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HomeMy WebLinkAbout2010-04-08 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, April 8, 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 Vivion Road, Riverside, Missouri. Chair Barbara Snyder called the meeting to order at 7:00 p.m. Answering roll call were Al Bowman, Evelyn Poe, Harold Snoderley, Ray Uhl, Art Homer, Stephen King, Barbara Snyder, Cheryl Melton, and Mayor Kathy Rose. Members absent: Stephen Kaspar, Tyson Spire -Sweet and Alderman Brad Cope. Also present: Jackie Carlson, SKW, Mike Duffy, Director of Community Development, Gordon Fowlston, Fire Chief, Nancy Thompson, City Attorney and Sarah Wagner, Community Development Approval of Minutes of Commissioner Uhl moved to approve the minutes of March 11, 2010 as March 11, 2010 corrected. Commissioner Melton seconded and the motion was approved unanimously. Public Hearing Chair Snyder opened the public hearing at 7:01 PM Special Use Permit- Jackie Carlson with SKW gave a staff report to the Commission for a Encore Propane -6501 Special Use Permit for Encore Propane for fuel gas storage. She Riverpark Drive explained that the property is currently owned by NASH Gas, and was previously used to store propane, but at this time no business is operated at this location. Fuel storage and transport have previously occurred at this location without a Special Use Permit as the operations were in business prior to adoption of the UDO. However, as new operations are initiated, the facility must come into compliance with current regulations, and thus, obtain a Special Use Permit. This property is approximately 2.7 acres. The applicant is in negotiations with the property owner to lease approximately 2 acres in order to open the proposed propane cylinder operation. At this location the applicant will fill propane cylinders to be used for fork -lifts. The site has two 30,000 gallon propane tanks and one 8,000 gallon tank. The applicant plans to remove the 8,000 gallon tank. Significant safety upgrades will be made to the two remaining tanks, specifically to their associated piping and emergency shut off mechanisms. The applicant has been working with Riverside Public Safety to ensure all operations and equipment meet or exceed current regulations. The applicant has proposed constructing an approximately 45 foot x 45 foot structure for a covered fill area and storage of empty cylinders. This structure will be located east of the storage tanks. It will possess two complete walls on the north and west elevations. The east elevation will be open to allow trucks access. The south elevation is still being discussed, but will likely be a partial wall to allow additional ventilation through the structure. Based on discussions with the applicant, staff anticipates a masonry or similar type building material to be utilized. The applicant will be required to submit a development plan with drawings and specifications for the structure. Fuel will be piped from the tanks to the proposed structure via a proposed above ground pipe located to the south of the tanks. The pipe, which will run nearly 140 feet, is approximately 2 inches in diameter and 18 inches above the ground. The anticipated traffic to and from the site is approximately one to two trucks per day during the beginning stages of the business and will max out at approximately five to six trucks a day when the business reaches it full capabilities in about two years. Each truck will have the capacity to hold approximately 1,660 gallons of propane per load. The trucks will be utilized during the day, but will remain on the site for overnight and non - business hour storage. The applicant also intends to make the following improvements to the site. Remove the dilapidated building on the eastern portion of the site and several concrete pads. Install a six feet high black power coated chain link fence with a gate to improve security. The fence and gate will be located 90 feet from the roadway, which will provide sufficient room for trucks to safely pull up to the gate and stop without remaining in the roadway. Two types of trucks are used for the operation; smaller ones are 36 feet long and the others are 72 feet long. Additionally, the current gravel drive will be reconfigured and replaced with asphalt for better vehicular movement and to provide approximately 6 employee parking spaces. An existing tree towards the northern half of the site will remain. In general, staff supports the approval of Special Use Permits as a way to promote business and manage the intensity of certain uses. Because of the specific use of this property staff feels that it is unlikely that the property will be suited for other uses, and therefore recommends approval of the Special Use Permit with the following conditions: 1. The Special Use Permit shall remain valid as long as the property belongs to the applicant and it complies with all applicable City (Building and Fire) Codes as adopted by the City of Riverside as well as all State and National Codes. 2. The facility must pass an initial fire safety inspection and will be subject to annual inspections. 3. The applicant shall install a Knox box and lock system to allow emergency access to the property as required by the Riverside Fire Department. 4. The applicant shall provide a minimum of annual safety training for Riverside Police Department and the Riverside Fire Department in safety measures that are applicable to this facility. 5. The applicant shall provide information and a contact number for a local 24 hour Hazardous Materials Emergency Response Company under contract for immediate response for any environmental emergency. 