HomeMy WebLinkAbout1201 Rezoning Lots 4 & 6 of Argo Innovation Park from General Planned Industrial to Planned Development DistrictBILL NO. 2013 -024 ORDINANCE NO. P01
AN ORDINANCE AUTHORIZING AND GRANTING A REZONING OF LOTS 4 AND 6 OF ARGO
INNOVATION PARK FROM "GP -1 GENERAL PLANNED INDUSTRIAL" TO "PD PLANNED
DEVELOPMENT DISTRICT" IN ACCORDANCE WITH THE PROVISIONS OF THE UNIFIED
DEVELOPMENT ORDINANCE FOR THE CITY OF RIVERSIDE, MISSOURI AND APPROVING
PLANNED DISTRICT DEVELOPMENT STANDARDS IN CONNECTION THEREWITH
WHEREAS, Application PC13 -06 submitted by Don Coleman on behalf of Argo
Development Company ( "Applicant') requesting a change in zoning from "GP -1 General Planned
Industrial' to "PD Planned Development District' on land located generally west of Horizons
Parkway at NW 41 Street and legally described as follows:
All of Lots 4 and 6 of Argo Innovation Park, a subdivision in the City of Riverside,
Platte County, Missouri
(the "Property") was referred to the Planning Commission to hold a public hearing; and
WHEREAS, after due public notice in the manner prescribed by law, the Planning
Commission held a public hearing on April 11, 2013, wherein it considered and reviewed the
request of the Applicant and rendered a report to the Board of Aldermen recommending that the
zoning change requested be approved together with planned district development standards for
Argo Innovation Lots 4 and 6 Planned Development District; and
WHEREAS, after due public notice in the manner prescribed by law, the Board of Aldermen
of the City of Riverside, Missouri at its regular meeting on April 16, 2013 held a public hearing
regarding the rezoning request of Applicant; and
WHEREAS, the Board of Aldermen, after considering the evidence presented during such
public hearings, has determined adoption and approval of the rezoning and planned district
development standards for Argo Innovation Lots 4 and 6 Planned Development District to be in the
City's best interest and to promote the public health, safety and welfare;
NOW, THEREFORE, be it ordained by the Board of Aldermen of the City of Riverside,
Missouri, as follows:
SECTION 1 — REZONING OF PROPERTY. The property located generally west of
Horizons Parkway at NW 41 Street and legally described as "All of Lots 4 and 6 of Argo
Innovation Park, a subdivision in the City of Riverside, Platte County, Missouri" is hereby rezoned
from "GP -1 General Planned Industrial District' to 'PD Planned Development District'.
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The planned district development standards for Argo Innovation Lots 4 and 6 Planned
Development District set forth in Exhibit "A" are hereby approved. Development of the Property
shall be subject to and comply with the Argo Innovation Lots 4 and 6 Planned Development District
standards together with all other provisions set forth in the City Code and Unified Development
Ordinance of the City of Riverside. Approval of the Argo Innovation Lots 4 and 6 Planned
Development District does not relieve the Applicant from following all other applicable codes and
laws of the City of Riverside or other governmental agency, nor does it relieve the applicant from
submitting necessary site plans or applying for all necessary building permits, electrical permits,
sign permits, or occupation licenses required by City Code. The standards set forth in the Argo
BILL NO. 2013 -024
ORDINANCE NO. D I
Innovation Lots 4 and 6 Planned Development District shall have precedence where such
conditions are more restrictive than those set forth in City Code.
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The current use of Lot 4 as a 24 -hour limousine business shall be allowed to remain in operation
as an interim use while the property is being developed by Applicant. If Applicant desires for the
use to exist after one year from the date of passage and approval of this ordinance, the Applicant
must obtain authority from the Board of Aldermen to continue such use through one of the
following: (1) an ordinance approving extension of the use as an interim use while the property is
being development, (2) issuance of a special use permit, or (3) amendment of the planned
development district standards for Argo Innovation Lots 4 and 6 Planned Development District.
