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HomeMy WebLinkAbout2005-08-25 Planning & Zoning Commission Minutes MINUTES PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI August 25, 2005 The Planning and Zoning commission for the City of Riverside, Missouri, met in regular session in the Board of Aldermen Chamber at City Hall, 2950 NW Vivion Road, Riverside, Missouri. Chairman Barbara Snyder called the meeting to order at 7:30 p.m. The following members were present: Al Bowman, Bernie Bruns, David Hurt, Shawn Lee, Aaron Locke, Toni Looker, Evelyn Poe, Harold Snoderly, Barbara Snyder and Ray Uhl. Mayor Betty Burch was absent. Also present were Brent Miles, Community Development Coordinator for the City of Riverside and Nathaniel Hanway, an Intern working with Community Development and Codes Enforcement. Minutes Shawn Lee made a motion to approve the minutes of August 11, 2005, seconded by David Hurt. All voted aye, Harold Snoderly abstained, and the motion carried. Public Hearing Opened Chairman Snyder opened the Public Hearing at 7:35 p.m. She Rezoning Request explained that the Staff Report would be presented first followed by 9.43 Acres of Land any public questions and comments. The item would then be open for discussion by the Commission. Brent Miles presented the staff report. Applicant, Superior Land Development, has requested rezoning for property generally described as five contiguous tracts north of the Sky Line Inn on the west side of NW Gateway Drive. The requested rezoning is from "R -1 ", single family residential, to "C -1 ", general commercial. Applicant is planning a commercial project on these lots, currently owned and for sale by Jack Miller. Applicant has a real estate contract pending rezoning by the City. Brent indicated that the application complies with Code requirements for a rezoning application and that all notifications and mailing had been completed. The proposed project was described at the previous commission meeting on August 11, 2005. Brent presented a sketch of the site plan. Brent indicates that the location meets the size standards for a commercial use and dictated by Riverside Code Section 410.050.c.3 -4. The current zoning of "R -1" and "C -1" poses the following problems: • The portion of the property currently zoned as "R -1" cannot stand alone as a residential development due to size, natural features, and location. • If the portion of property currently zoned as "R -1" is combined with the existing portion currently zoned "C -1 ", the piece becomes more viable to develop commercially. The current "R -1" zoned portion of the property cannot stand alone as a residential development because of access problems. Rezoning would make the piece more viable for commercial development. Additionally, staff believes that commercial zoning is more appropriate next to the interstates, 1-29 and I -635. Staff recommends approval. Chairman Barbara Snyder asked for questions or comments from the public. Their being none, she turned the floor over to the Commission for their discussion. Aaron Locke asked whether the "C -1" zoning would go all the way to the highway. Brent indicated it would not; the rezoning would leave a piece of "R -1" owned by Larry Doughty. He indicated there was consideration being given to a possible land swap later with T. E. Woods, at the point where the property abutted with the Gatewoods Development. Barbara Snyder asked about the status of the existing house on the property in question. Brent indicated that the development would result in the removal of the house. Brent Miles took the opportunity to introduce Larry Doughty of Superior Land Development and his wife, Susan. Larry indicated that they had visited with Kansas City Missouri also, as part of the project would be in Kansas City proper. He indicated to the Commission that approximately 75% of the project would be in Riverside. Chairman Barbara Snyder officially closed the public hearing at 7:55 and asked for a motion. Bernie Bruns made a motion to recommend approval of the rezoning, Shawn Lee seconded, all voted aye and the motion carried. Change of Use & Site Permit Applicant Lee Boggess of Crazy Harry's Fireworks, is wishing to Lee Bogges obtain a change of use & site permit for 75 Business Park Lane. The 75 Business Park Lane project is located at the corner of NW Platte Road and NW Business Park Lane and combines warehouse and a retail sales facility. The site plan submitted indicates the parking lot will have twenty (20) parking spaces, including one (1) ADA space. The site plan also indicates that the existing four (4) by eight (8) sign will be renovated, a new wall mounted sign (no details submitted), a new curb cut upon NW Business Park Lane, a revision to the existing entrance to the site, and new parking lot lighting (detail given -250W Metal Halide). The problem identified with the site plan as originally submitted regarded the turning radiuses within the parking lot. The architect and staff met regarding most of these issues to try to alleviate concerns. At this meeting, the parties agreed that a second means of egress, i.e., the new