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HomeMy WebLinkAbout2004-08-12 Planning & Zoning Commission Minutes MINUTES PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI AUGUST 12, 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: AI Bowman, Shawn Lee, Toni Looker, Evelyn Poe, Harold Snoderly, and Ray Uhl. Mayor Betty Burch, Jim Burch, Karen Gordy, Aaron Locke, and Jim Smith were absent. Also present was Brent Miles, Community Development Coordinator for the City of Riverside. Minutes Approved Shawn Lee made a motion to approve the minutes of July 22, 2004 For July 22, 2004 seconded by Ray Uhl. All voted aye, Chairman Snyder abstained, and the motion carried. Public Hearing Opened Chairman Snyder opened the Public Hearing at 7:34 p.m. to consider amending a revised grading plan for the Gatewoods Subdivision, to issue a grading permit to T.E. Woods Construction consistent with the revised grading plan, to revise Ordinance 2004 -09 regarding approved house plans for the Gatewoods Subdivision, and to consider revising the approved street names for the subdivision. Revision to Approved Brent Miles, Community Development Coordinator for the City, Grading Plan and Permit indicated that he would submit his Staff Analysis, addressing each item above and then proceed to questions. First, T. E. Woods Construction, has requested a revision to the approved Grading Plan. As the Gatewoods Subdivision is zoned Planned Development, revision to the individual plans in the Final Development Plan requires a public hearing, satisfying proper notification, which City staff has completed. Applicant is requesting that the Grading Plan be revised in order that the current "Water Feature" on site can be eliminated. Applicant has submitted a Letter of Map Revision (LOMR) to FEMA for review to officially revise the current National Flood Insurance Rate Map for this development, the goal being to eliminate the 100 -year floodplain designation on the southwestern lots of the subdivision. In order to accomplish this the current "Water Feature" should be removed. City staff required a detailed grading plan indicating elevations, limits of 100 -year floodplain, storm drainage study and an erosion & sediment control plan, consistent with all information in the LOMR application. Staff has reviewed this plan . Staff recommends approval of the revised Grading Plan, noting that the current "Water Feature" could pose a public safety hazard due to the lack of proper safety precautions around the feature. Additionally, staff noted that the feature is unable to support fish and, without added circulation and aeration, the water will quickly be covered with algae, posing a possible public health hazard due to mosquitoes and disease. Due to the shallow depth, the feature will fill with sediment and will require dredging. Staff pointed out that the feature is not currently being cared for and that in the future it would become the duty of the Gatewoods Homeowner's Association, placing an unfair burden upon the first owners in the development. While staff recommends approval of the revised Grading Plan, they recommend that the issuance of the actual grading permit be made contingent upon LOMR/FEMA approval, stating that while they did not wish to place undue hardship or time constraints upon T. E. Wood Construction, they believed it would be beneficial to wait. Request for revising On January 8, 2004, applicant presented 10 house plans for the Ordinance 2004 -09 Gatewoods Subdivision to the Planning and Zoning Commission. Eight of these ten plans were recommended for approval to the Board of Aldermen. The applicant is requesting that two additional plans be considered. The two additional plans submitted are "The Lexington" and "The Briarcliff ". "The Lexington" is a two -story, one thousand eight hundred fifty four square foot home. "The Briarcliff' was submitted for review previously, under the name " The Briarwood ", and at that time staff did not believe the plan met the minimum requirements for square footage for "Ground Floor Area ". Further investigation indicates that the landing, which had previously been discounted in considering square footage, should be counted. Staff recommends approval of this request as it adds diversity to the development. Staff notes that the applicant has obtained four building permits for four different plans already. Currently, only one of the eight approved plans is a true two story, so the addition of "The Lexington" adds diversity to the split entry and ranch plans. Request for Street The applicant has requested changing the street names currently Name Changes approved in the Gatewoods Subdivision. The approved name for the western north/south street is "NW West Gatewoods Road" with a proposed change to "NW Woodside Drive ". The approved name for the eastern north/south street is "NW East Gatewoods Road" with a proposed change to "NW Flintridge Drive ". The approved name for the cul -de -sac in the development is "NW 52 Street Circle" with a proposed name change to "NW Woodside Ct." Staff recommends approval of the request. It is believed that the proposed changes will make addressing easier and less confusing for postal or emergency personnel. Additionally, the change is consistent with other addressing issues that need to be addressed within the City for 911 purposes. Ray Uhl questioned what had happened to the original Oakmount floorplan. Applicant, Tom Woods, indicated that they had abandoned that design entirely, indicating that it was a learning process and that as they worked with potential buyers, they developed plans with newer features based on these experiences. As to the previously rejected Briarwood floorplan, Tom Woods indicated that IRC regulations specify that ground floor coverage be based upon outside perimeter and that accordingly, although this is the same design, applying this defmition results in a square footage of 1080, which exceeds the 1000 minimum. Evelyn Poe questioned how removal of the water feature would help the 100 -year floodplain designation. Tom Woods indicated that the current feature impedes the natural flow of water and did not count as a credit to FEMA. He explained that the feature would be replaced with something more like a prairie meadow with contours, berms and plantings allowing the water to sheet flow into the meadow and on to the Jumping Branch Creek in extreme conditions. Brent pointed out that the current water feature is not a detention facility as nothing is flowing to it and that Mike Duffy had originally recommended elimination of the feature. Tom Woods indicated that after removal of the water feature and approval of the LOMB, which in effect will be a correction of FEMA's current maps of the floodplain, water would only cross the development in a small section that would be deeded to the homes association, through