SECTION 4 — FAILURE TO COMPLY. That failure to comply with any of the conditions or
provisions contained in this ordinance shall constitute a violation of both this ordinance and the
City's Unified Development Ordinance in addition to other penalties which may be contained in the
City Code.
SECTION 5 — EXECUTION OF DOCUMENTS. The Mayor shall have authority to take
such actions to execute such documents as she shall deem reasonably necessary to carry out the
provisions and intent of this ordinance.
SECTION 6 — SEVERABILITY CLAUSE. The provisions of this ordinance are severable and
if any provision hereof is declared invalid, unconstitutional or unenforceable, such determination shall
not affect the validity of the remainder of this ordinance.
SECTION 7 — EFFECTIVE DATE. This ordinance shall be in full force and effect from and
after the date of its passage and approval.
BE IT REMEMBERED that the above was read two times by heading only, PASSED AND
APPROVED by a majority tl}e Board of Iderm n and APPROVED by the Mayor of the City of
Riverside, Missouri, this day of 1 2013.
Mayor Kathleen L. Rose
-ATTEST:'.
City Clerk ....
ARGO INNOVATION LOTS 4 AND 6 PLANNED DEVELOPMENT DISTRICT
"PD" Regulations
A. Building Lines. ines. There shall be no minimum front and rear setback requirements for
the Planned Development. Building separation shall be a minimum of sixty (60) feet and separation
of buildings will be required to meet minimum separation standards governed by the adopted
building code of the City. Building setbacks shall be set by final development plan and where
applicable final plat.
B. Building Materials and Construction. All buildings and other structures within
Horizons West Business Park shall be constructed of attractive exterior sides of high quality
materials including masonry, concrete, glass, and metal (when used in an incidental role). Specific
materials which will be excluded include exposed (i) galvanized metal facades, (ii) nondecorative
cinder or concrete block, and (iii) double T concrete panels. Exterior mechanical or electrical
equipment, including, but not limited to, HVAC equipment shall be so placed or screened that the
predominant design lines of the building or structure continue without visual distraction or
interruption. If the function of the building or structure dictates placement of such equipment in such
a manner or location that the building exterior walls themselves are unable to screen the equipment
from view of adjacent existing or proposed streets or highways, they must be separately screened
using materials compatible with the approved building materials with use of a an appropriately
designed parapet wall and the height of such screening shall be equal to the height of the equipment
to be screened; or with acceptable landscaping. Accessory buildings, enclosures, appurtenant
structures to, or extrusions from, any building or structure shall be of similar or compatible materials,
design and construction or shall be so located as to be substantially screened from public rights of
ways.
C. Building Material Colors. Color of materials used on the construction of all buildings,
enclosures, and appurtenant structures shall be consistent throughout the entire development and will
present a predominantly warm earth tone appearance. Exact color palette and materials will be
approved by final development plan.
D. Parking. Employee, customer, owner or tenant parking shall be the responsibility of the
property owners and they shall provide all necessary parking facilities entirely on their property.
Parking on private or public streets or highways within the subject property is expressly prohibited.
All parking areas and drives and access shall be paved with an impervious surface equal to asphalt or
concrete and maintained by the owner in a well -kept condition. Each parking space provided shall
be designated by lines painted on the paved surfaces and shall be adequate in area, generally spaces
will be sized nine feet wide by eighteen feet long (9' x 18') when a curb abuts and nine feet wide by
twenty feet long (9' by 20') when not abutting a curb.
Adequate off - street parking shall be provided by each Owner and tenant for its
customers, employees and visitors; and the parking ratios will be provided in the preliminary
development plan and will be reviewed and approved by the City.
E. Off -Street Loading. Provision for handling all truck service must be totally within the
building site. Docks and loading areas facing non - industrial uses within the development shall be
screened in accordance with the landscape provisions described in the PD regulations. All loading
areas shall be paved with an impervious surface equal to asphalt or concrete. All side and rear
loading service areas shall be properly screened from view from all existing or proposed streets,
roads, or highways by walls, earth berms, and/or plant material.
