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HomeMy WebLinkAbout2010-02-11 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, February 11, 2010 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 V ivion Road, Riverside, Missouri. Chair Barbara Snyder called the meeting to order at 7:00 p.m. Answering roll call were At Bowman, Evelyn Poe, Harold Snoderley, Ray Uhl, Steve Kaspar, Stephen King Art Homer, Barbara Snyder, and Mayor Kathy Rose. Members absent: Cheryl Melton, Tyson Spire -Sweet and Alderman Brad Cope. Also present: Jackie Carlson with SKW, Mike Duffy, Director of Community Development and Sarah Wagner, Community Development Approval of Minutes of Commissioner Uhl moved to approve the minutes of October 8, 2009. October 8, 2009 Commissioner Bowman seconded and the motion was approved unanimously. Commissioner Poe moved to approve the minutes of December 12, Approval of Minutes of 2010. December 12, 2009 Commissioner Snoderley seconded and the motion was approved unanimously. Final Development Plan- Jackie Carlson with SKW gave a staff report for a final development 4400 NW Mattox- Capital plan for Capital Electric. She explained that the applicant is seeking Electric approval of using metal panels to frame in two sides of an existing concrete structure. The existing structure is located in the southeast portion of the site with parking to the south and west of the building and an existing structure to the north. The site abuts the railroad tracks to the south and 9 Highway to the north. Currently, the north and east elevations of the building are enclosed. The proposed improvements will fully enclose the existing structure allowing the applicant to more efficiently utilize the space for fleet maintenance operations. The existing north and east elevations are constructed of concrete. The applicant is proposing framing in the south and west elevations with metal panels. The west elevation will incorporate glass garage doors and translucent panels to increase the amount of natural light inside the building. 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. The LIDO does allow for metal to be used as an accessory building material or as expressly approved by the Planning & Zoning Commission and/or Board of Aldermen. An application of this magnitude would generally be approved administratively by staff, but given the proposed metal building materials the Planning & Zoning Commission and Board of Aldermen need to review the request. Staff does not have an official recommendation given the discussions that have been on -going regarding the appropriate use of metal building materials. However, staff does recommend that the reviewing bodies considering the following in their decision making process. Additionally, it is important that each body articulate the reasoning behind their decision. • Goals of the Comprehensive Master Plan — improve community image /character. • Precedents that will be set and previous similar applications (Service Master was recently told a metal structure was not acceptable for their location). • Building location relative to the rest of the site and public right - of-ways/views. • Visibility of the building from public right -of -ways. Please note the existing structure and levee wall off 9 Highway do limit visibility. • Character of the surrounding area — both current and future vision. Chuck Stewart, owner's representative for Capital Electric Line Builders gave a presentation to the Planning Commission showing the improvements that have been made to the existing sight and the proposed design for the fleet maintenance building. Commissioner Uhl asked about the panels behind the Capital Electric sign on their existing building. Tom Porter, Fleet Manager for Capital Electric, replied that they are metal panels with a stucco finish over them. Mayor Rose asked if the applicant has considered other materials besides metal, such as the stucco. Porter replied that many materials, including stucco won't hold up well for the use of the building. What is being proposed will withstand the wear and tear of a fleet maintenance building. Stewart explained that the office building for Capital Electric went way over budget. The proposed fleet maintenance building is a very specialized building that will have office space and specialized equipment such as and exhaust system, floor drain water treatment system and many fire safety requirements. Commissioner Homer asked if the water treatment would be for oil. Porter explained that they are still working to find out what Kansas City will require. What they are looking at is similar to a swimming pool filer and it is what they currently have at their existing facility Stewart explained that the company respects the City's policy of no metal buildings, however this is the most cost effective approach for this building that will withstand the use of the building. That is why we are trying to enhance the look of the building with the addition of the Kalwall and other color panels. Commissioner Snoderley asked what size and gage of metal panel would be used. Porter replied that he thought it was 24 gage, powder coated metal in four foot sections. Commissioner Poe asked what