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HomeMy WebLinkAbout2007-06-14 Planning & Zoning Commission MinutesMINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, June 14, 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 Evelyn Poe, Harold Snoderley, Ray Uhl, Al Bowman, Barbara Snyder, Raye Sanders, Aaron Locke and Stephen King. Members absent: Mark Salyer and Mayor Kathy Rose. Also present: Brent Miles, Director of Planning and Economic Development and Sarah Thompson Administrative Clerk. Approval of minutes Commissioner Evelyn Poe moved to approve the minutes from from May 10, 2007 May 10, 2007. Commissioner Raye Sanders seconded and the motion passed. Commissioners Stephen King, Aaron Locke and Barbara Snyder abstained from voting. Public Hearing to Brent Miles, Director of Planning and Economic Development Consider a Preliminary explained to the Commission that the staff report for Briarcliff Development Plan, Land Development Company included comments on the Preliminary Disturbance Permit and Development Plan, Preliminary Development Plat, Final Final Development Plan Development Plan and Land Disturbance Permit. The staff did for Briarcliff not anticipate the plans coming in so fast and are asking that the Development Company. Preliminary Development Plan and Final Development Plan be continued until the 28 of June to be decided upon with the Preliminary Plat. The Land Disturbance Permit is ready for a decision at this time. Miles explained that more details of the plan will be provided at the next meeting. He commented that the City held a meeting earlier with the engineers from Olson and Associates who are working on this project and have worked through most of the comments on the plans. Miles also noted that Olson and Associates project engineer and a representative from Briarcliff Development Company were here to answer any questions. Miles went on to explain that the TIF Commission unanimously approved the TIF for this project and it will be going before the Board of Aldermen next month for approval. This plan includes residential and office space in the City as well as a 6,500 square foot day care and 79,000 square foot lab in Kansas City. This is a large plan with several phases. Phase I will include residential development on the east and west of Valley Drive and will include about 260 new residential units. Briarcliff Development purchased the Tampa Sales Building, Best Battery and the Trailer Park which are all part of the entire Briarcliff Development, as well as a linear park and connections to the City wide trail system. However, these are not part of what is being considered tonight. The Commission is considering a 75,000 square foot office complex east of Red X outside the Levee. Briarcliff Development Company will be filling that area about 15 feet to be the same height as the Levee and be bringing all the utilities up as well. This is a very extensive project. The entrance to this business park will line up with Valley and their will be another entrance in Kansas City. The first of the buildings to be constructed will be the two 15,000 square foot one story office buildings, followed by the 45,000 square foot two story home for the Kansas City Art Institute. The plans for these developments far exceed the requirement of the UDO and Briarcliff Development Company is working fast. There Preliminary Development Plan and their Final Development Plan will be the same; therefore the City is asking the Commission to consider them at the same time. The Land Disturbance Permit is what the City is asking the Commission to make a decision on tonight. Briarcliff Development Company is bringing in 95,000 cubic yards of dirt to fill the area up to the same level as the Levee. Miles Commented that they will be entering Riverside for this project from Kansas City and will not use any City streets for hauling. Briarcliff Development Company plans to do the work on the storm sewer system at the same time as the grading. This plan is being reviewed administratively and Briarcliff Plans to begin work on this as soon as the Land Disturbance Permit and storm sewer plan are approved. Similar buildings to the ones being constructed in this project exist in Briarcliff. The ones in Riverside will be the same except they will only be one story instead of three. The signage for this office park falls under the regulations for an office park in the UDO, so the regulations will be a little bit different then what has been seen in the past. They are working on where to move the sign right now. The office buildings will also have signs on them. The UDO regulations allow for the building signs to be 10% of the facade and they will be between 6% and 7 %. With all the fill that will be done to bring this site up to the level of the Levee, Briarcliff Development Company will be constructing a retaining wall to keep the fill in place. This wall will incorporate inlets with signage and landscaping. Miles commented that the biggest issue is the Corps of Engineers and their continents. The Commission passed new UDO regulations to allow for flexibility when dealing with the Levee. The Corps of Engineers regulations are more difficult then the City's and the City doesn't want to require a contractor to do something that will put the Levee in