HomeMy WebLinkAbout2008-10-09 Planning & Zoning Commission MinutesMINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, October 9, 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.
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, Cheryl Melton, Art Homer, and Mayor Kathy Rose. Members absent: Aaron Locke, Stephen King and
Mark Salyer. Also present: Mike Duffy, Director of Community Development and Sarah Wagner, Administrative Clerk.
Approval of Minutes from Mayor Kathy Rose noted a typo in the minutes.
August 28, 2008
Commissioner Harold Snoderley moved to approve the minutes of
August 28, 2008 as corrected.
Commissioner Ray Uhl seconded and the motion passed.
Approval of Minutes from Commissioner Evelyn Poe moved to approve the minutes of September
September 25, 2008 25, 2008.
Commissioner Al Bowman seconded and the motion passed.
Final Plat- Briarcliff Mike Duffy, Director of Community Development gave a staff report to
Professional Plaza Condos the Commission for a final plat for Briarcliff Professional Plaza Condos.
He explained that the reason that a final plat goes through this type
of review is to allow City comment on the acceptance of publicly
dedicated infrastructure (roads, water lines, sewer lines) for long
term City maintenance. In the case of this plat, there is no public
infrastructure being dedicated to the City of Riverside, although
easements are being provided for Kansas City (sewer) and
Missouri American Water (water).
The exterior lot lines have been altered slightly from the approved
final plat. This is one reason the condominium plat was brought
before the Planning Commission and Board of Aldermen as
opposed to being approved administratively. Specifically, the
southern line has been shifted south as the applicant has acquired
additional land from MoDOT. The additional land will better
accommodate the changes in topography associated with the
development of the site. Additionally, the eastern lot line has
been modified based on the distribution of parking stalls. The
proposed lot line signifies that certain parking stalls are associated
with the lot to the east (proposed day care facility). These small
changes will not significantly impact the development and are in
conformance with accepted survey practices.
The property in question is currently zoned "C -1: Commercial"
and will be used for professional office space. Tenants will
include medical offices, financial offices and space for a north
campus of the Kansas City Art Institute. There are two buildings
currently under construction with between four and five separate
ownerships per building. A third, two story building with
approximately 45,000 square feet is anticipated to be constructed
in 2009. The project complies with all requirements of the
approved preliminary development plan, preliminary plat and
final development plan (June 28, 2007). Further, the
condominium plat is substantial compliant with the approved final
plat.
Staff finds the application in compliance with the requirements of
the UDO and the goals of the approved Master Plan and therefore
recommends approve of the Condominium Plat for Briarcliff
Professional Plaza Office Condominium.
Mayor Kathy Rose asked if this condo plat was similar to the one
done for the Belgian Bottoms Business Park
Duffy replied that it was. He added that he would expect to see
more of this because it gives businesses the opportunity to own
property, but not have the maintenance and up keep of owning an
entire building.
Commissioner Ray Uhl asked about the third building that
Briarcliff is building in Kansas City.
Duffy replied that it will be an upscale daycare called the
Canterbury School.
Commissioner Harold Snoderley commented that West Platte was
labeled Gateway on the plat.
Duffy explained that there are some minor changes that need to be
made before it is recorded, but the overall plat will remain the
same.
Commissioner Cheryl Melton move to recommend approval to
the Board of Aldermen for the final plat for Briarcliff Professional
Plaza Condos.
Commissioner Harold Snoderely seconded and the motion passed.
General Discussion- 4400 Duffy explained that representatives from Capital Electric Line
Mattox Builders would like to address the Commission about the
possibility for a special use permit for outdoor storage at 4400
Mattox Road. This is the location of the old McCray Lumber
operations that closed about two months ago. Capital Electric is
interested in moving their entire operations to Riverside. They
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have a full time office staff of about 30 people and about 250
people in the field with a payroll of about $30 million. When
McCray Lumber was at this location they had outdoor but they
did not have a special use permit because they predated current
codes. Staff feels that visibility of the outdoor storage would be
minimal from 9 Highway. When traveling west bound on 9
Highway most of the storage area is blocked from view and when
traveling east bound on 9 Highway the levee wall blocks most of
the view of the storage area. In addition, staff proposes that
Capital Electric work with MoDOT to plant some shrubs in the
right -of -way to help break up what visibility there is.
