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HomeMy WebLinkAbout2008-12-11 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, December 11, 2008 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. Mayor Kathy Rose called the meeting to order at 7:00 p.m. Answering roll call were Harold Snoderley, Ray Uhl, Al Bowman Evelyn Poe, Stephen King, Art Homer, and Mayor Kathy Rose. Members absent: Aaron Locke, Cheryl Melton, Barbara Snyder and Mark Salyer. Also present: Mike Duffy, Director of Community Development, Jackie Carlson with Shafer, Kline and Warren, and Sarah Wagner, Administrative Clerk. Approval of Minutes from Commissioner Harold Snoderley moved to approve the minutes of October 27, 2008 October 27, 2008. Commissioner Al Bowman seconded and the motion passed. Minor Change of Use Jackie Carlson with Shafer, Kline and Warren gave a staff report to the Permit- 700 Argosy Commission for a minor change of use permit for 700 Argosy Parkway. Parkway. She explained that the applicant, Riverside Associates LLC, is requesting a Minor Change of Use Permit to allow an addition to their existing operations at 700 Argosy Parkway. The facility currently houses an office user (33,000 square feet), Q- Courts Levo Gym (12,500 square feet) and 22,500 square feet of vacant space. Q- Courts Levo Gym possesses three existing courts on their portion of the property and when an additional 22,500 square feet of space became available they purchased it and plan to add an additional three to four courts. The gym facilities are anticipated to operate 7 days a week from approximately 8 am to 10 pm. However, the majority of the activities will occur in the evening and on weekends. Typical users of the gym include youth groups, private schools that do not possess their own gym facilities, recreational volleyball and basketball leagues and potentially public schools that cannot accommodate larger tournaments. The request is in accordance with adopted policies and plans and is compatible with surrounding land uses; therefore, staff recommends approval of the Minor Change of Use Permit. Mayor Kathy Rose asked what other businesses were located at this site. Erin Smith with Maxus Properties explained that Queen of the Court Volleyball has about 12,000 square feet currently and the change of use is for an additional 22,500 square feet in the building. Apria has about 33,000 square feet of office and warehousing space and ARC Athletic Rehabilitation has about 3,500 square feet on the second floor. Mayor Kathy Rose asked if this facility would host any tournaments that would attract additional people to Riverside. Wayne Blair with Queen of the Court Volleyball said that it would host tournaments. Mayor Kathy Rose asked if this facility would be used by both adults and children. Wayne Blair replied that it would be used by adult and children's leagues. Commissioner Evelyn Poe commented that she drove by today and it didn't seem like there was enough parking. Jackie Carlson explained the parking situation. She said that there are approximately 250 parking spaces on site. The UDO requires 1 space per 200 square feet for both health and recreational facilities and office uses. With the newly renovated space, the gym area totals 35,000 square feet, which requires 175 spaces. The office user needs 165 spaces for a grand total of 340 spaces. Although the required number is less than what is currently provided, the opposite peak hours of activity allow for shared parking. Shared parking encourages uses which are located together and function in different capacities to utilize the same parking spaces in order to reduce the amounts of impervious surfaces and share costs. The new gym facility (22,500 square feet), which operates mainly in the evening and on weekends, requires 113 spaces. Considering this, the parking requirements could be divided into two segments 1.) Regular business hour requirements: 227 spaces and 2.) Evening and weekend requirements: 113 spaces. Based on the breakdown of peak usage time, sufficient parking is provided to meet the needs of the current tenants and proposed use. Additionally, the applicant is contemplating some parking reconfiguration for the back of the building to accommodate more spaces. Erin Smith added that they do plan to stripe additional parking to the north of the property and have room in the future to pave additional parking to the south if necessary. Commissioner Harold Snoderley asked if the Fire Marshall had reviewed the site layout for safety. Sarah Wagner, Administrative Clerk replied that the business owner and property manager have already met with the Building Official and Fire Marshall to discuss any changes that need to be made. Commissioner Stephen King moved to approve the minor change of use for 700 Argosy Parkway. Commissioner Harold Snoderley seconded and the motion passed. Amend Development Plan- Mayor Kathy Rose opened the Public Hearing at 7:17 pm Argosy Casino - Offsite Advertising