HomeMy WebLinkAbout1256 Special Use Permit Outdoor Storage Horizons Industrial, IBILL NO. 2013 -081
ORDINANCE NO. Q
AN ORDINANCE GRANTING A SPECIAL USE PERMIT SUBJECT TO
CERTAIN CONDITIONS TO HORIZONS INDUSTRIAL I, LLC FOR OUTDOOR
STORAGE IN THE PLANNED DEVELOPMENT (PD) DISTRICT ON
PROPERTY LOCATED AT 4780 NW 41 STREET, SUITE 100
WHEREAS, pursuant to City Code Chapter 400, Section 400.580 of the Unified
Development Ordinance, application no. PC13 -20, submitted by North Point Development
and Horizons Industrial I, LLC on behalf of the tenant, Marlen International requesting a
Special Use Permit to allow outdoor storage of equipment supplies associated with their
business in the Planned Development (PD) District on land owned by Horizons Industrial I,
LLC located at 4780 NW 41s Street Suite 100 was referred to the Planning Commission to
hold a public hearing; and
WHEREAS, after due public notice in the manner prescribed by law, the Planning
Commission held a public hearing on September 12, 2013 and continued it to October 10,
2013 and rendered a report to the Board of Aldermen containing findings of fact and a
recommendation that the Special Use Permit be approved; and
WHEREAS, after due public notice in the manner prescribed by law, the Board of
Aldermen held a public hearing on September 19, 2013 and continued it to October 15,
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 grant said Special Use Permit subject to certain terms
and conditions as set forth herein;
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF
THE CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS:
SECTION 1 — GRANT OF SPECIAL USE PERMIT. That a Special Use Permit
is hereby granted to Horizons Industrial I, LLC to allow outdoor storage of equipment
and supplies associated with the tenant on property located at 4780 NW 41s Street,
Suite 100 in the Planned Development (PD) District, described as "Lot 4, Riverside
Horizons East First Plat," subject to the conditions set forth in Section 2.
SECTION 2 — CONDITIONS OF APPROVAL AND OPERATION. That the
following conditions of approval shall apply and be followed for the duration of the Special
Use Permit.
a. The outdoor storage shall only be permitted on the property described above and
may not be moved to a different location or expanded without first obtaining
approval in accordance with the provisions for special use permits as specified in
City Code.
b. The maximum size of the outdoor storage area shall not exceed 7,125 feet; 95 feet
the width of the building x 75 feet extending out from the building and the outdoor
storage shall be located on the back side of the building (east side) in the truck
court area
C. All materials being stored shall be associated with Marlen International located at
4780 NW 41s Street, Suite 100.
BILL NO. 2013 -081
ORDINANCE NO. 1AS
d. Storage area should be kept in a neat and orderly manner.
e. Stored material shall not exceed 6 feet in height.
f. If more than 2 code violations associated with the outdoor storage are issued in a
calendar year the SUP will be revoked.
g. The special use permit will be reviewed in one year.
h. The issuance of the Special Use Permit does not relieve the applicant from
following all other applicable codes and laws of the City of Riverside or other
governmental agency. This permit does not relieve the applicant from submitting
necessary site plans or applying for all necessary building permits, electrical
permits, sign permits, or occupation license required by City Code. The
conditions set forth in this permit shall have precedence where such conditions
are more restrictive than those set forth in City Code.
SECTION 3 —FAILURE TO COMPLY. Failure to comply with any of the
conditions or provisions contained in this ordinance shall constitute a violation of both this
ordinance and the City's Unified Development Ordinance and shall also be cause for
revocation of the Special Use Permit granted herein in addition to other penalties which
may be contained in the City Code.
SECTION 4 — 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.
SECTION 5 — 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 of Aldermen a ap roved by the
Mayor of the City of Riverside, Missouri, this day of
2013.
a
O P
Kathleen L. Rose, Mayor
ATTEST:'
Robin Littrell, City Clerk
CITY OF City of Riverside
RIVERS Staff Analysis Report
MISSOURI Case Number PC 13-20, Special Use Permit
Upstream from ordinary. 4780 NW 41 Street Suite 100
Please note: This staff report is written with the assumption that the amendment to the PD Regulations
for Horizons East in regards to Outdoor Storage is approved
General Information
Applicant: Marlen International, Inc.
Location: 4780 NW 41" Street Suite 100 (Horizons Industrial 1)
Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage
Zoning: PD- Planned Development
Existing Land Use: Industrial
Proposed Land Use: Continued industrial with associated outdoor storage.
Procedure: In accordance with Section 400.580 of the Unified Development Ordinance (UDO) and the
adopted PD regulations, a special use permit is required for outdoor storage. Therefore, the procedure for
a special use permit is a public hearing before the Planning Commission and the Board of Aldermen after
notification has been given in a paper of general circulation at least 15 days before the hearing date and
property owners within 185' of the subject property have been notified of such hearing. These
requirements have been fulfilled on this application.
Proiect Description
Marlen International is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside
Municipal Code and the adopted PD regulations to allow outdoor storage of product and material
associated with the business. The stored material will mainly be stainless steel components and some
propane tanks and fork trucks. The storage area is proposed to be 95 feet x 75 feet (7,125 s.f ), will be
located on the back side of the building (east side) in the truck court area, and is in approximately the
north -south center of Horizons Industrial I. The applicant is proposing to designate the area by painting
the pavement.
