HomeMy WebLinkAbout1239 Final Development Plan Corner Cafe Corporate Headquarters BILL NO. 2013 -061 ORDINANCE NO. a 3q
AN ORDINANCE APPROVING A FINAL DEVELOPMENT PLAN FOR CORNER CAFE ON
LAND LOCATED AT 4523 NW GATEWAY IN ACCORDANCE WITH THE UNIFIED
DEVELOPMENT ORDINANCE OF THE CITY OF RIVERSIDE
WHEREAS, an application was filed by Corner Cafe for approval of a Final Development
Plan for a remodel and removal of temporary building status for 2,88 sq.ft. of office property
zoned C -1 Commercial and located at 4523 NW Gateway; and
WHEREAS, after due public notice in the manner prescribed by law, the Planning
Commission held a meeting for the request on August 15, 2013, and rendered a report to the
Board of Aldermen recommending that the Final Development Plan be approved and
WHEREAS, after due public notice in the manner prescribed by law, the Board of
Aldermen held a meeting on August 20, 2013 and based upon all of the information presented
find it is in the best interest of the citizens of the City of Riverside to approve a Final
Development Plan for said property upon the terms and conditions provided herein:
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE
CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS:
SECTION 1 — FINAL DEVELOPMENT PLAN APPROVED. The Final Development
Plan dated May 29, 2013 (the "Development Plan ") attached hereto for development of property
located at 4523 NW Gateway, and legally described as Exhibit A, is hereby approved to allow
the remodel and removal of temporary building status according to such plan.
SECTION 2 — CONDITIONS OF APPROVAL. The following conditions of approval shall
apply with regard to the Final Development Plan approved for development of the property:
1. The approval of the Development Plan does not relieve the applicant from
compliance with all other applicable local, state and federal laws, codes, ordinances,
and regulations. The applicant is required to request and obtain approval for all
necessary permits to begin constructing the development.
SECTION 3 — AUTHORITY GRANTED. The Mayor, the City Administrator, the City
Attorney and other appropriate City officials are hereby authorized to take any and all actions as
may be deemed necessary or convenient to carry out and comply with the intent of this
Ordinance and to execute and deliver for and on behalf of the City all certificates, instruments,
agreements and other documents, as may be necessary or convenient to perform all matters
herein authorized.
SECTION 4 — FAILURE TO COMPLY. That failure to comply with all of the provisions
contained in this ordinance shall constitute violations of both this ordinance and the City's Unified
Development Ordinance. .
SECTION 5 — REPEAL OF ORDINANCES IN CONFLICT. All ordinances or parts of
ordinances in conflict with this ordinance are hereby repealed.
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.
BILL NO. 2013 -061 ORDINANCE NO.
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 of the Board f Aldermen and APPROVED by the Mayor of the City of
Riverside, Missouri, thisa0day of , 2013.
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Kathleen L. Rose, Mayor
ATTEST:
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Robin Littrell, City Clerk,
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BILL NO. 2013 -061 ORDINANCE NO.
Exhibit A
Tract 1:
All that part of the Northeast'/ of Section 4, Township 50, Range 33, Platte County, Missouri,
described as follows: Beginning at a point on the East right -of -way of U.S. Highway 71, 1780
feet South of the North line of said '% Section and 104.2 feet East of the West line thereof,
thence East and parallel to the North line of said '% Section a distance of 896.9 feet to a point in
Line Creek on the Westerly line of Indian Hills First Addition, a subdivision according to the
recorded plat thereof; thence Southwesterly along Line Creek and along the West line of said
subdivision a distance of 266.59 feet to a point which is 1884.53 feet South of the North line of
said % Section; thence West and parallel to said North line a distance of 680.2 feet to a point in
the Easterly right -of -way line of U.S. Highway 71; thence Northerly along said right -of -way line,
a distance of 177.55 feet to the point of beginning; except that part of the above described tract
which is described as follows: Beginning at point on the East right -of -way line of U.S. Highway
71 which is 1884.53 feet South of the North line of said'/ Section, and 122.86 feet East of the
West line of said 1/4 Section, thence East and parallel to the North line of said % Section a
distance of 192.95 feet; thence North 80 feet; thence West a distance of 200.9 feet to a point in
the East right -of -way line of said U.S. Highway 71 which is 80 feet North of the point of
beginning; thence Southerly along said right -of -way ad distance of 80 feet to the point of
beginning of this exception.
Tract 2:
A tract of land in the Northeast quarter of Section 4, Township 50, Range 33, described as
follows: Beginning at point on the Easterly line of the right -of -way of U.S. Highway 71, 1678 feet
South and 101.1 feet East of the Northwest corner of the Northeast quarter of Section 4,
Township 50, Rang 33, thence East 193.3 feet, thence South 30 feet to the South line of Helen
G. Sloan tract 190.5 feet to the East line of the right -of -way of U.S. Highway 71, thence
Northwesterly along said East right -of -way lone of U.S. Highway 71 30.1 feet to the point of
beginning.