6. The applicant shall add landscaping to the north and east side of the property along Highway 9 where conditions are appropriate. 7. The applicant shall fence the site with approved black powder coated chain link fence. 8. The applicant shall provide the City with copies of soils testing from the area of the two main tanks and the former propane exchange building site. 9. The applicant shall remove the 8,000 gallon propane tank. 10. The applicant shall demolish and remove the dilapidated structure on the property. 11. The applicant shall submit an operations plan for the facility. 12. The applicant shall submit a description of all environmental reporting requirements and furnish a copy of all inspection reports to the City of Riverside. 13. The applicant shall provide documentation that the facility is in compliance with all State and Federal regulations. 14. The applicant shall file a Tier II report with Missouri State Emergency Management Association (SEMA) as required by SEMA initially and thereafter. 15. The applicant shall not allow the storage of equipment that is not in use and is past its service life (old propane cylinders, trucks, tanks, and equipment). This equipment shall be removed from the property. 16. The applicant shall ensure the trucks are safely off highway to enter plant. 17. The property shall be compliant with latest Fire codes. 18. All systems, tanks, loading and unloading equipment shall be upgraded to latest code, and agreed on by Encore Propane and the City of Riverside, this shall include any tanks or systems that will be continued to be used by NASH Gas. 19. The applicant shall operate the same system on each of the tanks to eliminate any confusion as to the operation of, as agreed to by Encore Propane and City of Riverside. Commissioner Homer asked who would maintain the rest of the property that the applicant was not leasing. Carlson replied that she is not sure what the lease agreement entails, but she assured the Commission that the City's Code Enforcement Officer would keep on top of any violations. Commissioner Melton asked where the trucks would be parked at the end of the day. Craig Stolt with Encore Propane addressed the Commission. He replied that there will be paved areas on the East portion of the property where the trucks will be parked. Commissioner Snoderley asked about the frequency of the soil testing Stott replied that the soil testing will be submitted early in the process of cleaning up the site. NASH Gas has some clean up that they are responsible for first and we don't want the soil testing to be done too early. Mayor Rose asked about the metal filling structure in the pictures. Stott replied that it was just an example of one used in the past. Encore Propane would construct one similar in size but use some type of masonry material instead of metal. Mayor Rose asked if there would be any employees at the facility during the day. Stott replied that the drivers will deliver all over the Kansas City Metro area. The drivers will fill their tanks up at the end of their deliver routs and will park them over night. They will arrive between 5 and 7 the next morning and deliver tanks. They will return between t and 3 in the afternoon and fill the 120 -170 tanks on each truck and park it for the next day. Mayor Rose asked how the product itself would get to the facility. Stott replied that it would be delivered by trucks. In the beginning they are estimating 1 -2 trucks a month and when the business reached its full capacity they estimate 1 -2 trucks per week. Mayor Rose asked if they would fill Bar-B -Q grill tanks. Stott said that the facility only fills and delivers forklift tanks and that it is not open to the public. Mayor Rose asked about the company and how many other locations they had. Stott replied that this is a startup company made up of several propane veterans. In the past they constructed 15 similar sites and sold them to Heritage Propane. They plan to construct four facilities this year and four next year. Mayor Rose asked what the investment in the property will be with all the proposed improvements. Stolot replied about $200,000. Chair Snyder asked about security for the property. Stott replied that they will be putting up a chain link fence and adding lighting. Commission Homer asked about gas monitors Stolt replied that they were not on this system. Commissioner Snoderley asked if they were required to put up a windsock. Stolt replied that they are not required, but they will be putting one up Commissioner Melton commented that the applicant seems to have everything worked out. She asked if Public Safety was comfortable with the operations. Chief Fowlston addressed the Commission. He explained that he has been trying to get the current property owner to improve the conditions of the site for the last two years. The applicant is proposing not only to bring the site up to code, but to exceed that. Mayor Rose commented that the site is very visible and the improvements are welcomed. Public Hearing Closed Chair Snyder closed the public hearing at 7:51 PM. Commissioner Bowman moved to recommend approval of the Special Use Permit for the storage of propane for Encore Propane with the above listed conditions to the Board of Aldermen. Commissioner Snoderley seconded and the motion passed 8 -0. Adjournment Commissioner Homer moved to adjourn. 7:52 PM Commissioner Snoderley seconded. The motion passed and the meeting was adjourned. Sarah gn Community Development