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HomeMy WebLinkAbout2004-11-18 Planning & Zoning Commission Minutes MINUTES PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI NOVEMBER 18, 2004 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, Karen Gordy, David Hurt, Shawn Lee, Toni Looker, Evelyn Poe, Harold Snoderly, Barbara Snyder and Ray Uhl. Mayor Betty Burch, Jim Burch, and Aaron Locke were absent. Also present was Brent Miles, Community Development Coordinator and Fred Russell, Codes Enforcement Officer, for the City of Riverside. Minutes Brent Miles, Community Development Coordinator for the City, indicated that the minutes from the November 4, 2004 meeting were not available and would be reviewed with the minutes of this meeting at the next regularly scheduled meeting on December 2, 2004. Public Hearing Opened Chairman Snyder opened the Public Hearing at 7:33 p.m. to consider Change of Use Permit & a request for a Change of Use Permit and a Special Use Permit for Special Use Permit for Outdoor Outdoor Storage for BWR Express. Don Alexander was present for Storage BWR Express as owner of the property, as was Shawn Walden, tenant 3401 NW Vivion Road and co -owner of the business. Mr. Alexander indicated that the tenant's vehicles were nice and clean in appearance and that the credit check was good. Public Hearing Closed Chairman Snyder asked if there were further comments. Brent Miles pointed out that the City had met the requirements for notice of the public hearing. As there were no comments from the audience, the Public Hearing was closed at 7:35 p.m. Staff analysis report was given by Brent Miles, Community Development Coordinator for the City, who indicated that BWR Express would be considered a "Freight Service" under Riverside Municipal Code, which is a permitted use in the "I -1" zoning district. The applicant is also requesting a "Special Use Permit for Outdoor Storage" to park work related trucks outside of their building in a fenced yard. Brent Miles indicated that there were 2 relevant conditions to be considered with regards to the Special Use Permit, as follows: • All storage of equipment shall be within a fully enclosed building or within a fenced in yard adequately screened. • All storage of equipment, materials, or products shall be conducted in a neat and orderly fashion. The proposed location of storage is within a fenced -in lot at the location. Also, visibility of this site, except from Highway 9 approaching the ramp to I -635, is fairly low. The Planning Commission and the Board of Aldermen had granted a request for outdoor storage at this same location. Based upon this, staff recommended approval of both permits. Evelyn Poe questioned whether the fenced -in lot met the "adequately screened" wording. Brent explained that staff considered the "location" as providing the necessary screening. Shawn Lee asked what types of products BWR Express was contracting to haul. Tenant indicated the products were non - hazardous petroleum based substances. Shawn Lee asked whether the vehicles were cleaned at the site. Tenant indicated that vehicles were cleaned off -site. Toni Looker asked how many vehicles the company owned. Tenant indicated there were 5 trailers and 3 tractors. Barbara Snyder stressed the need for the site to be maintained in a neat and orderly manner. Chairman Snyder asked if there were any more questions or discussion. Al Bowman made a motion to recommend approval of the change of use permit, Toni Looker seconded, all voted aye and the motion passed. Toni Looker made a motion to recommend approval of the special use permit for outdoor storage, Shawn Lee seconded, all voted aye and the motion passed. Chairman Snyder extended thanks from the Commission to both Don Alexander and Shawn Waldon for their attendance. Staff Report, Brent Miles The Riverside Planning & Zoning Commission on September 9, 2004, Building Permit and the Riverside Board of Aldermen on September 21, 2004 approved Riverside - Quindaro Bend the site plans and grading plans for "Stop Log Storage Structures ". Levee District This request is for a building permit representing the second phase of Various Locations the project. Brent Miles, Community Development Coordinator for the City, presented the staff analysis report. The various locations of the structures were outlined. The structures requested are for storage of "Stop Logs" for the L -385 "Stop Log Structures ". The structures incorporate the design requirements set forth by Riverside Municipal Code regarding construction in the "GP" zoning district. Brent indicated that Fred Russell, Code Enforcement Officer for the City, had completed the code review and that he would answer questions for the Commission. Staff