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Home My WebLink About2009-03-12 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, March 12, 2009 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 Harold Snoderley, Ray Uhl, Al Bowman, Evelyn Poe, Barbara Snyder, Cheryl Melton, Art Homer, and Mayor Kathy Rose. Members absent: Aaron Locke, Stephen King, and Mark Salyer. Also present: Jackie Carlson with Shafer, Kline and Warren, and Sarah Wagner, Administrative Clerk. Approval of Minutes from Commissioner Al Bowman moved to approve the minutes of December December 11, 2008 11, 2008. Commissioner Evelyn Poe seconded and the motion passed. Chair Barbara Snyder abstained from voting. Rezoning and Minor Jackie Carlson with Shafer, Kline and Warren gave a staff report to the Development Plan for Commission for Rezoning to a Planned Development and a Minor Briarcliff Residential Development Plan for Briarcliff Residential. She explained that the applicant is requesting a rezoning to PD, which requires the submittal of a preliminary development plan and a public hearing. The application is being processed as a minor development plan because the proposal does not include any commercial, industrial, mixed -use or multi - family components. Generally, a development plan would entail building elevations and landscape plans, but since the proposed use is single - family these elements are not required. The preliminary development plan acts as a preliminary plat and will be reviewed by both the Planning Commission and Board of Alderman. A final development plan/final plat will be submitted in the future and will also be reviewed by both bodies. Building plans for each residence will be reviewed by city staff prior to the issuance of a building permit. The subdivision entails the construction of NW 42 Street, which will be an east -west street. The street will provide connection to Valley Lane on the west and the Briarcliff Development on the east. Cottonwood Circle will be a north -south cul -de -sac that will connect to NW 42 Street. The intersection of the two streets will possess a roundabout. All lots will have street access either via NW 42 °d Street or Cottonwood Circle, with the exceptions of lots 10 and 11, which will access Valley Lane. Although PD zoning allows for flexibility from the provisions of the UDO, the most similar zoning based on the proposed use(s) is utilized as a guide for the development. The proposed use is single- family residential so the standards of the R -1 zoning district are utilized to evaluate the proposal. The development meets the standards of the R -1 district with the following variances: • The minimum lot width of 80 feet is not meet on lots 6, 7, and 8. • The minimum front setback is 20 feet instead of 30 feet. The variances are reasonable and help accommodate the topography of the site. Additionally, it should be noted that all buildings will be side entry residences, reducing the need for a large front setback to provide space for a driveway. The proposed layout provides large lots with most being double the size of the minimum lot size (10,000 sq ft) for the R -1 zoning district. The large lots will allow ample private open space. Additionally, near the southeast corner of the site is a one acre tract, Tract A. The applicant has indicated that this Tract will eventually contain a clubhouse and pool and will be owned and maintained by the home owner's association. The proposed rezoning and development plan are in conformance with the Comprehensive Master Plan as the plan identifies the area as low density residential. Staff finds the application in conformance with the Comprehensive Master Plan, UDO and adopted policies and procedures, and therefore, recommends approval of the Rezoning and Minor Development Plan. Chair Barbara Snyder opened the Public Hearing at 7:08 p.m. Brett Cox with Olson and Associates addressed the Commission and stated that he agreed with staff's recommendation and was there to answer any questions. Commissioner Ray Uhl asked about the houses on Valley Lane. Cox replied that lots 10 and 11 will front Valley Lane. Mayor Kathy Rose said that lots 1, 2 and 3 will be up on the bluffs. Commissioner Cheryl Melton asked about the side entry garages. Chris Williams with Briarcliff Development replied that the front setbacks will be 20 feet to allow them to keep most of the trees in the back yard. Track B was left to construct a retaining wall to keep the trees on the bluff. Commissioner Art Homer asked in Kansas City needed to be involved in the connection between 42 " and the Briarcliff Offices. Williams replied that because it is a private access road Kansas City will be notified of it, but no approval is needed. Chair Barbara Snyder closed the Public Hearing at 7:17 p.m. Commissioner Cheryl Melton moved to recommend approval to the Board of Aldermen for the rezoning of Briarcliff Residential to a Planned Development and approving the Minor Development Plan. Commissioner Harold Snoderley seconded and the motion passed. Major Change of Use Permit for CCMD, LLC Jackie Carlson gave a staff report to the Commission for a Major 2950 NW Platte Road Change of Use Permit for CCMD, LLC located at 2950 NW Platte Road. She explained that the proposed use, warehousing/office space, is a Tier III use per Unified Development Ordinance (UDO) Section 400.420. Therefore, the procedure for this Change of Use is a Major Change of Use Permit and will be reviewed by the Planning Commission and the Board of Aldermen. Additionally, because the proposed use is not permitted in the C -1 zoning district, the applicant went before the Board of Zoning Adjustment March 2, 2009 and was granted a use variance to allow a warehousing/office use in a C -1 zoning district. The applicant, CCMD Enterprises, LLC, is requesting a Major Change of Use Permit to allow warehousing/office space on the property at 2950 NW Platte Road. There is an existing 4,960 sq. ft. structure on the 1.59 acre site, which is currently vacant. The proposed business will utilize the entire facility for office space and to store materials related to their roofing contractor business. The property is zoned C -1 Commercial, which does not permit warehousing. On March 2, 2009 the applicant went before the Board of Zoning Adjustment to request a use variance per staffs recommendation. The property is located in an area with a mix of Commercial and Industrial zoning. Considering this, the proposed use is compatible with the surrounding area and will have minimal impact on the adjacent properties. However, the Proposed Land Use Plan included in the Comprehensive Master Plan identifies this area as mixed use (office, retail, residential) and medium density residential. For this reason, staff recommended the granting of a use variance as it will allow the building to be utilized currently, but still preserve the appropriate zoning to meet the goals of the Master Plan once redevelopment occurs. The Board of Zoning Adjustment granted the zoning variance on March 2, 2009 by unanimous consent. There will be no outdoor storage associated with the proposed use. The applicant indicated that shingles are usually shipped directly to the jobsite. Material that is purchased in bulk will be stored in the warehouse. The company has one forklift and two work trucks that will also be stored inside overnight. The request is in accordance with adopted policies and plans and is compatible with surrounding land uses; therefore, staff recommends approval of the Major Change of Use Permit with the condition that there is no outdoor storage. Matt Benggli with CCMD, LLC addressed the Commission. He explained that his company MB Roofing is already located in Riverside. He has been leasing property for his business. Commissioner Ray Uhl asked in the sign on the roof would be coming down. Benggli said that if the Commission wanted it he could do that. Commissioner Evelyn Poe asked if he could use the sign. Carlson replied that he could change the face of the sign, but not change the size. As it stands it is a legal non - conforming structure. Mayor Kathy Rose commented that she would like to see the sing gone. Benggli replied that when they replace the roof on the building that he would remove the sign. Commissioner Al Bowman moved to recommend approval to the Board of Aldermen for the Major Chang of Use Permit for CCMD, LLC at 2950 NW Platte Road. Commissioner Ray Uhl seconded and the motion passed. Adjournment Commissioner Art Homer made a motion to adjourn. Commiss Harold Snoderley seconded and the meeting was AA1� A i