F. Outside Storage and Equipment. Outside storage areas are not permitted within the
Planned Development unless specifically identified and approved as part of the final development
plan. This regulation does not apply to the customary trailer parking activities associated with
tenants inside the Planned Development.
Each Owner and tenant shall keep its premises, buildings and improvements and
appurtenances in a safe, sightly, clean, neat and wholesome condition, and shall comply in all
respects with all governmental, health and police requirements. Each Owner and tenant shall
remove, at its own expense, any rubbish or trash of any character which may accumulate on its
property and shall keep unlandscaped and landscaped areas neat and well - maintained. Rubbish and
trash shall not be disposed of on the premises by burning in open fires or incinerators. All rubbish
and trash containers shall be properly screened by an appropriate enclosure.
G. Permanent Park Signage. No sign shall be erected, placed or otherwise installed upon
a Building Site or affixed to a Building, structure, or other improvement erected on a Building Site
until the plans for such sign shall have been approved by the City. Flashing or moving signs shall be
prohibited. Product or service replicas or models shall be prohibited, unless allowed per the Unified
Development Ordinance, and the location, size, design and color of all signs must be in keeping with
the character of the Park.
1. Park Directional Signs. Park Directional Signs shall be utilized to identify
buildings address, name of business, and in appropriate cases logos of the company occupying. Each
building shall be permitted to have a Park Directional Sign, each with a maximum sign face of
twenty (20) sq.ft.
2. Building Facade Signs. Building Facade Signs shall be attached to the
building to identify individual businesses and shall be approved as a component of the Final
Development Plan. Each individual tenant may have a maximum of two (2) walls signs per building,
with a maximum of one (1) sign per side of building. The maximum sign face per sign shall be one-
hundred twenty (120) square feet, except for tenants that occupy a single building the maximum sign
face per sign shall be one - hundred fifty (150) square feet. For signs with one line of copy, the
maximum letter height shall be sixty (60) inches per letter. For signs with two lines of copy, the
maximum letter height shall be forty-eight (48) inches per letter.
2
3. For Sale or Lease Signs. A temporary wood, metal, or plastic sign may be
erected on a developed building site to offer the property for sale or lease. One (1) such sign, having
a maximum area of thirty-two (32) square feet for buildings less than 50,000 square feet, forty-five
(45) square feet for buildings more than 50,000 square feet but less than 150,000 square feet, and
sixty (60) square feet for buildings more than 150,000 square feet.
6. Temporary Signs. Paper signs, stickers, transfers, signs printed or affixed to,
or visible through the windows, doors or exterior walls of a building or other signs of a temporary
character or purpose, regardless of the composition of the sign or the materials used therefore, are
expressly prohibited.
7. Construction Signs. A temporary wood, metal, or plastic sign will be allowed
during the construction of a building project. Such signs may be either single or double faced with
each face having a maximum area of sixty square feet for building sites, less than five (5) acres and
eighty square feet for building sites of five (5) acres or more. All signs permitted under this
provision will be removed immediately upon issuance of an occupancy permit for any building
constructed on the site.
H. Landscaping. All open areas on any building site not occupied by buildings, storage,
parking, access roads and loading shall be suitably graded with a slope not to exceed 4:1 to allow for
mowing, and drained and shall be maintained in lawn, trees, and/or shrubs, including lawn irrigation
in all such areas. It is the intent of these regulations to provide a park -like setting for the buildings,
as well as to screen objectionable areas.
Industrial Park: Building sites shall be landscaped in accordance with the general
landscaping for the Park:
Building Frontage at Street: 1 Shade Tree (2 -1/2" cal.) or Evergreen Tree (8'
ht) for every 40 feet of street frontage to be planted along the street right -of-
way.
Common Area side or Building Rear: 1 Shade Tree (2-1/2" cal.) or Evergreen
Tree (8' ht) for every 50 feet of frontage on common area such as, lakes and
canals.
