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HomeMy WebLinkAbout2007-06-28 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, June 28, 2007 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, Barbara Snyder, Raye Sanders, Mark Salyer, Stephen King and Mayor Kathy Rose. Members absent: Evelyn Poe and Aaron Locke. Also present: Brent Miles, Director of Planning and Economic Development and Sarah Thompson Administrative Clerk. Approval of minutes Commissioner Harold Snoderley moved to approve the minutes from May 10, 2007 from June 14, 2007. Commissioner Raye Sanders seconded and the motion passed. Commissioner Mark Salyer abstained from voting. Public Hearing to Brent Miles, Director of Planning and Economic Development Consider amending explained to the Commission that the Unified Development Riverside Municipal Ordinance (UDO) has already gone through one round of major Code Section 400.490 revisions in April of this year. It has just been brought to the regarding "Accessory attention of City staff that there is another minor error that has Use and Structure been overlooked. The UDO currently states: Development and Operational Standards" The following standards shall apply to all accessory uses and structures unless otherwise specifically provided: 1. All accessory uses and structures: a. Yard location. All accessory use structures shall be located in the rear yard with the exception of the following: (1) Allowed in front yard. Fence, wall, non - enclosed off -street parking and loading areas (driveways), gardens, gates and guard houses. (2) Allowed in side yard. Deck, patio, porch, fence, wall, detached garage, off - street parking and loading areas (driveways) gardens, gates, guard houses, recreational and play facilities for residents, storm shelters and fallout shelters, accessory office, recycling enclosures. The proposed change to this section would state: (1) Allowed in front yard. Fence wall, deck, patio, porch, non - enclosed off -street parking and loading areas (driveways), gardens, gates and guard houses. Commissioner Stephen King moved to amend the Riverside Municipal Code Section 400.490 regarding "Accessory Use and Structures and Development and Operational Standards." Commissioner Snoderley seconded and the motion passed. Land Disturbance Miles requested that the Commission move ahead on the Agenda Permit for Belgium to consider item 9, a Land Disturbance permit for the Belgium Bottoms Business Park Bottoms Business Park, so that the representatives did not have to wait for the rest of the Public Hearings. The Commission agreed. Miles explained to the Commission that J -Jay Properties has applied for a Land Disturbance Permit for grading activities located on lots 2 and 3 of the Belgium Bottoms Business Park. The property in question is south of the 100,000 square foot site of Complete Home Concepts. The applicant is grading for future development which is undetermined at this time. The applicant has submitted plans which include a Title Sheet, Site Plan, Grading and Stormwater Plan, Storm Profile Sheet, Storm Plan Sheet, Utility Layout, Infiltration Bed Detail. The applicant plans to fill roughly 67,750 cubic feet at the site. A copy of the Missouri Department of Natural Resources Land Disturbance Permit has not been submitted so work can not begin until the City has it on file. Commissioner Salyer asked how they will tie into the sanitary sewer. Miles replied that they have their own sewer system that has its own lift station and force main. This will only be temporary until Horizons has its infrastructure in and this will connect into that. Commissioner Salyer asked where their lift station is located. Miles replied that it is on their property. It is totally private and they maintain it. Commissioner Snoderley asked if they would be moving dirt in from off site. Miles replied that they will be filling 67,000 cubic yards that they 2 will have to move in from off site. As a result, they have a $300,000 letter of credit. Commissioner Snoderley moved to approve the Land Disturbance Permit for J -Jay Properties for the Belgium Bottoms Business Park with a contingency on them submitting the Missouri Department of Natural Resources Land Disturbance Permit to the City. Commissioner Ray Uhl seconded and the motion passed. Public Hearing to Miles explained to the Commission that Briarcliff Development Consider a Preliminary Company is working very fast, so their Preliminary Development Development Plan for Plan, Preliminary Plat and Final Development Plan are all before Briarcliff Development the Commission tonight. Miles thought it would be easier to Company. discuss it all at once. The Staff presented information about the Preliminary Development Plan and Final Development Plan at the last meeting and explained to the Commission that they would be considering them for approval at this meeting. The Preliminary Plat