a Quit Claim Deed. This would effectively allow the development to be classified outside of the 100 -year floodplain. Chairman Snyder asked if there were any other questions or comments from the public. Absent any further comments, Chairman Snyder closed the Public Hearing. Evelyn Poe, being a party subject to notification for this Public Hearing, indicated she would be abstaining from the voting on these issues. Shawn Lee made a motion that the revised grading plan be approved with actual issuance of the grading permit to be contingent upon LOMR/FEMA approval. Al Bowman seconded the motion. All voted aye, Evelyn Poe abstained, and the motion carried. Shawn Lee made a motion that the two new plans be recommended for approval, seconded by Al Bowman. All voted aye, Evelyn Poe abstained and the motion carried. Al Bowman made a motion to approve street name changes within the development, seconded by Shawn Lee. All voted aye, Evelyn Poe abstained, and the motion carried. Staff Report, Brent Miles Prior to the staff analysis presentation, Chairman Snyder, indicating a Building Permit possible conflict of interest, requested that the chair be temporarily 5017 NW Strathbury turned over to Shawn Lee. Brent Miles explained that the applicant, Richard Ulrich, wishes to obtain a building permit in order to complete work not completed under the previous permit, B03 -18, issued to Syntec Custom Construction on February 5, 2003. Applicant will be using the original set of construction plans and the original staked plot plan that was approved in the original building permit. Staff will require that fmal grading be consistent with said plans with drainage to city code and that proper erosion and sediment control standards be in place during construction. Brent Miles pointed out that this is an area that is experiencing drainage and storm water problems. Applicant Richard Ulrich indicated that the permit he was seeking was for interior finish work, i.e., carpet, paint, tile and trim work. He indicated that he was originally to be in the home in December of 2003, that he owns the lot and that the ownership problem between himself and Syntec applied to another property. Ray Uhl asked what effect issuance of the permit might have on current storm water problems in the area. Brent Miles indicated that there should be no immediate effect since the building permit pertained only to interior work. Evelyn Poe questioned whether there was currently any landscaping on the property, grading, grass, silt fencing etc. The applicant indicated there was not. Brent Miles pointed out that there had not been a storm water study completed on the subdivision. Shawn Lee questioned whether the driveway was in or not and if access was an issue. Applicant indicated the drive was in and that no grading would be necessary for occupancy. Brent Miles indicated that the Commission had several options on approval of the building permit, and recommended that they consider granting a permit for interior work only and that they require a storm water review be done by a registered engineer in the State of Missouri before any outside work be completed. He explained the applicant could move in on a Temporary Certificate of Occupancy until such time as the storm water review could be completed and a CO issued. Shawn Lee questioned whether applicant could complete the needed work within the time constraints of a TCO. Toni Looker questioned whether there were any ownership issues with the house. Applicant indicated he had contractors lined up to finish the interior work and that there were no ownership issues. Shawn Lee clarified that applicant was in effect taking over as general contractor on the project. Ray Uhl made a motion to approve the building permit for interior work only, issuing a TCO rather than a CO until such time as the stone water review could be completed, Evelyn Poe seconded. All voted aye, Barbara Snyder abstained, and the motion passed. Shawn Lee turned the Chair over to Barbara Snyder, who thanked him for his assistance. Staff Report, Brent Miles Chairman Barbara Snyder apologized to applicant, Curtis Hunter, for Building Permit for Fence his wait. Applicant wishes to obtain a building permit in order to erect 329 NW Woodland a fence on subject property. The fence will be four feet in height and made of CCA. Brent Miles showed placement of the fence and indicated that no survey would be required; pointing out that the City would take no responsibility on whether the fence is placed upon the owner's property. Staff recommends approval. Toni Looker made a motion to approve the building permit for the fence, Shawn Lee seconded. All voted aye and the motion passed. General Discussion Evelyn Poe opened the discussion with a question regarding the need to reinstate Barbara Snyder as Chairman of the Planning & Zoning Commission, noting that they very much appreciated her work and expressing the desire that she continue in her service. The discussion turned to what other members might be serving under expired terms. The need for appointment of a possible Co -Chair was also discussed as were matters of form regarding size of the Commission, need for removal of members not attending with any regularity etc. Brent Miles indicated that he would check with Louise Rusick regarding the term limits of the active members and that he would look into the By -Laws and State Statutes for clarification on some of the other matters of form. Brent Miles indicated that the Planning & Zoning Commission agenda and minutes were now available on the web site. The Commission thanked Brent for his efforts in addressing that concem. Brent did indicate that the staff reports were determined too large for inclusion however. Chairman Barbara Snyder indicated that she would be in Baton Rouge during the time of the next meeting. Toni Looker indicated that she and the mayor had discussed her position on the commission in light of last meetings discussions. Mayor Betty Burch indicated that she had always had a member of the BOA on the commission, believing it is beneficial to have someone present so that they can explain the thinking of the commission on any matters before the BOA. The commission members asked that in light of the changes in the handling of sign permits whether there could be changes made to the handling of fence building permits. Brent Miles indicated that they could look at changes allowing fences under a certain height to be handled as an administrative function at Staff s discretion. He recommended that prior to this type of change, the commission revisit codes in this area to assure that certain minimum building requirements were delineated. Adjoumment Shawn Lee moved to adjourn the meeting, Toni Looker seconded and the motion passed. Chairman Barbara Snyder called the meeting to an end at 9:00 pm. ' ���1�:. Ac .g Secr.tJi •