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HomeMy WebLinkAbout2007-03-01 Planning & Zoning Commission MinutesMINUTES SPECIAL MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, March 1, 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 Al Bowman, Stephen King, Evelyn Poe, Mark Slayer, Raye Sanders, Harold Snoderley and Ray Uhl. Members absent: David Hurt and Aaron Locke. Also present: Mayor Kathy Rose, Brent Miles, Director of Planning and Economic Development and Sarah Thompson Riverside Intern. Public Hearing: Chair Snyder opened the public hearing. Planning and Development To consider a request for a Director Brent Miles gave a presentation highlighting the findings of the revision to the approved staff report for the revision of the Master Sign Plan for Argosy Casino. development plan With the addition of a new nine story hotel to open next month and a regarding the Master Sign new parking garage already open many of the "wayfinding" signs no Plan for Argosy Casino. longer direct people in the right direction. As a result they have decided to amend their Master Sign Plan. Several of the signs proposed are located within the Levee Critical Area. This plan has been submitted to the Levee District for review and comments. At this time, staff has not received comments regarding this project from the Levee District. Staff is comfortable still recommending this project before these comments are received; the applicant has agreed to adhere to standards set forth by the Levee District. In the "new" UDO, sign regulations states that signage within the GP (General Planned) zoning district shall given flexibility, and that the sign regulations shall act as a guide for creating the signage plan. The UDO would define the signs proposed as Directional Signs. This section states the following: o Directional signage shall be allowed at each entrance of a building site and at key intersections. o Directional signage may indicate items like entrances, exits, addresses or locations, location of parking or amenities, and similar facilities. o Ground mounted signs shall not exceed 3 feet in height and may be single or double faced. The UDO regulates the height of sign to be no more then 3 feet. The proposed signs are 7 feet in height, however, they do not block the view of motorists or pedestrians. The signs will be made of ornamental iron with a teal sign having a beige face and black letters. The signs are doubled sided. They construction of these signs will be an upgrade from the existing signs and keep everything uniformed. Mark Borgney spoke on behalf of the new signs. He explained that the old signs no longer work for the Casino with the addition of the new structures. They would be taking out 19 of the old signs and replacing them with 15 new signs. These signs, in most cases, would be placed in the same locations as the existing signs or very close to where they were. They will also be two moveable signs to direct parking and traffic flow near the casino. There was no discussion from the Commission Mayor Rose motioned to recommend to the Board of Aldermen the approval of Argosy's Master Sign Plan. Commissioner Snoderley seconded, and the motion passed unanimously. Public Hearing: To consider a request for a Chair Snyder opened the public hearing for Hidden Acres. Miles preliminary plat for gave a presentation highlighting the findings of the staff report for "Hidden Acres" the preliminary plat for Hidden Acres. Due to the project scope (number of lots, pubic infrastructure construction) this project would be deemed a Major Subdivision. Under the regulations of the Unified Development Ordinance (UDO), the review process for Major Subdivisions involves three steps: 1. Preliminary Plat 2. Infrastructure Construction Documents 3. Final Plat The applicant has submitted Infrastructure Construction Documents which have been reviewed by staff and on -call City Engineer SKW. Comments have been sent to the project engineer with no response as of yet. The subdivision proposed includes twenty-eight (28) lots served by the construction of a new loop City street. The subdivision will gain access off of NW 50 Street at two points, the southern entrance alignin� with the new NW Timberline Drive (new street in Gatewoods 3` addition). The proposed City street is a twenty- eight (28) foot wide residential local street. The development is to be served by KCMO Sewer, Missouri American Water Co., SBC, KCPL, MGE, and Time Warner Cable. The proposed development includes lots ranging in size from forty thousand seven hundred fifteen (40,715) square feet to ten thousand (10,000) square feet, with an average lot size of sixteen thousand one hundred fifty six (16,156) square feet. The UDO requires the minimum lot size to be ten thousand (10,000) square feet, which the developer has complied with. The proposed development includes lot widths that range from two hundred twelve feet (212') feet to eighty (80') feet, with an average lot width of ninety-four (94') feet. The UDO requires that the minimum lot width of at least eighty (80') feet measured at the building setback line, which the developer has complied with. The proposed development indicates setbacks of thirty (30 feet for front rear yards and ten (10') feet for side yards. These are the setbacks required by the UDO. The proposed development is zoned "R -1" and abuts an existing "R -1" development to the south. The developer is required to maintain a fifteen (15') foot buffer adjacent to this development. The preliminary plat indicates this buffer of fifteen (15') feet. The proposed development is also adjacent to an Interstate (I- 635). Again, the developer is required to maintain a forty (40') foot buffer adjacent to