A tract of land in the Northeast quarter of Section 4, Township 50, Range 33, described as
follows: Beginning at a point 744.4 feet East and 1510 feet South of North quarter corner of
Section 4, Township 50, Range 33, thence East 545.6 feet, thence South 131.6 feet to the right -
of -way of Kansas City, Clay County and St. Joseph Railroad, thence Southwesterly along said
right -of -way 92.4 feet, thence West 480 feet, thence North 198 feet to the point of beginning.
Tract 3:
Part of the Northeast quarter of Section 4, Township 50, Range 33 West in Platte County,
Missouri described as follows: to -wit: Beginning at a steel stake on the Easterly line of right -of-
way of State Highway designated U.S. 71, said point being 1624 feet South and 95.7 feet East
of the Northwest corner of said quarter section, and being at the Southwest corner of a tract
heretofore sold; thence East parallel to the North line of said quarter section 198.7 feet to a gas
pipe marker at the Southeast corner of the tract heretofore sold; thence South at right angles 54
feet to a steel stake; thence West at right angles 193.3 feet to a steel stake on the Easterly line
of said highway right -of -way; thence Northwesterly along said highway 54.2 feet to the point of
beginning.
BILL NO. 2013-061 ORDINANCE NO.
Final Development Plan
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CITY of City of Riverside
FS RI VERS , Staff Analysis Report
DE, Case Number PC13 -18, Final Development Plan
uPuream from ` roan " 4523 NW Gateway Ave — Corner Cafe Headquarters
General Information
Applicant: Corner Cafe — Ed Rule, owner
Location: 4523 NW Gateway Ave
Application: Final Development Plan (remodel, remove temporary building status)
Zoning: C -1 Commercial
Existing Land Use: Developed — existing 2,800 s.f. building (formerly Blue Ridge Bank)
Proposed Land Use: Corporate headquarters for Corner Cafe
Final Development Plan: Final Development Plan will be reviewed by the Planning Commission and
the Board of Aldermen for approval.
Site Area: 6.2 acres
Building Size: 2,800 s.f. No building expansion just remodel of the existing structure and site
improvements.
Analysis
Background: In 2002 the City amended its regulations to allow the use of a modular unit as a temporary
building for commercial use provided a special use permit (SUP) is obtained. Such a special use permit
was issued for Blue Ridge Bank & Trust at 4523 NW Gateway Avenue with the stipulation that the SUP
be reviewed each year. Since the SUP's approval, the yearly review has not occurred and the building
has operated as a bank until just recently. The applicant is proposing to upgrade the building and site so
it can be the corporate headquarters of the Corner Cafe Restaurant Group.
Site Layout: The layout of the site will not change with the exception of additional landscape areas and
the removal of the south bank drive -thru.
Parking: Parking will be available along three sides of the building and adjoining Gateway Ave. The
proposed 24 parking spaces are sufficient to serve the building.
Infrastructure: All infrastructure is available on the site.
Landscaping: Currently there is limited landscaping on site with only a few shrubs along the west and
north sides of the building. Several new landscape areas are proposed including along both entrances
from Gateway Ave, all four corners of the building and around the sign.
Signage: The applicant is finalizing the signage plans. The plans will be submitted to staff and reviewed
to ensure compliance with the UDO.
Lighting: No new pole lighting is proposed and two existing pole lights will be removed. Ground
mounted wall wash lights will be installed at the front of the building.
Page 1 of 2
Building Design: The proposed remodel includes significant modifications and upgrades to the building
design, which will coordinate with the design of The Corner Cafe. The bank drive -thru on the south side
will be removed. The west, north and south elevations will have painted hardie board lap siding with a
small amount of metal accents. The metal accents include a small band near the top of the building and
standing seam metal awnings over windows. The front of the building will include a stone veneer
architectural element that will create both horizontal and vertical relief.
Comprehensive Master Plan: The Comprehensive Master Plan emphasizes the importance of
downtown and the role quality development plays in creating a sense of place. The investment the
applicant will make to upgrade the facility and site is in -line with the goals of the Plan and will enhance
the downtown area.
Recommendation
Staff finds the application in conformance with the standards set forth in the UDO and the goals
established in the Comprehensive Master Plan and therefore recommends approval of the fi nal
development plan and removal of the temporary building status and necessity for a special use permit.
Attachments
• Location Map
• Final Development Plan: Site & Landscaping Plan
• Building Elevations
Page 2 of 2
MINUTES
SPECIAL MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, August 15, 2013
7:00 p.m.