Parking Lots: Landscaped islands should be added at the ends of all parking
rows and should be bermed and planted with either sod or landscaping.
1 Shade Tree (2 -1/2" cal.) or Evergreen Tree (8' ht) for every 200
square foot of parking lot islands.
Parking lot screening is encouraged where green space exists.
Screening should be shrubs 3' in height not exceed 20% of the total
frontage.
Building Foundation: Building foundations should be landscaped at building
entries and sides with groundcovers, shrubs and ornamental trees.
The landscape development, having been installed, shall be maintained by Owner in a neat and
adequate manner, which shall include the mowing of lawns, trimming of hedges, other such
maintenance and watering including the installation of lawn irrigation on all sites. The landscaping
shall be implemented and completed within six (6) months after certificate of occupancy of the
building.
I. Exterior Lighting. Lighting of buildings and public areas, such as parking, plazas,
landscaping, fountains, sculptures, and walkways is required. All site lighting will be accomplished
by using concealed source fixtures with a minimum average illumination in accordance with the
requirements of the City of Riverside, Missouri. All exterior lighting will be metal halide or white in
color and constant in nature, specifically excluding traveling, flashing or intermittent illumination of
any kind and must be so arranged or shielded as to avoid glare or reflection onto any adjacent
existing or proposed streets, highways, ponds or building sites. Pole mounted fixtures will have a
maximum pole height of thirty-two (32) feet, including the base.
J. Underground Utilities, Pipes, Etc. No pipe, conduit, cable, line or the like for water,
gas, sewage, drainage, steam, electricity, or any other energy or service shall be installed or
maintained upon any building site (outside of any building) above the surface of the ground.
K. Fencing. All fencing on any building site shall be compatible with the building
materials used in the construction of the major structure on said building site. Chain link fencing
shall be finished with a black powder coat in the Planned Development.
L. Animals. No livestock, poultry or other animals shall be kept on any part of the Park
4
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Staff Analysis Report
PC13 -06: Argo Innovation Park
Lot 4 and Lot 6 Rezoning
General Information
Applicant: Don Coleman
Location: Lot 4 and Lot 6 Argo Innovation park, 4030 NW Van de Populier
Application: Rezone from General Planned Industrial ( GP -I) to Planned Development (PD)
Requested Zoning: PD- Planned Development
Existing Land Use: Mostly undeveloped with one small business
Proposed Land Use: Light Industrial
Site Area: 18.8 Acres
Procedure: The procedure for a rezoning requires a public hearing before the Planning Commission after at least
15 days notice has been given in a newspaper of general circulation and mailings to property owners within 185
feet of the proposed project. The public notification requirements have been fulfilled for this application.
Introduction: The requested action is to rezone approximately eighteen (18) acres from "GP -I: General Planned
Industrial" to "PD: Planned Development', which is located at 4030 NW Van de Populier The property in
question is owned by Don Coleman.
Analysis: The property in question is currently zoned "GP -I: General Planned Industrial' and is proposed to be
an industrial "PD Planned Development'. The UDO states that "the GP District shall be a holding district, no
development shall occur within the GP District until the property has been rezoned. This requirement of the UDO
was specifically put in place so that the Planning Commission and Board of Aldermen would have the ability to
review development plans for each property with the Horizons area to ensure that it meets the Master Plan
approved by the City. The UDO also sets the minimum standards that all developments must meet within the
City including architectural design and materials, landscaping and buffering, parking, lighting, and setbacks.
At this time the applicant does not have a preliminary site or development plan, but is requesting to rezoning the
property in preparation for future development. The attached development regulations indicate that the applicant
is planning a similar development and use as was proposed for Horizons West. As the applicant begins to
develop the property development plans will still have to be approved by the Planning Commission and Board of
Aldermen prior to construction. Until plans for new development are brought forward a 24 -hour limousine
business that is operating out of the structure on Lot 4 will be permitted to remain. Staff see this as an interim
use until the property is developed.