I -635. The preliminary plat indicates this buffer of forty (40') feet. Due to the proposed project abutting an existing natural stream, the UDO requires that a Stream Buffer and Setback be kept in place to protect these natural waterways. This study must be done in accordance with APWA 5600. The project engineer has submitted this stream setback study and is still under review by the City's on -call engineer SKW. The residential access streets have been designed to meet the required 12% grade. The required K value has also been met. The K value is when there is rolling hills, the angle where a road begins to incline has to meet certain specifications so that the headlights from oncoming vehicles can be seen. Chair Snyder asked if there where any landscaping requirements for the buffers. Miles responded that the land is to be kept natural. Fifteen (15') feet may not seem like much, but it is better then what most cities have which is nothing. In the future the Commission could look into increasing that if they wish. Commission Uhl asked if there was any way to ask the developer to leave more buffer if it is not necessary to remove it for development purposes. Miles responded that it would be very difficult to do that with out this being a Planned Development. Mayor Rose asked what the lost sizes were at Gatewoods. Miles said that many lots in Gatewoods are less then the now required 10,000 feet. The ones in the cul -de -sacs tend to be a little larger ranging from 13,000 to 15,000 feet. Commission Sanders asked if all the lots would be single residents, or if because some of the lots are so big, there would be a possibility for multiple family residents to be built. Miles responded that because of how this property is zoned that would not be allowed without it coming before the Commission and Board of Aldermen again. Gary Lilly addressed the Commission with concerns about his agreement with the land developer. Miles explained to Lilly that his concerns were a civil matter between the developer and Lilly. The City would be happy to provide him with whatever plans are submitted to the City from the developer. Everything else would have to be taken up with the developer. Chair Snyder asked who the builders will be for the development Project Engineer Stan Shultz said that the lots will be sold to individual builders and as of right now they are not sure who those will be. Chair Snyder asked if individuals can purchase a lot and hire their own builder. Shultz replied that it would be possible for individuals to do that. Commissioner Salyer asked what the storm sewer off I -635 would be. Miles replied that it would be a combination of natural drainage and enclosed culverts under the road. The natural drainage will be retained in a series of three detention ponds which is part of SKW review. There is also an easement to get the sanitary sewer legalized. Commissioner Salyer asked who would be responsible for maintaining the retention ponds. Miles replied that a Home Owners Association would be responsible for something like that. In that case the developer should really look into organizing a Community Improvement District in which the county would collect the fees as a tax and distribute it back to the Community Development district. This is a more legal and steady way to collect fees to maintain structures in a development. Commissioner Salyer asked if a Community Improvement District is not established would the community at large be responsible for the drainage. Miles responded that this would make for bad relations between the city and home owners. By creating a Community Improvement District now it could elevate many problems. Commissioner Salyer asked what the down side of a Community Improvement District is. Miles said that the only down side is that not many people are aware of the process. Mayor Rose commented that a Community Improvement District would make for more responsible neighbors. Chair Snyder commented that another possible down side cold be that some individuals could perceive it a property tax. Miles explained that in some cases it has backfired in that aspect, but seeing Riverside does not have property taxes it could work to the City's benefit. Commissioner Uhl asked how long it would take to enact a Community Improvement District. Miles said that it is something that could be done quickly Mayor Rose commented that the City can enforce code violations on individual houses, but as for areas of responsibility for a Home Owners Association it can be very difficult. Commissioner Salyer added that the liability would come back to the City. Miles commented that a Home Owners Association can be taken off the books at any time, while a Community Improvement District is set up through the court for a set amount of time. Mayor Rose asked about possible trail access to Jumping Branch Miles said that the terrain is very steep but a connection could be considered between lots 18 and 19 depending on the grading. Shultz said that the Community Improvement District sounded like a good idea and would make it easier to manage the properties. Miles said that the City would help to put the packet together for the Community Improvement District for Shultz. Adjournment Commissioner Poe asked about the drain area in lot 27. Miles responded that this lots has the stream setback and a sanitary sewer on the property. The builder will just have to move the house to fit the easements. Commissioner Salyer motioned that the Commission recommend approval for the preliminary plat for Hidden Acres to the Board of Aldermen. Commissioner Bowman seconded and the motion passed unanimously. Commissioner King motioned to adjourn. Commissioner Uhl seconded and the motion passes. de