Analysis
The recently amended PD Regulations for Horizons East set forth specific criteria for outdoor storage
(Section F) and the review of special use permits. The application meets all of the criteria as detailed
below.
F. Outside Storage and Equipment. Although the outdoor storage of materials and
equipment in Horizons East is not preferred, the City recognizes it may be necessary to
accommodate businesses that are experiencing growth and/or change, but are not yet ready to
commitment to additional facility space. Considering this, the outdoor storage of materials and
equipment may be permitted in accordance with the following regulations. These regulations do
not apply to the customary trailer parking activities associated with tenants inside the Planned
Development.
Page 1 of 3
1. A special use permit must be granted to allow outside storage.
2. Included with the SUP application must be a written explanation as to why the
business needs the outdoor storage, how long they intend to have the outdoor
storage and what their long term plan is to accommodate the storage. The
applicant has provided the following: "Due to significant variations of the thermal
product orders and difficulty to get JIT (just in time) deliveries of thermal product
components from our suppliers, we need occasionally to store thermal product
components (walls, floors, ceilings, fan cabinets, etc.) outside during the term of the
lease."
3. Outside storage areas may only be permitted within the designated areas as shown
in Exhibit A, provided there is a screening mechanism (wing wall, building bump
out, etc.) along 41 s ` Street. The proposed area is located in a designated area and a
wing wall does exist along 41" Street.
4. The maximum outside storage area shall be based on the business's inside space.
10,000 square feet offirst floor indoor space = 1,000 square feet of outside storage
area. Marlen leases 89,105 square feet of first floor space, which would allow a
maximum of 8,910 square feet of outdoor space. The request is for 7,125 square
feet (75' x 95') of outdoor storage space. Given the ebb and flow of the business
there are times when the area may be full of items and times when nothing is stored,
however, the storage will never exceed the 75' x 95' designated area.
5. Storage areas shall be located adjacent to the building and shall not extend more
than 5 feet less than the length of the screening mechanism (i.e. — if the wing wall
extends 80 feet from the building, the storage area shall not extend beyond 75 feet).
The area abuts the building and extends out from the building 75 feet. The wing
wall extends 80 feet.
6. Storage areas shall be designated by yellow pavement markings. Following
approval of the SUP the applicant has agreed to appropriately mark the area.
7. The maximum height of stored items shall not exceed 6 feet. The applicant
understands and is in agreement with this regulation.
8. Storage areas shall not impede vehicular traffic and emergency access points. The
proposed area is setback from the main drive area and does not block any
ingress /egress points.
9. All materials being stored must be associated with the business that is located in the
building adjacent to the storage area. A detailed list and photos of materials to be
stored must be submitted with the SUP application. All stored materials are
associated with Marlen and located adjacent to Marlen's portion of the building.
The request includes stainless steel components, propone tanks and occasionally
fork trucks that are used for outside storage manipulation. The list and photo are
included with the staff report.
10. Storage areas shall be maintained in a neat and orderly manner. The applicant is
aware of this requirement.
11. If a business receives more than 2 written code violation notices associated with the
outdoor storage in a calendar year the SUP will be revoked. The business must
wait 1 year from the date of revocation before applying for another SUP for outdoor
storage. The applicant is aware of this requirement.
Page 2 of 3
Conformance to Master Plan: The Master Plan discusses developing Horizons to incorporate a
multitude of uses, create jobs, generate revenue for the City and welcome innovative companies,
with a focus on high - quality development. The Master Plan notes that "the key element is to
ensure that what happens in Horizons is the best long -term solution ". Approving the SUP under
the guidelines noted above allows an innovative and growing company to stay competitive, yet
works to maintain the high- quality nature of the park.
Recommendation
Staff finds the application to be in compliance with the UDO, Master Plan and approved PD regulations
and therefore, recommends approval of the SUP application.
Attachments
- Exhibit A: Project Location Map
- Site Plan: Marlen storage area relative to Horizons East
- Site Plan: Marlen storage area relative to Spec I
- Aerial photo with storage area outlined
- List and photos of proposed materials
- Stainless steel components
- Propone storage tanks
- Fork trucks
Page 3 of 3
1.1.i.r.I' ♦I'�U - 1. 1. 1. t, rx J. 1' l' l' 1 ,1.1.f.t.PJ'1'1'L'Ltl.i.t.h.l'J' . fi
1 i i i
1 I I I a
°-
'
V1
I I I •.•
o c
0
o _
I ♦♦
1 i li �El
z R
Z c
O
II
ui
oN g
N Q'
_ WO N j
O �
�
O
N
'O
m
N
_O
N
C
d
K
C
N
O
a
V
w ,
f' 2
S �
U
�
A=
�
d.
Q4
:'P♦
-
'
1
I
I
I
1
I
I
I
I
I
I
I
I
�.
Ir
I
I
I
1
I
I
I
I
I
I
z R
Z c
O
II
ui
oN g
N Q'
_ WO N j
O �
�
O
N
'O
m
N
_O
N
C
d
K
C
N
O
a
V
w ,
f' 2
S �
U
�
A=
i
1
r" T
b
•i
i
Q
S .
! �
N
a
a�
U) C `, !
C Y
41 U
p
R
� J
Y /-
r C U
N
M 6
U a
ay
I
d E
N �
R
U
Q s..
C •' y� l.'
a
n
Horizons Parkway
i
5{
I
I
! II
1I
'
/
iy
..
.G
{J ji,
■
■
11
4
■
r
■ '1