The Planning and Zoning Commission for the City of Riverside, Missouri, met in regular session at
Riverside 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 Jim Frakes, Art
Homer, Steven Kaspar, Mike Lombardo, Mike Soler and Mayor Kathy Rose. Also present: Jackie
Carlson Planning and Business Services, Mike Duffy Director of Community Development, James Fuller
Building Official, Keith Payne Assistant Fire Marshall, and Community Development Assistant Sarah
Wagner. Members absent were Harold Snoderley, Ray Uhl and Stephen King.
Approval of Minutes of Commissioner Kaspar moved to approve the minutes of June 27,
June 27, 2013 2013, seconded by Commissioner Soler.
Motion passed 7 -0.
Public Hearing- Chair Bowman opened the Public Hearing at 7:01 p.m.
UDO Amendments
Jackie Carlson explained that the City has been working with
Sullivan Publication to make non - discretionary changes to the
City's Municipal Code to bring it into compliance with state
statutes. Later this year staff plans to work on some discretionary
changes with the Planning Commission to the UDO. Some
highlights of the changes being made at this time include added
language to the process for appeals to the Board of Zoning
Adjustment to allow for neighborhood organizations to appeal.
Also changing a quorum for the Planning Commission from 7
members to 6 members and changing the distance between
billboards from 2,000 feet to 1,400 feet. Also removing the
section and any references to change of use permits as they are
not legal.
Commissioner Frakes asked if we could table the public hearing
for the UDO amendments until after we heard the other items on
the agenda. Commissioner Soler seconded and the public hearing
was tabled at 7:06 p.m.
Final Development Plan- Jackie Carlson explained that the applicant, Corner Cafe is
Corner Cafe Headquarters- requesting approval of a final development plan to remodel the
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4523 NW Gateway former location of Blue Ridge Bank and remove its status as a
temporary building. In 2002 the Planning Commission approved
a special use permit to allow a modular structure to be the
temporary location of Blue Ridge Bank with annual review.
Since that time no review has been done. Corner Cafe is
proposing to fix the building up and make it into their corporate
headquarters. Staff feels that after 10 plus years in the community
the building is more of a permanent structure then a temporary
building and feels like the remodel is consistent with the Master
Plan and recommends approval.
Commissioner Bowman asked if the building met code.
James Fuller, Building Official explained that a modular building
has to meet the same codes that were adopted for a permanent
building at the time of construction. He also added that the
applicant will have to submit plans for the remodel that he will
approve as well as pass various inspections during the remodel
process.
Commissioner Frakes moved to recommend approval of the Final
Development Plan for Corner Cafe Headquarters at 4523 NW
Gateway to the Board of Aldermen.
Commissioner Soler seconded and the motion passed 7 -0.
Final Development Plan- Carlson explained that the applicant, Classic Parts of America, is
Classic Parts of America requesting approval of a final development plan for a 33,615 sq.ft.
Expansion- 1 Chevy Duty expansion of their warehouse. They are located on approximately
Drive
5.5 acres and are proposing to expand the building approximately
200 feet to the south keeping the existing width. The applicant
currently has outdoor storage and plans to continue that on the
backside of the property. They are proposing to replace the
existing wood fence with a black vinyl coated chain like fence
with a black mesh cover. The applicant is proposing keeping the
same construction for the expansion of the sides of the building
with precast concrete on the bottom and extending the metal walls
at the top, however they are proposing a precast concrete wall
along the bottom and an EIFS on the top on the back side of the
building to be consistent with the requirements of the UDO.
Commissioner Kaspar asked up the applicant planned to match
the expansion on the sides of the building with the existing
structure.
Mark Jansen replied that their goal is to make it look like one
seamless building.
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Commissioner Frakes asked about a sign on the back of the
building.
Jansen replied that they have no plans to add a sign to the back of
the building.
Commissioner Kaspar moved to recommend approval of the final
development plan for Classic Parts of America at 1 Chevy Duty
Drive to the Board of Aldermen.
Commissioner Frakes seconded and the motion passed 7 -0.
Public Hearing UDO Chair Bowman re- opened the public hearing for proposed
Amendments. amendments to the Unified Development Ordinance at 7:25 p.m.
Having no comments from the pubic he closed the hearing at 7:26
p.m.
There was additional discussion by the Commission regarding the
removal of the change of use permit and the definition of
neighborhood organization for appeals to the Board of Zoning
Adjustment.
Commissioner Kaspar moved to recommend approval of the
changes to the Unified Development Ordinance to the Board of
Aldermen.
Commissioner Soler seconded and the motion passed 7 -0
Adjourn Commissioner Kaspar moved to adjourn at 7:38 p.m.
Commissioner Frakes seconded and the meeting was adjourn 7 -0.
Sarah Wagner
Community Development
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