Chuck Stewart, a broker for Capital Electric, addressed the
Commission. He explained that they are pleased with the
prospective Riverside location. Capital Electric has been looking
for a site to relocate its operations to for about three years. They
have also been looking at a site at 108 and North Congress, but
since they became aware of the property at 4400 Mattox they
have become very impressed with what is going on in Riverside.
Jim Terpa, Vice President, Signalization and Lighting, addressed
the Commission and gave a brief history of the company. He also
explained that most of the outdoor storage would be pole boxes,
conduit, and equipment such as trucks, bucket trucks, backhoes,
etc.
Chair Barbara Snyder asked if all 30 employees would be on site
Terpa replied that there would be 30 office employees and about
187 full -time employees in the field.
Mayor Kathy Rose asked if Riverside would be the home show -
up for the field employees.
Andy Pachasa, Vice President, Transmission and Distribution,
replied that Riverside would offer a better location for everyone to
show up in one spot. It has everything we are looking for.
Commissioner Ray Uhl asked how much equipment would be
stored on a regular basis.
Pachasa replied that they would like to have most of the
equipment out on the job, but from time to time it may be stored
at the business.
Commission Ray Uhl commented that what equipment was stores
it would need to be kept neat and organized.
Pachasa said that anyone is welcome to visit their current location
at 1520 West 9 th and look at how they keep that area.
Commissioner Art Homer asked if this was both line builders and
construction.
Pachasa replied that it was just line builders and that the two were
separate.
Chair Barbara Snyder asked if there would be a particular time of
day when there would be a lot of traffic in and out of the business.
Pachasa replied that their employees work from lam to 3:30 pm
to avoid most of the rush hour.
Commissioner Cheryl Melton asked if there was enough parking
around the building for all 30 office employees.
Pachasa replied that the entire site is paved and there is plenty of
parking for all employees.
Commissioner Cheryl Melton asked if there would be any new
hiring with the move.
Ron Knaggs, Controller, replied that the company plans on bring
all the same people with them when they move. He went on to
explain the financial breakdown of the company.
Tim Porter, Fleet Manager, addressed the Commission. He
explained that the total equipment on site will vary. Equipment is
stored on site or at satellite show ups. On average the company
has about 850 pieces of equipment and will store between 100-
150 pieces at a time. All equipment will have an assigned space
and like equipment will be stored together. Everything will be
kept clean and orderly. What our equipment looks like is our
company's way of advertizing.
Commissioner Art Homer asked if the site was paved
Porter replied that the site is paved. The company has special
mats to put down for tracked equipment and the building is large
enough to do most repair work inside.
Commissioner Ray Uhl asked if Capital Electric owned all their
own equipment.
Porter explained that they own all of their specialty equipment.
They do have lease program set up form some equipment, but
over half of the equipment is owned. When the company rents
any equipment it is done locally.
Commissioner Evelyn Poe asked what equipment would be stored
in the most visible areas
Porter replied that it could be left for low stiff that isn't bad to
look at.
Mayor Kathy Rose said that it isn't so much what is stored, but
that it is kept neat and orderly. .
Commissioner Cheryl Melton commented that this was a high
class operation. It sits down a ways so the view is limited and it
should be welcomed.
Commissioner Ray Uhl asked if there would be any changes made
to the building.
Porter replied that they will be adding a sing similar to that of
Intercon and will be closing in the warehouse and adding some
windows and other basic remodeling.
Commissioner Art Homer asked about the zoning of the property
Duffy replied that the property is zoned GP -I "General Planned
Industrial" which allows this type of use. The only issue is the
outdoor storage. There are several other businesses in the area
that predate current codes that have outdoor storage.
Commissioner Art Homer asked about outdoor storage and
Complete Home Concept's building.
Duffy explained that developing from scratch is different. It is
more restrictive, but making an existing site work is different.
The levee blocks a lot fo the view and the driving speed on 9
Highway will also make it less visible.
Chair Barbara Snyder asked if the special use permit would be
reviewed every year.
Duffy replied that it could be, but suggested that we be more
open. A special use permit can be brought back at any time. He
also explained that the Kansas City Star had timing issues getting
the advertisement in for the public hearing for the special use
permit and would like to hold a special meeting on Monday,
October 27 in place of the regular October 23` meeting.
The Commissioners agreed
Adjournment Commissioner Harold Snoderley made a motion to adjourn.
Commissioner Evelyn Poe seconded and the meeting was