color the panels were going to be. Porter replied that they were to be a gray color to match the existing concrete of the other sides of the building. Commissioner Uhl asked about metal panels with a stucco finish that look similar to the ones used at Wholesale Fireworks. Stewart replied that the design of the panels and vertical lines came from the requirements listed in the UDO. Chair Snyder asked about the visibility of the building. Carlson said that a majority of the building is behind the existing office building. The view from Highway 9 is mostly of what currently exists when you are traveling west. Eastbound traffic will have a view of west elevation for about 65 feet while traveling at about 55 MPH. The south elevation of the building faces the rail road tracks and is buffered by some trees but would be visible from Mattox Road. Commissioner King asked if the fleet maintenance building would be used strictly for Capital Electric operations. Porter assured the Commissioner that it would. Commissioner King said that the short term decision that the Commission has to make is whether to allow the metal building for Capital Electric and the long term decision is the presidents this decision will set for future development. Duffy explained that in many cases the UDO allows for staff to approve final development plans. In this situation staff felt that the Planning Commission and the Board of Aldermen needed to give their approval. This is a unique situation and with both the Planning Commission and Board of Aldermen recently denying a final development plan for an entirely metal building for Service Master. Staff looked at this plan a little different. Service Master proposed a fully metal building with no architectural embellishments that is located on a fairly busy street only about 40 of 50 feet from the street. Capital Electric is proposing a two sided metal building that is a good distance from the road and is not very visible. Staff felt that the uniqueness of this project required a review by the Planning Commission and Board of Aldermen. Commissioner Homer explained that the way he reads the code that metal is not allowed unless it is being used in an incidental purpose such as trim or a roof. Duffy explained that when the UDO was written it wasn't with the intent to totally outlaw metal buildings. We wanted to leave some flexibility if something appropriate came along. That is why a finding of fact memo was handed out to the Commission. This outlines reasons why this project may be approved and not others. What we are concerned about is the president that is set. Carlson went over the finding of fact memo. She explained that in accordance with Section 400.590.C.4 "Non- Residential Design Standards — Conditional Materials" of the UDO, the Planning and Zoning Commission and/or Board of Aldermen may expressly approve the use of certain building materials, including metal. Under these circumstances, it's important the approving body provide Findings of Fact articulating why they are expressly approving a material that would otherwise be prohibited or only allowed as an accessory material. Considering this, staff is providing the following findings of fact that could support the body's decision to allow the metal material. Building Design The proposed building is not composed completely of metal. Only the south and west elevations are proposed to be metal. Additionally, the metal walls on the west elevation will be broken up by a pedestrian entryway, two overhead doors, windows and kalwall infill to allow natural light. Location The site is located in an industrial area of the community abutted by a major highway and the railroad tracks. The majority of the traffic that passes the site is traveling on Highway 9 at a faster rate of a speed then a local roadway. Because the location is not near a downtown, civic, parks, or pedestrian- oriented type area, the utilization of metal is more appropriate at this location. Location on Site The structure is located towards the back of the site, somewhat behind an existing structure. The south elevation of the proposed enclosure will face towards the railroad tracks. Being near the rear of the site places the building nearly 300 feet from the Highway, which reduces the visual impact of the metal. • Surrounding Uses: Many of the surrounding properties have an industrial type look and/or use so the utilization of metal would not be completely out of character for this area. Although the vision may be altered, the 2006 Comprehensive Master Plan identifies this area as industrial. Commissioner Poe commented that Intercon was a metal building in that area. Duffy replied that Inercon existed before the code was written. In the past the City has had bad experiences with metal buildings so the code was written to prevent that from happening again. Some examples of the last metal buildings that were allowed to be constructed in Riverside are the Edge, Master Tech and Wholesale Fireworks. Right now Overland Park is struggling with the same problem of allowing a metal fleet maintenance building when they do not allow metal buildings. What you have is a policy that goes against what the architect's recommendations