HomeMy WebLinkAbout2007-05-10 Planning & Zoning Commission MinutesMINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, May 10, 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 Riverside Intern.
Commissioner Evelyn Poe moved to approve the minutes from
Approval of minutes April 14, 2007.
from May 10, 2007
Commissioner Raye Sanders seconded and the motion passed.
Public Hearing to
Brent Miles, Director of Planning and Economic Development
Consider a Preliminary
gave an overview of the Embassy Landscaping project. Miles
Development Plan, for
explained that this is a very visible property. It is at the old
Embassy Landscapping.
location of Scherer Trucking at 6106 NW River Park Drive off
Highway 9. Their proposed plan is a 30,000 square foot building
that will be used for office and retail space. Portions of the
building will be constructed on the existing foundation of the old
Scherer Trucking building. Embassy Landscaping is currently
operating at this location under a Special Use Permit for
Temporary Modular Units. Their Special Use Permit will expire
this month and they will be asking the Board of Aldermen to
extend the permit until their building is complete.
This is a very quality project that meets or exceeds all of the
City's standards as far as facade, outdoor lighting, parking, access
and landscaping. The facade of the proposed structure is a
cultured stone veneer, Cherokee brick accents, cultured stones and
asphalt shingle roofing. The goal of the architects on this building
is to have it LEED (Leadership in Energy and Environmental
Design) Certified, which is a very rigorous and prestigious goal.
The outdoor lighting will incorporate a metal halide wall pack.
More details on the outdoor lighting will be included in the final
development plan. The parking will be located on the east and
southeast of the building. The parking figures just came in and
Embassy Landscaping is required to have 93 parking spaces and
their plan designated 95 spaces. Access to this site will be gained
from Intercon Drive and a private drive that serves the Conoco
tank farm and the Purcell Recycling Center from Highway 9.Use
of the private drive is stated in the deed to the property for
Embassy Landscaping. Embassy Landscaping's fleet will use the
private drive for maintenance and customers will use Intercon
Drive. The landscaping exceeds the requirements and will
include 18 large shade trees, 8 large pines, 20 ornamental trees, 63
upright Junipers, 19 multi -stem ornamentals, 72 evergreen shrubs,
and native grasses. There will be an open parking structure on the
back of the property to park truck and other storage and it will be
hid by the building itself.
Mark Spurgeon from WSKF Architects who has been working on
the design of this building addressed the Commission to further
detail them on the plan. He explained that Embassy Landscaping
would be using 65% of the preexisting structure. Embassy
Landscaping will be combining three of its facilities though the
area into one operational base. The building will be constructed
in the flood plain so the first floor is designed to be flood proof.
The main level will function as a warehouse and maintenance area
for their 50 to 60 trucks. It will include a pull through truck bay
and all utilities will be run through the ceiling to keep it above the
flood level. It will be unfinished with the exception of a lobby
and staircase. The building will be landscaped to serve as an
outdoor showroom to demonstrate landscaping techniques. The
building is designed to be residential in character with canopies
and a deck. These will also be landscaped to show those
individuals living in lofts how they can landscape as well.
The second floor will be office space. Embassy Landscaping will
only be using 11,000 of the 15,000 square feet which leave them
with the possibility of having other tenants. They will be doing a
green roof to help toward their LEED certification. In places the
roof will have soil and plants growing on it as well as a hard area
over the truck bay to display potted plants.
The exterior will be constructed of durable, low maintenance
materials such as brick, concrete and synthetic stone and masonry
to withstand any flooding the building may experience. The
second floor will have decorative siding to give it a residential
look.
Theo Asir from WSKF Architects addressed the Commission in
regard to the LEED certification. He explained that LEED stood
for Leadership in Energy and Environmental Design. The idea is
that the facility is energy and material efficient. A building is
awarded certain points for efficiency in several areas. There are
different levels of LEED certification and Embassy Landscaping
is trying to reach the basic level. All the materials to be used in
this project have been selected with this in mind.
Joseph Smith, owner of Embassy Landscaping, addressed the
Commission. He commented that this has been a long process,
but he has had a lot of help from everyone involved and is very
excited about taking a different approach on this project. He
looks at this project as an entrance into the city and is happy to be
a part of it
Mayor Kathy Rose commented that this is very exciting with
everything else that is happening in the City and believes this will
be a good fit. However, she is concerned about the building not
being protected from floods.
Smith responded that is actually works for the type of business
they have. Everything on the first floor can be moved easily and
the entire building is designed to be able to handle a flood. The
location is ideal for them because it offers extra security with the
rail road behind them and a private drive on one side.
Mayor Rose asked is a trail connection to Parkville would still be
possible.
Miles responded that it is difficult to make any decisions on the
trail connection right now. The rail road has several concerns
about pedestrians crossing the tracks and the liability that goes
with it. The Tank Farm and Boat Club also have not approved the
trail connection.
Smith replied that he believed that he signed a trail easement for
the connection if it ever goes through.
Miles commented that part of the Master Plan was the change the
image of the City. With this project and others, three of the City's
major entrances will see improvements. The City is still working
on signage, but would possibly like to work with Embassy on
incorporating it.
Mayor Rose commented that the LEED certification would set an
example for the City, but asked if the process could be explained
more.
Asir responded that there are sixty point possible for different
aspects to bring the facility up beyond normal standards. Using
the existing foundation helped to gain points because it saves the
energy used to remove it and the space the debris would take up
in landfills. All the materials chosen for this facility will have a
low chemical release are and designed to help conserve energy on
the inside so that the amount of energy the building uses is below
what a normal building would use. We are trying to get 32 points
on this building for certification. There are 10 point that each
building has to get in order to be LEED certified.
Commissioner Evelyn Poe asked what was going to be done on
the first floor of the building for flooding.
Asir responded that the building is designed knowing that it will
flood. They plan to move the equipment they can and let the
building flood. All the building material that is used is designed
to withstand flood waters. In the case of a flood all the doors will
be opened so that there is no resistance.
Miles commented that when constructing a building in the flood
plane the building either needs to be able to handle being flooded
or be flood proof. In the case of Embassy Landscaping they
designed their building to be flooded. Their building must have
enough opening to release the hydrostatic pressure. It is the
owner of the property's responsibility to open all the doors when
preparing for a flood. They are still working on the final details
of a louver system. One inch or open space is required for every
square foot of building space. This will be very similar to
McCray Lumber and Beverly Lumber before the Levee was built.
The Embassy Landscaping building will have all the electrical in
the ceiling which will keep it all above flood level.
Commissioner Al Bowman asked what material the garage doors
would be made out of.
Asir responded that the garage door would be made out of steel
and would be able to be manually lifted as well as be operated by
an electrical opener.
Commissioner Raye Sanders motioned to approve the preliminary
development plan for Embassy Landscaping.
Commissioner Ray Uhl seconded and the motioned passed.
General Discussion Miles informed the Commission that he checked into the cost of
burning versus chipping for the DKS LLC Land Disturbance
Permit that the Commission passed at the last meeting. He
contacted Pursell Construction and they said that on average it
cost $1,500 more per acre to chip than to burn the vegetation,
however, some of the cost could be made up is the chips are used
for erosion and sediment control and it works better. Chipping
will also take the same amount of time to complete as burning and
the chipper is not as loud as previously thought. It is only 72
decibels at 100 feet.
Commissioner Mark Salyer asked how many acres Hidden Acres
Development is.
Miles responded that it is 22 acres so the cost of chipping would
be $1,500 times 22.
Adjournment Commissioner Al Bowman motioned to adjourn
Commissioner Harold Snoderley seconded and the motion passed
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