jeopardy. With this plan the challenge is the landscaping. To meet the City's requirements and the Corps of Engineers regulations the site would have to be heavily landscaped on one side and not the other. The City is requesting that the Commission be flexible with the regulations knowing that what Briarcliff does is tasteful and in the City's best interest. Commissioner Ray Uhl asked if the only entrance into the business park would be across from Valley. Miles replied that their will be another entrance from Kansas City. Commissioner Uhl asked if there would be need for a traffic light at Valley when the businesses are in fall operation. Miles replied that it was not likely, but he has not seen the results of the traffic study and that would be the determining factor. Nathanial Hagerdorn from Briarcliff Development Company addressed the commission mentioning that he is very excited for this project to get underway. He mentioned the connectiveness the trail system would create with Indian Hills and the rest of the trails in the City. He also mentioned the beautiful signage with waterfalls, three ponds and stone monuments for Indian Hills and the new Briarcliff Hills. He also mentioned that they are working on a fundraising program to pay for the Kansas City Art Institute moving to the Northland seeing they are a not - for - profit organization. Commissioner Evelyn Poe asked, if the property is going to be filled in Riverside to the height of the Levee, then how was it going to be done in Kansas City. Hagerdorn explained that the portion in Riverside will be considerably higher, but they will grade it down to meet the level in Kansas City. Miles added that the grading will bring it up to the 500 year flood elevation. Commissioner Uhl asked if they had to do something special with the fill dirt that will be up against the Levee. Miles explained that the Levee is requiring a special clay mixture against the Levee to protect it. Commissioner Aaron Locke asked if the retaining wall would tie into the Levee. Ryan Dungall with Olson and Associates Engineering explained that the wall will die out and become even with the ground before it reaches the Levee due to the grading. Commissioner Poe asked about the special fill against the Levee Dungall explained that the Corps of Engineers require them to use a clay mixture for 300 feet along the Levee that will match the soil composition of the Levee and will slope into the fill being used for the rest of the site. Commissioner Poe asked who owns the land across the street from this project. Miles explained that the City owns that property. Commissioner Harold Snoderley asked what the estimated time of completion for his project would be. Miles replied that a lot of it depends on how long it takes for the Corps of Engineers to get back to the developer. The fill is expected to take four months and the building construction is estimated at three to four months. The target occupancy is December or January. Commissioner King asked if they would be grading the entire project. Miles replied that they are beginning to grade the project form east to west to wait for approval from the Corps of Engineers. The idea is that the project will be approved as one but be constructed in two phases. They can begin working as soon as the Land Disturbance Permit is passed on the first phase and once they get approval from the Corps of Engineers they can begin the second phase next to the Levee. Miles requested that the Commission approve this Land Disturbance Permit with a contingency on approval from the Corps of engineers. The work will be done Monday through Friday from 7 am to 5 pm and on Saturdays from 8 am to 5 pm. Miles also encourages members of the Commission to go look at the offices constructed in Kansas City that are complete. Commissioner Poe asked if phase I and II are done in Riverside, then what will be done with the portion of the project that is in Kansas City. Hagendorn replied that the phasing that is done in Riverside will be done in conjunction with Kansas City. Chair Snyder continued the Preliminary Development Plan and Final Development Plan until the June 28, 2007 meeting. Commissioner King motioned to approve the Land Disturbance Permit for Briarcliff Development Company for their office building with a contingency for the second phase upon approval from the Corps of Engineers. Commissioner Uhl seconded and the motion passed. Final Development Plan Miles addressed the Commission with information about the Final for Embassy Development Plan for Embassy Landscaping. This is the final Landscaping step for the Planning Commission if they approve the plan. Embassy Landscaping can obtain a building permit internally from the City. Miles went on to remind the Commission that this is a quality project. It will be a 30,000 square foot LEED certified building. Nothing on the fagade has changed from the Preliminary Development Plan to the Final Development Plan. They needed to include the outdoor lighting in a photo metric study to be included with the plan. The City does not have a revised set of plans yet, but a letter has been sent addressing all of the concerns. Embassy Landscaping has met the standard for the flood plain by making their garage doors both electric and manual so they can be opened when