recommends approval. Ray Uhl asked if there were any pictures available of the material proposed. Brent indicated he had no pictures to present at this time, but that Affmis has a sample and indicated he had stressed to them the need to bring samples when the building permit goes before the Board. Ray Uhl then asked about their appearance. Fred Russell explained they were metal - framed structures, with concrete, textured, tilt walls. Toni Looker pointed out that the structures were to be paid for by the Levee Board and not by the City of Riverside. She indicated that although the Planning and Zoning Commission had not been consulted, the Board of Alderman had requested that all the structures match, even though only 3 of the 4 structures was in the "GP" zone. Harold Snodderly questioned the approaches to the structures. Staff indicated that the approaches were to be gravel. Ray Uhl asked whether the Commission should consider requiring something beyond white chat for the approaches. Toni Looker pointed out that there were several more appealing alternatives, including a grid material with the appearance of grass that could be driven upon. Shawn Lee added that there was also a geo -grid system and that while these alternatives would be more costly initially, they would be cheaper to maintain. Additionally, he indicated that because these systems were so new, particularly in the States, the Levee Board might be able to demo the product at a reduced cost. Brent Miles indicated that perhaps in addition the Levee should consider some type of anti - graffiti application on the exterior of the structures. He expressed that staff was not completely happy with the aesthetics of the project and that the Commission might want to table the permit request in order to allow time for discussion of these concems with the Levee Board. Evelyn Poe made a motion to table the building permit until further discussion with the Levee Board could be conducted, Ray Uhl seconded, all voted aye and the motion to table passed. Shawn Lee abstained from the vote, citing a conflict of interest. Staff Report, Brent Miles The applicant, The Tax Center, is wishing to obtain a building permit Building Permit, The Tax for an accessory structure to be located on the western portion of their Center, 3000 NW Vivion Rd. property. The proposed accessory structure is a ten by sixteen foot storage building constructed of wood. Due to the applicants location in the "CPO" zoning district where the Riverside Municipal Code does not expressly allow these types of structures, staff cannot recommend approval of this request. Brent Miles went on to point out that the Commission can override staff's position. Brent had checked into the eligibility of the Grant and Loan program to assist the applicant in other options and determined that applicant was not eligible. The applicant expressed his understanding and withdrew his request. Staff Report, Brent Miles The applicant, Nich Associates, is wishing to obtain a building permit Building Permit, Nich Assoc. for a tenant finish associated with a "Change of Use Permit" that 1829 NW Vivion Rd. was recommended by the Planning & Zoning Commission on November 4, 2004 and approved by the Board of Aldermen on November 16, 2004. Brent indicates that the plans submitted by the applicant conform to all Municipal Building Codes, as well as the ADAAG manual concerning access for persons with disabilities. Staff recommends approval of this building permit. Shawn Lee made a motion to approve the building permit, Al Bowman seconded, all voted aye and the motion passed. General Discussion Discussion turned back to the topic of the last meeting with regards to change of use permits. Ray Uhl expressed the opinion that as long as there were no super structure changes, new tenant space should not be considered a change of use, indicating that the activity of the new tenant would be considered and caught during the process of issuing a Business License. Shawn Lee expressed his agreement that the Commission would like to loosen the grip on some of these issues, however, he stressed that he did not want to see the Commission lose that grip where ADA compliance was concerned. Discussion tumed to the role of the Board of Zoning Adjustment, which dealt with issues on a case -by -case basis. It was pointed out that BOZA actions could not be construed as precedent - setting. After the new year, Brent will present to the Commission some recommendations for changes to deal with these concerns. Adjournment Shawn Lee moved to adjourn the meeting, Toni Looker seconded, all voted aye and the motion passed. Chairman Barbara Snyder called the meeting to an end at 8:35 pm. 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