are for the best material for the use of the structure. Chair Snyder commented that this is not an entirely metal building. Commissioner Poe asked if the alternative would be concrete blocks. Duffy replied that whatever they chose would have to comply with the UDO. Commissioner Homer asked the Commission if this is approved is it setting presidents. Duffy said that is why the finding of fact memo was distributed to give rational for approving. Commissioner Uhl said he was concerned that the vertical line would make the building look more like a metal building. Duffy replied that Wholesale Fireworks used 10x6 horizontal coated panels. There are several different types of panel systems that can be used. Commissioner Homer commented that the Planning Commission is just a recommending body and the Board of Alderman can make whatever decision they would like. Mayor Rose replied that the Board of Aldermen highly considers recommendations from the Planning Commission. Chair Snyder commented that the work that Capital Electric has done in the past has been quality. That is something to consider as well. Commissioner Snoderley commented that the west elevation looks nice. The south elevation is a lot of vertical line, but it is hidden by the rail road tracks and a tree buffer. It is also not a complete metal building. Duffy commented that there is a place for industrial uses, such as this, in Horizons, but they still have to be held to a high design standard. Commissioner Homer asked what would be the case if someone wanted to put a metal building to the south of this property. Duffy replied that the City had this come up with Complete Home Concepts. They were allowed to construct a metal building for the first phase of their development, but staff informed them that any more buildings would be held to a higher standard. Commissioner King asked if Service Master was zoned industrial Duffy replied that it is zoned commercial, but there are several industrial uses in that area. Mayor Rose said that she would have liked to see something like EPHIS on the metal. Stewart said that the concern is that it is very venerable to damage and there are some concerns with the applicant's insurance carrier with the product. Chair Snyder said that the reasons for approval or denial need to be stated as part of the motion so that they are on record. Commissioner Snoderley commented that it is not an entirely metal building. The UDO doesn't say what percent can be metal. Chair Snyder polled the Commission to see where they stood on approval or denial of the final development plan so that they could discuss reasoning behind the decision made. Commissioner Uhl- Yes Commissioner Snoderley -Yes Commissioner Homer- No Commissioner Kaspar- Yes Commissioner King -Yes Commissioner Poe- Yes Commissioner Bowman-No Chair Snoderley- Yes Commissioner King said that the Commission needs to be clear on why they are recommending approval and the finding of facts should be included in the motion. Commissioner Kaspar said that he would like the motion to reflet that if something ever happens to the concrete sides of the building they will not be allowed to replace those with metal panels. Commissioner Bowman commented that he said no because it is still a metal building. Commissioner Homer commented that he said no because the way he reads the code, it does not allow for metal buildings. Commissioner King moved to recommend approval of the final development plan for Capital Electric to the Board of aldermen based on the following reasons: • Building Design The proposed building is not composed completely of metal. Only the south and west elevations are proposed to be metal. Additionally, the metal walls on the west elevation will be broken up by a pedestrian entryway, two overhead doors, windows and kalwall infill to allow natural light. Location The site is located in an industrial area of the community abutted by a major highway and the railroad tracks. The majority of the traffic that passes the site is traveling on Highway 9 at a faster rate of a speed then a local roadway. Because the location is not near a downtown, civic, parks, or pedestrian - oriented type area, the utilization of metal is more appropriate at this location. Location on Site The structure is located towards the back of the site, somewhat behind an existing structure. The south elevation of the proposed enclosure will face towards the railroad tracks. Being near the rear of the site places the building nearly 300 feet from the Highway, which reduces the visual impact of the metal. • Surrounding Uses: Many of the surrounding properties have an industrial type look and/or use so the utilization of metal would not be completely out of character for this area. Although the vision may be altered, the 2006 Comprehensive Master Plan identifies this area as industrial. And the following condition: • That applicant will not be allowed to replace any of the existing concrete with metal panels in the future. Commissioner Snoderley seconded and the motion passed 6 -2. . Adjournment Commissioner Snoderley moved to adjourn. Commissioner Poe seconded. The motion passed and the meeting was adjourned. Sarah Wagner Community Development