electricity is cut during a flood. Their master sign plan meets UDO requirements. Embassy was not aware that they needed a trash enclosure, so the City is waiting on the final plans for that, but the material being used will match the material for the building. The building has no sewer connections, it will run on the existing septic system and Embassy Landscaping is waiting on approval from Missouri American Water for connection there. Theo Assir from WSKF Architecture addressed the Commission and expressed his excitement for this project and explained that they hope to have the project completed by next spring. Commissioner Al Bowman moved to approve the Final Development Plan for Embassy Landscaping. Commissioner Sanders seconded and the motion passed. General Discussion Miles commented to the Commission that they have just seen projects that the City has been waiting to see. After the offices are constructed the Commission will be seeing the plans for the residential development of Briarcliff in Riverside. The Final Development Plan for the Village at Gatewoods and engineering document should be in soon. The reason why it is taking so long to see progress at Skyline is that Gateweeods III needed to get underway so equipment from that site can be taken to Skyline. Miles also informed the Commission that the City has hired the same landscape architect for the City signage as Briarcliff is using for its development in the City. The plan will be going before the Board of Aldermen on Tuesday and the City is looking into forming a subcommittee made up of members of the Board of Aldermen, Planning Commission and Park Board to make some decisions on the signage for the City. The City is also looking into golf course like irrigation for all the landscaping and signage. This will be a very complex project. The interchange is ahead of schedule and the beginning of Horizons Parkway Phase I should be getting underway. The City has successfully purchased Rinker and they have to be out by April 1, 2008. The City is also working on selling its land in the Horizons development. That is expected to be finishing up in the next 60 to 90 days. Commissioner Uhl asked if there would be any chance that Red X would clean its storefront up with the Briarcliff Development going in. Miles explained that the City has a grant and loan program for that, but they are working on revising it so it will benefit more businesses. It is proposed in the Budget that will go before the Board of Aldermen on Tuesday. It is requesting two $25,000 grants and a few smaller $10,000 grants. Miles explained that it will work in a point system for how much the City will give you and it will have to be at least a 50/50 match. Commissioner Poe asked about the changes made to the sign at the Its Not Junk Thrift Store. Miles commented that they did nothing but change the wording on the sign face so they did not have to comply with the new UDO regulations. The City offered lots of assistance to remove the sign, but the owner was unwilling to do so. Commissioner Sonderley asked if the area next to the fruit market would be selling fireworks this year. Miles replied that it was not the same people that owned the fruit market that were going to be selling fireworks, but a different owner. Commissioner Snoderely commented that he thought no new fireworks venders were allowed. Miles replied that the City tried to regulate that but there would be too many difficulties with transfers. Commissioner Uhl asked if West Platte would have the fancy streetlights that are up in most of the Briarcliff Developments. Miles replied that the City would not take ownership of them on the street, but the offices will have them in the parking lot. Briarcliff can put up fancy streetlights on West Platte if they are willing to pay for the upkeep of them. Commissioner Locke asked who takes care of the streetlights on Briarcliff s other developments. Miles replied that they must have some sort of agreement with Charles Gamey who is the developer for Briarcliff. Commissioner Snoderley asked if ornamental lighting would raise property value. Miles replied that it may. The City is considering using ornamental lighting on the trails, but what are they suppose to do when one is damaged and that design of light is no longer made. Commissioner Uhl asked what is going to be done with the drain basin near Red X. Miles replied that it will be part of the streetscape design. The City is actually studying if they can take it out. Commissioner Poe commented that she liked the idea that the streetscape design will be something that will look just as nice in ten years. Miles commented that the City chose the landscape architect that they did because the City knew what he would design would last and be low maintenance. The City has also budgeted for a professional landscaping company to take care of the City streetscape. Chair Snyder asked what was happening with the banquet facility that was going in over by the Village of Gatewoods. Miles replied that the deal there was still being worked out and it will remain a pad site. If the deal falls through more housing can be built on that site. Adjournment Commissioner Snoderley moved to adjourn. Commissioner Locke seconded and the meeting was adjourned. 5 44- 1 Sarah Thompson, mistrative Clerk