Recommendation: Staff recommends approval of the request to rezone property from GP -I to PD as it conforms
with what the Master Plan calls out for development in Horizons and fits with the general development standards
of the surrounding area.
Attachments:
- Proposed Planned Development Regulations
- Project Location Map
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, April 11, 2013
7:00 p.m.
The Planning and Zoning Commission for the City of Riverside, Missouri, met in regular session in the
Riverside Municipal Court at City Hall, 2950 NW Vivion Road, Riverside, Missouri.
Chair Al Bowman called the meeting to order at 7:00 p.m. Answering roll call were Ray Uhl, Jim Frakes,
Mike Lombardo, Steven Kaspar, Mike Soler, Stephen King, and Art Homer Also present: Jackie Carlson
Planning and Business Services, Keith Payne Assistant Fire Marshall, Building Inspector James Fuller,
City Administrator Greg Mills, and Community Development Assistant Sarah Wagner
Approval of Minutes of Commissioner Frakes moved to approve the minutes of March 14,
March 14, 2013 2013, seconded by Commissioner Uhl
Motion passed 8 -0.
Public Hearing- Rezoning Chair Al Bowman opened the public hearing at 7:01 p.m.
Lot 4 and Lot 6 Argo
Innovation Park Jackie Carlson, Planning and Business Services explained that
this is the same application that was herd at the March 14, 2013
meeting. The advertisement for the public hearing was incorrect
so it had to be advertised again and reheard by the Planning
Commission. She said that the applicant is requesting to rezone
approximately 18.8 acres from GP -I to PD. According to the
UDO the GP -I zoning is to be a holding district and no
development shall occur before it has been rezoned. At this time
the applicant does not have a preliminary site or development
plan, but is requesting to rezone the property in preparation for
future development. The applicant has presented development
regulations the mimic those approved for Horizons West at the
January 24 2013 meeting. As the applicant begins to develop,
preliminary and final development plans will have to be approved
by the Planning Commission and Board of Aldermen. At this
time the applicant has a 24 -hour limousine service operating out
of a structure on Lot 4. Staff views this as a interim use. If this
use still remains after one year the applicant will be required to
come back before the Planning Commission and Board of
Aldermen to amend the development plan. The proposed
rezoning and development regulations are in conformance with
the approved Master Plan and UDO therefore staff recommends
approval.
Dana Boles with Kaw Valley Engineers and the applicant, Don
Coleman were both present.
Having no comments from the public, Chair Bowman closed the
Public Hearing at 7:02 p.m.
Commissioner Home moved to recommend approval of the
rezoning of Lot 4 and Lot 6 of Argo Innovation Park to the Board
of Aldermen, seconded by Commissioner Kaspar.
Motion passed 8 -0.
Final Plat- Riverside Carlson explained that the applicant, North Point Development is
Horizons West First Plat proposing a new light industrial development on the west side of
Horizons Parkway that is approximately 67 acres. The land
included in the plat is undeveloped. The City will partner with the
developer to install infrastructure to and within the site. This plat
proposes the extension of NW 41 Street (east and west), the
construction of NW Helena Road (north and south), and NW 40' Street
that will run east and west at the southern boundary of the plat. The
City has been awarded Community Development Block Grant (CDBG)
funds to assist with the construction of 41 Street, a portion of Helena
Road and sanitary sewer extensions. These improvements are estimated
at $1.75 million. The remaining infrastructure will be completed by the
developer as articulated in the Developer's Agreement. With the
completion of the infrastructure improvements, all proposed lots will
have direct access to the transportation network and public services.
The plat and proposed use are in conformance with the Comprehensive
Master Plan as the plan identifies the area as innovation & industrial.
The final plat is also in compliance with the approved preliminary plat.
Staff finds the application in conformance with the Comprehensive
Master Plan, UDO and adopted policies and procedures, and therefore,
recommends approval of the Final Plat.
Commissioner Uhl asked what type of light industrial
development it would be.
