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HomeMy WebLinkAbout2012-12-13 Planning & Zoning Commission MinutesMINUTES 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 At 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 Commissioner Snoderley moved to approve the minutes of October 25, October 25, 2012 2012. Commissioner Kaspar seconded and the motion was approved unanimously. Public Hearing- Vacation Chair Al Bowman opened the public hearing at 7:01 p.m. of Right -of -Way NW Corner of Vivion & Community Development Director Mike Duffy explained that the Gateway 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 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 the right -of -way to the Board of Aldermen. Commissioner Snoderley seconded and the motion passed unanimously. Public Hearing- Chair Bowman opened the public hearing at 7:05 p.m. Preliminary Plat/Preliminary Duffy presented the staff report to the Commission. He explained that Development Plan- Quik the applicant, Quik Trip, is proposing to construct one of its new Trip 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 of Aldermen 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