is also for consideration tonight. At the last meeting the Commission approved the Land Disturbance Permit and the City has approved the Storm Sewer Plan internally. Miles gave a brief overview of the project. It will be going before the Board of Aldermen on Tuesday July 2, 2007 for TIF approval. It is 75,000 square feet of office space. It will also include a day care and a 79,000 square foot medical lab in Kansas City. The developer is in the process of filling this area 15 feet to be even with the height of the levee. There are orange flags in the ground to mark the 300 foot levee critical area that they are still waiting on approval form the Corps of Engineers before they can begin fill in that area. There will be two entrance to this business park. One will be a right in / right out in Kansas City and the other will line up with NW Valley Lane. The Developer will begin constructing the two 15,000 square foot office buildings in phase one. Phase two will be the 45,000 square foot two story office building that they are still working on tenants for. Everything for this development either meets or exceeds the requirements in the UDO. The fagade of the proposed structure is a Rosewood Brick with Prairie Stone limestone accents and a Weathered Green Slate roof. The materials used will be very similar to those already in place on Briarcliff Office III, an existing structure in KCMO. The applicant has proposed three types of lighting within the office plaza; these three types of lighting are included in the materials submittal but basically include a wall pack lighting system for the building, a shoebox light for parking lots, and an ornamental light for entrances into the plaza. A lighting study has been submitted and is in accordance with the standards set forth by the UDO. The parking for this development exceeds the UDO requirements. The UDO would require this development to have 150 parking spaces and the applicant is providing 165 spaces. These spaces must be nine feet (9') by eighteen feet (18'). The applicant is also required to provide at least 6 ADA accessible spots, the applicant has provided 8 ADA accessible spots. The size of this project will classify it as an office park per the UDO Sign Code. The applicant is proposing a mixture of types of signs for the project. At the entrance, the applicant is proposing a monument sign which will allow for the name of the individual tenants within the office complex. Each building is also designed to provide a small wall sign on the mansard to allow for individual tenant signage as well, the proposed signage is below the allowed maximum per individual business which is 10% and these signs range from 6% to 7% The applicant is also proposing signage incorporated into the retaining wall on the south side of the project illustrating the name Briarcliff Professional Plaza. The landscape for the development does not meet UDO standards as set, but the UDO also allows for flexibility when dealing with developments in the levee critical area. The applicant is limited to the number and types of landscaping allowed in the levee critical area. If the applicant were to put all the landscaping in that the UDO requires it would all be on one side of the development and it would look odd. In addition the applicant will also be landscaping some of the City's right -of -way. Staff is also asking for flexibility with the types and placement of trees and shrubs. Briarcliff has a good reputation for what he has done in other developments and the Staff feels they will do a good job. The access and traffic study came back today. It was done just for the impact this development would have on the road system. The study rated this intersection as a D, which means that at peak traffic time in the mornings the expected wait time to make a left hand turn would be between 25 and 30 seconds. The study recommends that a left turn lane be constructed on east bound West Platte Road. Full access will be where the entrance meets with NW Valley Lane. The entrance from Kansas City will be a right in / right out only because of how close it is to the off ramp from 9 Highway. Mayor Rose asked if the traffic study would recommend a traffic light there. Miles replied that he hoped not because the stoplights are very expensive. 