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HomeMy WebLinkAbout2008-09-25 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, September 25, 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, At Bowman, Evelyn Poe, Stephen King, Mark Salyer, Art Homer, and Mayor Kathy Rose. Members absent: Aaron Locke and Cheryl Melton. Also present: Mike Duffy, Director of Community Development and Sarah Wagner, Administrative Clerk. Special Use Permit 4141 Chair Barbara Snyder reopened the Public Hearing a 7:00 pm Riverside Mike Duffy, Director of Community Development gave a staff report for the special use permit for 4141 Riverside. He explained that the applicant, Ascot LLC, is requesting a special use permit (SUP) to allow outdoor storage on the approximately 1 acre property at 4141 NW Riverside Street. The outdoor storage will consist of tractor and lawn care equipment. Per staff's recommendation, the applicant is requesting the SUP be associated with the businesses on site: Grosko Family Lawn Care and Game Time Athletics. Whitley Wood and Tree Service has elected to move all equipment from the site and will only use an office at the building. Both businesses recently moved to the site and began operations without obtaining the appropriate approvals from the City. It was through code violations that the businesses submitted the necessary documents to proceed with obtaining business licenses, changes of use permits and a special use permit. Grosko Family Lawn Care was approved for a change of use permit on May 22, 2008 and was then issued a business license. The application for the change of use permit stated there would be no outdoor storage at that time. The other business, Game Time Athletics has been operating on the site without businesses licenses as City Ordinance prohibits the issuance of a business license without an approved change of use permit. The business has applied for a change of use permit, but the application was tabled at the June 12, 2008 Planning and Zoning Commission meeting, in order to provide staff time to investigate code violations on the property. Staff has discussed the code violations with the property owner and steps have been taken to bring the site into compliance. Staff recommends conditional approval of the Special Use Permit to allow outdoor storage based on the following: • The owner is working to provide adequate screening of the property • All code violations have been addressed as of this time • Changes have been made to adequately park all equipment on a paved surface. • In efforts to do so Whitely Wood and Tree Services has relocated all of his equipment, but will continue to run a business office out of this site. • One set of interior fencing and the razor wire has been removed. Should the Planning and Zoning Commission elect to recommend approval of this application, the following conditions should be incorporated The special use permit is valid for one year and shall be reevaluated by the Planning and Zoning Commission and the Board of Aldermen after one year. The applicant and businesses maintain the property in compliance with all applicable City ordinances and codes. Presence of code violations will be used to determine whether to extend the special use permit beyond one year. Nick McFee with Ascott LLC addressed the Commission. He explained that he and the tenants have worked hard to show their commitment to the building. It looks the best it has in the past 15 years. Unfortunately, Luke Whitley had to move half of his operation off site to accommodate all of the equipment. Mayor Rose commented that she appreciated all the work that has been done. She asked if any new equipment will be brought in for snow removal in the winter. Brandon Grosko with Grosko Family Tree Service replied that all the equipment they use for snow removal is already at the location. Nothing additional will be added. Commissioner Ray Uhl asked about the screening. Nick McFee replied that the trees offer some screening to the yard and the screening on the front fence will be doubled so that it cannot be seen through so easily. Duffy commented that staff has worked with them so that larger equipment is staged neatly and in the least visible areas. Commissioner Art Homer commented that he would like the area to stay neat and orderly so that code enforcement is not out there all the time. He also asked how many code violations would be too many. Duff explained that the codes officer drives every street in Riverside at least once a week. She has had 92% compliance with codes violations with just stopping in and talking to the individuals and/or sending them a courtesy notice. Issues occur when property owners do not comply with this notice. Then a notice of violation is issued. If we get to this point then we will bring the special use permit back before the Planning Commission. It will only take one violation if they are not willing to comply. Commissioner Stephen King moved to recommend to the Board of Aldermen approval of the special use permit for 4141 Riverside with the mentioned conditions. Commissioner Harold Snoderley seconded and the motion passed. Minor Change of Use - The minor change of use permit for Whitley Wood and Tree Service at Whitley Wood and Tree 4141 Riverside was withdrawn by the applicant because he will only be Service4141 Riverside operating an office at the property and that is a Tier I use which is approved administratively. Minor Change of Use- Duffy gave a brief staff report for the minor change of use permit for Game Time Athletics -4141 Game Time Athletics at 4141 Riverside. The applicant will have Riverside outdoor storage of lawn equipment. He builds and maintains athletic fields. With the approval of the special use permit for 4141 Riverside staff recommends approval of the minor change of use permit. Commissioner Art Homer moved to approve the minor change of use permit for Game Time Athletics at 4141 Riverside. Commissioner Al Bowman seconded and the motion passed. Minor Change of Use- Mike Duffy gave a staff report for the minor change of use permit for Lifting Gear Hire -4123A Lifting Gear Hire at 4123A Riverside. He explained that The applicant, Riverside. Lifting Gear Hire Corporation, is requesting a Minor Change of Use Permit to allow the rental, sales and storage of rigging equipment at 4123 A Riverside Drive. The rigging equipment consists to different types of hoists, pumps, chains and other equipment associated with these operations. The business will consist of a 2 person office and storage of materials inside only. 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. Commissioner Mark Salyer commented that the aerial photo of the property showed a lot of outside storage and asked who it belonged to. Duffy explained that there are several businesses in the area that predate the current code for outdoor storage. Mayor Rose commented that the buildings in this area were built in the 1960 and just haven't been sustainable and now we are dealing with it. Duffy explained that the Master Plan calls for a total redevelopment of this area with retail, office and residential space. The City doesn't want too much improvement, but doesn't want to keep people out. Commissioner Evelyn Poe moved to approve the minor change of use permit for 4123A Riverside. Commissioner Ray Uhl seconded and the motion passed. Final Plat for Briarcliff Duffy gave a staff report to the Commission fo a final plat for Briarcliff Development Company Development Company. He explained that 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). 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 Final Plat for Briarcliff Professional Plaza. Commissioner Harold Snoderley moved to recommend to the Board of Aldermen the final plat for Briarcliff Development Company. Commissioner Art Homer seconded and the motion passed. Adjournment Commissioner At Bowman made a motion to adjourn. Commissioner Ray Uhl seconded and the meeting was adjourned. Wagner, Adyfini Clerk