 Commissioner Snoderley moved to approve the minutes of October 25, 2012.
Public Hearing- Vacation of Right -of -Way NW Corner of Vivion & Gateway
Commissioner Kaspar seconded and the motion was approved unanimously.
Chair Al Bowman opened the public hearing at 7:01 p.m.
Community Development Director Mike Duffy explained that the
applicant, Quik Trip Corporation , is developing the NW corner of
Vivion and Gateway. They are requesting that the City vacate an excess
portion of right-of-way on that corner. This will allow for clean-up of
that corner and for Quick Trip to improve and maintain it. This
vacation of right-of-way will make it so that some utilities are out of the
right-of-way. Staff will require the applicant to add a dedicated utility
easement for these utilities on the final plat.
Patricia Jensen with the law firm of White Goss and Matt Brooks with
Quik Trip Corporation addressed the Commission and said that this
vacation would really aid in the redevelopment of the site. She
indicated that the applicant is in agreement with all of the conditions outlined by staff.
Commissioner Sonderley asked about moving the utilities.
Duffy replied that the utilities will not be moved. The applicant will
have to write an easement for the utilities where they are.
Chair Bowman closed the public hearing at 7:04 p.m.
Commissioner Uhl moved to recommend approval of the vacation of
1
the right-of-way to the Board of Aldermen.
Commissioner SnoderIey seconded and the motion passed unanimously.
Public Hearing - Preliminary Plat/Preliminary Development Plan- Quik Trip
Chair Bowman opened the public hearing at 7:05 p.m.
Duffy presented the staff report to the Commission. He explained that
the applicant, Quik Trip, is proposing to construct one of its new
Generation 3 stores on the NW corner of Vivion and Gateway. This
will be a larger facility with more pumps and more entrances. This
project will also include an easement for an extension of Jumping
Branch Trail. Staff has reviewed the preliminary plans and has
comments regarding the landscaping plan that need to be clarified as
well as the monument signs. Current code only allows for one
monument sign on the property. The applicant initially indicated that
they would apply for a variance. Staff has also looked at the possibility
of amending the sign code to allow two monument signs on properties
with a frontage of 350 feet on arterial streets. If staff does proceed with
the change it will come before the Planning Commission sometime in
January. The applicant will be subject to whatever code is in place at
the time of construction.
Patricia Jensen and Matt Brooks addressed the Commission. They
showed display boards of what the new store will look like and gave
locations of similar stores in the area. She explained that the current
store is 4,600 sq.ft. and the proposed store will be 5,700 sq.ft. The new
store will have better design and architectural features. This
development is the assembly of seven different property owners and
nine different parcels. The applicant is in agreement with the conditions
that Staff recommends. Construction is planned for the spring and will
take approximately six months.
Commissioner Kaspar asked about the placement of the monument
signs and if they would have an impact on sight.
Duffy replied that the signs are all setback far enough that they will not
have an impact.
Commissioner Kaspar then voiced a concern about traffic backing up on
Gateway at the entrance.
Duffy replied that engineers have reviewed the traffic count and they
feel that this will not be an issue. Staff will however review this and
perform another traffic count at this location.
Commissioner Kaspar asked about Quik Trips exist strategy for their
current location. He noted that another Quik Trip location sits abandon
on the northeast corner of Vivion and Gateway that was sold to a pain in
the ass owner that doesn't do anything with the property.
Matt Brooks replied that Quik Trip does not actually own the current
2
store. The sell the property to an investor and then lease the property back.
Patricia Jensen added that this same concern was raised by staff and the
mayor in previous meetings and that Quik Trip is working on an exit
strategy with their current investor.
Commissioner Kaspar asked what the current store will look like when they move out.
Matt Brooks replied that the store will be totally decommissioned and all the tanks will be removed.
Commissioner Frakes asked how much farther should we let them proceed without an exit strategy.
Duffy replied that the Board ofAldermen has discussed this issued in
length and they are comfortable with proceeding with this project while
and exist strategy is developed,
Patricia Jensen commented that ideally, Quik Trip would like to develop
on its existing property, but that is not feasible with this location.
Matt Brooks commented that ideally, Quik Trip would like to roll its
current investor into its new store.
Chair Bowman closed the public hearing at 7:23 p.m..
Commissioner Kaspar moved to recommend approval of the
preliminary development plan and preliminary plat to the Board of Aldermen.
Commissioner Snoderley seconded and the motion passed.
Adjourn Commissioner Uhl moved to adjourn.
Commissioner Kaspar seconded. The motion passed and the meeting
was adjourned at 7:27 p.m.
Sarah Wagner
Community Development
3