curb cut on NW Business Park Lane, would help to alleviate most of the turning maneuver issues. Additionally, there is concem regarding the set back and conflict with Riverside Municipal Code Section 420.020.C.1. Brent Miles indicated that staff still believes that there is a maneuverability issue. He expressed concerns with loading dock conflicts and that certain parking spaces could require backing out on to the right of way along with other concerns. Vernon Reed, Liberty, Missouri, represented the applicant at the meeting. He indicated that the site plan provided the 20 spaces to support the limited retail use of this site and that they believed that there were no maneuverability problems. He pointed out that the retail use window of the project is limited to a 2 -3 week period, allowing the owner to control and handle all problems that might arise. Bernie Bruns asked whether the parking spaces were clearly marked. Mr. Reed indicated they would be painted. The commission members questioned whether the turning radiuses were sufficient. A shared parking arrangement was considered. Additionally, the commission expressed that it might be better to get a variance granted on the number of spaces, rather than risk the potential problems with the lot the way it had been laid out. Additionally, the problems with the set back had not been resolved. Chairman Snyder reminded the applicant's representative that the commission had a duty to apply the code changes. Shawn Lee made a motion to deny the permits and have the applicant seek resolution with a variance granted through the Board of Zoning Adjustment. Harold Snodderly seconded the motion, all voted aye and the motion carried. Building Permit Brent Miles indicated that this request for a building permit had been Jim Dwyer withdrawn due to the fact that the Board of Zoning Adjustment had 5070 NW Woodside Drive denied applicants request for a variance. figt Building Permit Richard Wilson for Greystone Apartments, 4512 NW Gresytone Ct., is Greykone Apartments requesting a building permit to allow a planned and proposed multi - 4512 NW Greystone Ct. family dwelling unit, to be located in the Greystone Apartment Complex. The proposed multi - family unit is a replacement of a previous unit that was destroyed by fire on May 16, 2005. This previous unit was more than 50% damaged by this fire, therefore must conform to current Riverside Municipal Codes. The applicant is requesting that the multi - family unit's architecture and general characteristics match existing structures in the complex. Due to this request, the applicant cannot meet two sections of Municipal Code Sections described below: 1. To have a minimum of a six hundred forty (640) square feet. The Riverside Municipal Code ( "Code ") requires a minimum of eight hundred fifty (850) square feet. 2. To vary from the requirements set forth by Riverside Municipal Code Section 410.040.C.5.B regarding open space design requirements for dwelling unit open space. Riverside Municipal Code ( "the Code ") requires that each dwelling unit provide a private open space containing a certain square footage. • For a dwelling unit that is not located on grade or accessible via walkout, a balcony of at least twenty four (24) feet must be provided. The plans submitted indicate that a balcony will not be provided on these second floor units. Brent Miles informed the Commission that the Board of Zoning Adjustment had granted a variance on the square footage requirement, however, had denied the variance relating to the open space requirement. Applicant has met all other code requirements, 38 out of 40. Because of this denial, the site and building plans will need to be redone to include the balcony on the second floor. Shawn Lee asked whether the new plans eliminated the common attic which contributed to the extensive damage from the May fire. Jim Marshall, an architect on the project from Parkville, indicated that the common attic had been eliminated and all appropriate fire stops had been incorporated into the new design. The commission asked about the number of units, handicap accessibility on the ground floor units and which direction the balconies would face. Since the balconies have not yet been incorporated into the design, Mr. Marshall indicated that they would attempt to abide by any preferences of the Commission. Ray Uhl indicated he would prefer that the balconies not face High Drive. Toni Looker made a motion to recommend approval of the building permit contingent upon compliance with the findings of the Board of Zoning Adjustment, Harold Snodderly seconded, all voted aye and the motion carried. General Discussion Evelyn Poe opened the general discussion indicating that she wants the Commission to have input on the fence around the catch pool. Brent Miles indicated that the fence was only temporary and that Patti Banks was working on a Streetscape Master Plan, which would address some of these concerns. Adjournment Shawn Lee moved to adjourn the meeting, Ray Uhl seconded, all voted aye and the motion passed. Chairman Snyder called the meeting to an end at 9:17 pm Acting Secretary