4 The applicant is filling the area to be level with the 500 year floodplain. By doing so the developer will have met the City's floodplain requirements. The development is located in the Levee Critical Area and the plans are currently under review from the Corps of Engineers. The preliminary plat will be done as one lot, and when individual spaces are sold, a lot split will occur. When all spaces are sold, a Final Plat will be executed for legality purposes. This is acceptable under the provisions of the UDO; staff intentionally wrote a section in the UDO to address this situation due to this being common practice now throughout the KC metro. This will be set up much like a residential condo system where the tenants own the inside of the building and the outside, landscaping, parking, etc will be maintained. Commissioner Uhl asked if it would be possible to move the entrance into the business park down from NW Valley Lane to try and alleviate the traffic congestion on West Platte Road. Miles replied that, if at all possible, it is recommended to align streets to create intersections. Overall it would be much safer to have the entrance and NW Valley Lane align. Ryan Dungall from Olson and Associates addressed the Commission to explain that a level D traffic study is an acceptable level of service for an urban area. Commissioner Uhl commented that if you have several cars lined up to make a left turn and each takes between 25 and 30 seconds, the last car could be waiting a while and this could cause problems. Dungall responded that after the residential units are built in this development another traffic study will be conducted and it is likely that it will show the need for a light or round -a -bout. Miles explained the traffic rating system. An A level of service is less than a 10 second wait, which is very unlikely in any urban area. B, C, and D levels are most common. There are also E and F levels, where an E is 30 -50 seconds of wait time and F is over a 50 second wait. Commissioner Salyer asked if they were planning to put in an irrigation system. Nathaniel Hagedorn from Briarcliff Development Company replied that there will be an irrigation system that will extend to irrigate the landscaping done in the right -of -way. Miles commented that the City is also looking at using the same irrigation firm to have an irrigation system that will work for the City streetscape project. Commissioner Salyer asked if all the facilities were going up together. Hagedom explained that the two 15,000 square foot buildings will go up together first and construction on those will begin immediately. It is expected to take 5 months to get the cast shell up. The problem is that the first phase is in the Levee Critical Area and needs approval from the Corps of Engineers before construction can begin. The parking lot will be poured after the first two buildings go up and the area will be landscaped. The site for the two story 45,000 square foot building will remain a pad site until all the units are sold. Mayor Rose asked what the size of the office units were. Hagedom explained that the average unit size is 5,000 square feet, but several tenants have purchased double and triple units. The nice thing is that these units can be constructed to fit the needs of the individual tenants. Commissioner Salyer moved to approve the Preliminary Development Plan for Briarcliff Development Company. Commissioner Sanders seconded and the motion passed. Commissioner Sanders asked if there was going to be any signage to distinguish the boundaries of Kansas City and Riverside. Miles explained that on the north side the City and Briarcliff Development Company will be putting in a new monument sign. It will incorporate a waterfall off the bluffs on NW Valley Lane into two ponds that will flow over the sign. Commissioner King moved to approve the Preliminary Plat for Briarcliff Development Company. Commissioner Snoderley seconded and the motion passed. Miles commented that the Final Development Plan is the same as the Preliminary Development Plan and it has three contingencies. The first is the landscaping, the second is the approval from the Corps of Engineers and the third is the traffic study. Commissioner Salyer moved to approve the Final Development Plan for Briarcliff Development Company with the contingencies listed. Commissioner Bowman seconded and the motion passed. Final Plat for Tullison Miles explained that the applicant, Mark Jansen, has applied for a Grounds Minor Final Plat for Tullison Grounds Minor Subdivision. The proposed Subdivision subdivision is a one (1) lot Minor Subdivision just to the east of Classic Parts of America (formerly Chevy Duty). The piece of property in question is being subdivided so that the landowner can sell the Lot in question. The lot is 6.60 acres (287,534 square feet) and is bound by NW Tullison Road on the north, the Levee District on the east, BNSF Railroad to the south, and Classic Parts of America on the west. Commissioner Uhl asked if there will still be an exit into Riverside there. Miles replied that there will be something similar. Commissioner Salyer asked what the timeline on this project was like. Miles replied that it is unclear at this time. Commissioner Snoderley moved to approve the Final Plat for the Tullison Grounds Minor Subdivision. Commissioner Sanders seconded and the motion passed. Adjournment Commissioner Bowman moved to adjourn the meeting. Commissioner Uhl seconded and the motion passed. arah Thomps , Administrative Clerk 7