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HomeMy WebLinkAbout2009-08-13 Planning & Zoning Commission Minutes MINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, August 13, 2009 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 Vivian Road, Riverside, Missouri. Acting Chair Stephen King called the meeting to order at 7:00 p.m. Answering roll call were Harold Snoderley, Ray Uhl, Evelyn Poe, Cheryl Melton, Stephen King, Steve Kaspar and Alderman Brad Cope. Members absent: Aaron Locke, Barbara Snyder, Art Homer, Al Bowman and Mayor Kathy Rose. Also present: Jackie Carlson with Shafer, Kline and Warren, Mike Duffy Director of Community Development and Sarah Wagner, Community Development. Public Hearing Opened Acting Chair Stephen King opened the Public Hearing at 7:02 PM Rezoning for Property Jackie Carlson with Shafer, Kline and Warren gave a staff report. She Located East of NW explained that the City is requesting a rezoning of C -1 to PD in order to Valley and North of West accommodate and ensure the longevity of the proposed improvements at Platte the site. The City has been working closely with the developers of the Briarcliff Hills Subdivision, to be located just north of the proposed rezoning, to provide a trail, water features, entrance sign, and a monument sign on the site. The two entities have a development agreement that states the developer will construct the following and once construction is complete the City will take over maintenance of the amenities. • A waterfall and pond that accommodate stormwater while providing a park and aesthetic amenity. • A trail that runs through the property and around the pond. Along the front of the property the trail will be 10 feet wide and will be 5 feet wide circling around the back of the pond. • A community entrance sign on the east side of the site. The developer has requested a sign denoting the Briarcliff Hills Subdivision and future subdivision on the west side of Valley Lane be permitted on the west side of the site. Details for the sign are still being completed, but the sign will generally follow the regulations as outlined in the UDO. Given the beneficial partnership with the developer and general openness of the site, the City is favorable to this request. Because the sign will be located off -site of the development and would thus, generally not be permitted in a C -1 zoning district, the City is requesting the rezoning as the UDO sign regulations state that signage within the PD zoning district shall be given flexibility. The rezoning to PD will also ensure the longevity of the recreational amenities and water features as any changes to the site must comply with the plan for the area. The proposed rezoning is in conformance with the Comprehensive Master Plan as the plan identifies the area as low density residential. Additionally, the Plan discusses the citizens' desires to improve the appearance of the City and increase recreational amenities. The recent and on -going development 1 at and near the proposed site accomplishes both of these goals by providing a recreational trail, community identification sign and incorporation of a water feature at the entrance to the City. Staff finds the application in conformance with the Comprehensive Master Plan, UDO and adopted policies and procedures, and therefore, recommends approval of the rezoning to PD and the associated plan for the site. Acting Chair King asked if there were any comments from the public. Hearing none, he asked for questions from the Commission. Commissioner Ray Uhl commented that he would like to make sure that the sign does not obstruct the view of traffic. Sign in that location in the past have made is difficult to see traffic. Carlson replied that City regulations will require that the sign be at least 10 feet from the right -of -way. Commissioner Uhl commented he would like the sign to fit in with the rest of the improvements being made in that area. Mike Duffy, Director of Community Development explained that the sigh will be up to advertise the new development and is allowed to remain up until the last lot is occupied. He explained that we need to do whatever we can to help our developers during these times. The City has created a relationship with Briarcliff Development and is sure that they will have the sign displayed in an attractive manner. Acting Chair King asked who would maintain the area. Duffy explained that the City has entered into an agreement with Briarcliff Development to construct the water feature and trail amenities and then it will be turned over to the City for ongoing maintenance. Acting Chair King closed the Public Hearing at 7:10 PM. Commissioner Cheryl Melton moved to recommend approval to the Board of Aldermen to rezone the property located East of NW Valley and North of West Platte Road from C -1 Commercial to PD Planned Development. Commissioner Uhl seconded and the motion passes. Jackie Carlson gave a staff report to the Commission for a Final Final Development Plan Development Plan for Service Master located at 2800 West Platte. Service Master- 2800 West She explained that the applicant is proposing an addition to the Platte current building located on the property. The current building size (one story) is 4,992 square feet; the proposed addition is 2,170 square feet bringing the total building size after addition to 7,162 square feet. The applicant is proposing stucco clad pre- finished panels for the south and east elevations of the addition and pre - finished metal panels for the north and west elevations. Section 400.590 "Non- Residential Design Standards" of the UDO (Unified Development Ordinance) specifically identifies approved building materials. Regarding stucco the regulations state that stucco is approved, but excludes "pre - 2 manufactured panels unless otherwise approved by the Planning and Zoning Commission and/or Board of Aldermen." Additionally, pre - finished metal panels are not listed as an approved building material or conditional material. The proposed building materials do not meet the requirements of the UDO. Further, considering the construction of the recently completed Cliffview Bridge, this area has seen an increase in traffic and is becoming more prominent within the community. The site's proximity and elevation relative to the Cliffview Road extension/bridge make it a highly visible area, increasing the need for high quality architectural elements. Throughout the development of the Comprehensive Master Plan it was articulated by participants that improving community image /character and the quality