Brent Miles with North Point Development explained that the
Planning Commission saw the preliminary plat and preliminary
development plan for this back in January and explained that they
did this to stay in the running for a GM auto supplier we are
calling Project Trim. They will purchase all 22 acres of lot 3 of
this plat and will construct the largest building yet in Horizons.
The plat calls for the extension of 41 and the construction of
Helena as well as utilities.
Commissioner Soler asked about the City's CDBG funding
process.
Carlson explained that the funds come from the Federal
Government and are filtered to specific project through the
individual states.
Miles explained that the state divides the money into pots that
target specific projects. This project was selected out the
economic development pot that targets job creation and industrial
infrastructure.
Don Coleman with the Riverside Quindaro Bend Levee District
asked about the Levee's access to one of their gates across Lot 3
of this plat.
Miles explained that there is an agreement in place for the Levee
to use the north drive of the facility to access what it needs.
Commissioner Kaspar moved to recommend approval of the Final
Plat of Riverside Horizons West First Plat to the Board of
Aldermen, seconded by Commissioner Soler.
Motion passed 8 -0.
General Discussion Carlson told the Commission about a residential housing forum
coming up on April 24th.
Adjourn Commissioner Uhl moved to adjourn, seconded by Commissioner
Frakes.
Motion passed 8 -0 and the meeting was adjourn at 7:17 p.m.
Sarah Wagner
Community Development
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, March 14, 2013
7:00 P.M.
The Planning and Zoning Commission for the City of Riverside, Missouri, met in regular session in the
Riverside Municipal Court at City Hall, 2950 NW Vivion Road, Riverside, Missouri.
Chair At Bowman called the meeting to order at 7:00 p.m. Answering roll call were Ray Uhl, Harold
Snoderley, Stephen King, and Mayor Kathy Rose Also present: Jackie Carlson Planning and Business
Services, Keith Payne Assistant Fire Marshall, Gordy Fowlston Fire Division Chief, Building Inspector
James Fuller, Interim City Administrator Greg Mills, and Community Development Assistant Sarah
Wagner
Approval of Minutes of Commissioner Uhl moved to approve the minutes of January 24,
January 24, 2013 2013, seconded by Commissioner Snoderley.
Motion passed 5 -0.
Public Bearing- Rezoning Chair Al Bowman opened the public hearing at 7:01 p.m.
Lot 4 and Lot 6 Argo
Innovation Park Jackie Carlson, Planning and Business Services explained the
applicant is requesting to rezone approximately 18.8 acres from
GP -I to PD. According to the UDO the GP -I zoning is to be a
holding district and no development shall occur before it has been
rezoned. At this time the applicant does not have a preliminary
site or development plan, but is requesting to rezone the property
in preparation for future development. The applicant has
presented development regulations the mimic those approved for
Horizons West at the January 24 meeting. As the applicant
begins to develop, preliminary and final development plans will
have to be approved by the Planning Commission and Board of
Aldermen. At this time the applicant has a 24 -hour limousine
service operating out of a structure on Lot 4. Staff views this as a
interim use. If this use still remains after one year the applicant
will be required to come back before the Planning Commission
and Board of Aldermen to amend the development plan. The
proposed rezoning and development regulations are in
conformance with the approved Master Plan and UDO therefore
staff recommends approval.
Tom Watson with Kaw Valley Engineers was in attendance to
represent the applicant.
Having no comments from the public, Chair Bowman closed the
Public Hearing at 7:03 p.m.
Commissioner King moved to recommend approval of the
rezoning of Lot 4 and Lot 6 of Argo Innovation Park to the Board
of Aldermen, seconded by Commissioner Snoderley.
Motion passed 5 -0.
General Discussion The Commission was updated on various projects within the City.
Adjourn Commissioner Uhl moved to adjourn, seconded by Commissioner
King.
Motion passed 5 -0 and the meeting was adjourn at 7:07 p.m.
Sarah Wagner
Community Development