Mike Duffy, Director of Community Development gave a staff report to amend the adopted Planned Development for Argosy Casino in regard to offsite advertising. He explained that the applicant, Argosy Casino, is zoned "GP -I: General Planned Industrial ", which requires an approved final development plan 2 for new construction and site alternations. The Casino has an approved development plan on file with the City, but is requesting an amendment to the plan to add a section on "Offsite Advertising" in order to install a billboard along I -635. The procedure for amending an approved development plan requires public hearings before the Planning Commission and Board of Aldermen following at least 15 days public notice in a newspaper of general circulation and mailings to property owners within 185' feet of the proposed project. The public notification requirements have been fulfilled for this project. The UDO states that signs within the GP -I zoning district shall be allowed in accordance with an approved plan. Additionally, because of the unique nature of many uses within a GP -I district, they are to be given flexibility from the regulations; however, the sign regulations of Article VIII of the UDO shall act as a guide for creating the signage plan. The UDO would define the proposed sign as a billboard and so the regulations outlined in Section 400.730 `Billboards" will serve as a guide for evaluating the proposed sign. The sign is proposed on the west side of I -635, south of the railroad tracks on a tract of City owned property. The property is being utilized as a drainage ditch which is a part of a larger drainage system. The UDO allows billboards in the GP -I district provided they are along the interstate or freeway primary highway. The sign will be one - sided, facing southbound traffic on I -635. The UDO allows up to 2 faces for a billboard. The location of the sign along I -635 is important due to the new entrance to Argosy Casino. With the construction of Argosy Casino Parkway, which is well underway, the entrance to Argosy Casino from southbound 69 Highway will no longer exists. Instead, traffic will gain access to the casino from Argosy Casino Parkway via the newly constructed, and much safer, I -635 and Horizons Parkway interchange. The new billboard sign is necessary in order to mark the new entrance. The overall height of the structure is 87 feet. The actual sign face will be 17 feet by 48 feet. This size general follows the regulations in the UDO, as it states that billboards should not exceed 14 feet in height and 48 feet in length. The sign will be illuminated by spotlights which point up from the bottom of the sign face. The proposed lighting is in accordance with the regulations in the UDO. Staff recommends approval of the proposed amendment to the Argosy Casino development plan to add a section on "Offsite Advertising" in order to install a billboard along I -635. The recommendation is based on the following: • The proposed sign will help facilitate traffic to the new casino entrance from Argosy Casino Parkway via the I- 635 and Horizons Parkway interchange. • The proposed sign follows the regulations associated with a planned district and the intent of the sign regulations. Mayor Kathy Rose commented that the City and Argosy have partnered to have this way finding sign to help identify Argosy's new entrance. It is important for safety reasons on the highway that people know the new exit for Argosy. Commissioner Ray Uhl commented that he didn't want to see the sign get too busy. It should just be for directional use. Mike Duffy explained that in the future the face of the sign could possibly change but it would have to come back to the City for approval first. Commissioner Ray Uhl asked if we were setting any type of precedence by allowing Argosy to have a billboard. Mike Duffy replied that there is only one other location near I -635 in the City where a billboard could possibly go according the City's code, but it does not meet the states requirement of being within 750 feet of a viable business and have a paved access road leading to it. At this time that site does not meet those regulations. Commissioner Harold Snoderley asked if there were any concerns with the Missouri Department of Natural Resources because the sign pole is located in a drainage swale. Mike Duffy explained that the swale is managed by the City and the Levee District. An analysis has been done to make sure that that sign does not interfere with the water flow and that the water flow does not compromise the foundation of the sign. Mayor Kathy Rose closed the Public Hearing at 7:37 pm. Commissioner Evelyn Poe moved to recommend approval to the Board of Aldermen the amendment to the approved development plan for Argosy Casino regarding offsite advertising. Commissioner Harold Snoderley seconded and the motion passed. Adjournment Commissioner Al Bowman made a motion to adjourn. Commissioner Ray Uhl seconded and the meeting was adjourned.