and design of buildings was a key concern. Based on this input it was determined that the new development standards would not permit pre - manufactured metal panels for new construction. Additionally, the Comprehensive Master Plan identifies the site as part of `South Downtown', which is ultimately envisioned as a redevelopment area for a mix of uses including medium density residential and small scale commercial and office. The timeframe for this redevelopment is currently unknown. Considering this, the community must maintain a balance between ensuring existing uses continue to prosper and taking steps to reach the long term goals. It is staff's opinion that disallowing pre - manufactured metal panels is an immediate step towards improving the community's image, yet does not dramatically impact existing businesses in a negative manner and helps promote the redevelopment of the area. Prior to the adoption of the UDO, several new buildings were constructed utilizing metal panels: The Edge (formerly Tumble Cheer), MasterTech Automotive/Ramsey Motors, Complete Home Concepts and Wholesale Fireworks. The list provides on- the - ground visuals for metal panel construction. In general, staff finds the application in conformance with most standards set forth in the UDO, with the exception of the proposed building materials. Staff recommends denial of the final development plan based on the following: • The application does not meet all standards (approved building materials) of the UDO. • Pre - manufactured metal panels are not appropriate at this site as is it highly visible. • The utilization of pre - manufactured metal panels is not in compliance with the goals of the Comprehensive Master Plan, which state steps should be taken to improve the community's image and character. • The utilization of pre - manufactured metal panels does not promote the ultimate redevelopment of the area as a mixed -use `South Downtown' as outlined in the Comprehensive Master Plan. Commissioner Melton asked if there was a sample of the building material. The architect passed a sample around. Duffy explained that the City is not opposed to metal buildings, but the community and Boards and Commissions have indicated that they would like to see a higher level of design. The City has invested a lot in the community and would like to see the private sector do the same. 3 Commissioner Uhl asked where all the trucks would be parked after the building expansion. Duffy explained that the applicant has a large parking area and would still be able to accommodate all of the vehicles. Duffy said the he would recommend that the applicant request that this item be tabled so that they can meet with staff and try to come up with a better fit for the area. Jeff Schroede, the architect for Service Master addressed the Commission. He explained that Service Master has been in Riverside for year, but has just relocated to this site within the last year. He said that the applicant is willing to put a stucco finish on all sides of the building if the City would prefer that. Commissioner Melton asked is the addition would be used as a service bay. John Krasson, owner of Service Master said that it would be used for that and for storage. Alderman Brad Cope said that he did not want to recommend denial of the plan without giving the applicant the opportunity to work with staff on an alternative that might be more acceptable. Commissioner Uhl said that he would like to see a rendering of what the finished addition would look like tied into the existing building. Commissioner Melton said that she would like to see the stucco and brick of the existing building tie together. Commissioner Snoderley asked what the timeline was for completing this project. Krasson said that he would like it completed as soon as possible. Duffy explained that the applicant had wanted to add onto the building when he first purchased the building a year ago, but was unable to because of the construction on the new Cliffview Bridge. Commissioner Snoderley moved to table the Final Development Plan for Service Master. Alderman Cope seconded it and the motion passed. Temporary Sign Permit for Barth Development Carlson gave a staff report for the Temporary Sign Permit for Montebella Subdivision. Barth Development for the Montebella Subdivision. She explained that generally a temporary sign permit would be approved administratively; however, the applicant is requesting a modification from the regulations and the request is located in a Planned District. Considering this, staff believes the request should be reviewed by the 4 Planning & Zoning Commission. For project identification sign, normally the applicant would be allowed to install two 48 square foot signs (96 total square feet of sign) — one along Hwy 9 and one along Northwood Road. Instead of two smaller signs along each street the applicant is requesting one larger sign at the intersection of the roads. The applicant has proposed either 64 square feet (8'x8') or 96 square feet (8'x12') sign, whichever the Commission prefers. The particular location of the proposed sign is conducive to a larger sign for the following reasons: • It is located along a State highway, which has higher vehicular speeds than a typical residential street and requires larger signage in order for drivers to safely and easily read the sign. • Located behind the proposed sign is a large entrance piece for the subdivision. Due to the size of this structure the larger sign does not appear out of place with its surroundings. It is also important to note that the other provisions of the UDO are being met and the proposed size does not exceed the overall total sign area that would generally be allowed (2 signs at 48 square feet). Additionally, the sign is not permanent and will eventually be removed when the project is completed. Staff recommends approval of the temporary sign permit based on the items mentioned above. Commissioner Poe asked if it would go in front of the rock monument. Carlson replied that it would. Commissioner Uhl asked how long the sign would remain up. Carlson replied that the sign will be able to remain up until the last occupancy permit is issued for the development. Commissioner Poe moved to approve the Temporary Sign Permit for Barth Development and the Montebella Subdivision. Commissioner Snoderley seconded and the motion passed. General Discussion Duffy gave the Commission an update on the Progress of the Special Use Permit that was granted for Eiken Trucking in June. Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment Adjournment 5