HomeMy WebLinkAbout1441 Rezoning Lot 3 Med4 Home to PD Planned Development District BILL NO. 2015 - 067 ORDINANCE NO. 1441
AN ORDINANCE AUTHORIZING AND GRANTING A REZONING OF LOT 3 MED4HOME AND
THE NON-EXCLUSIVE EASEMENT FROM "GP-1 GENERAL PLANNED INDUSTRIAL" TO "PD
PLANNED DEVELOPMENT DISTRICT" IN ACCORDANCE WITH THE PROVISIONS OF THE
UNIFIED DEVELOPMENT ORDINANCE FOR THE CITY OF RIVERSIDE, MISSOURI AND
APPROVING PLANNED DISTRICT DEVELOPMENT STANDARDS IN CONNECTION
THEREWITH
WHEREAS, Application PC15-14 submitted by the City of Riverside ("Applicant")
requesting a change in zoning from "GP-1 General Planned Industrial" to "PD Planned
Development District" on land located generally at 700 NW Argosy Parkway.
All of Lot 3, MED4HOME, a subdivision in the City of Riverside, Platte County,
Missouri and the non-exclusive easement for ingress and egress as shown on the
recorded plat of MED4HOME and as further established by that instrument title
"Easement and Conveyance" filed November 22, 2004 as Document NO. 022699
in Book 1047 at Page 260.
(the "Property") 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 December 10, 2015, wherein it considered and reviewed the
request of the Applicant and rendered a report to the Board of Aldermen recommending that the
zoning change requested be approved together with planned district development standards for
Lot 3 MED4HOME Planned Development District; and
WHEREAS, after due public notice in the manner prescribed by law, the Board of Aldermen
of the City of Riverside, Missouri at its regular meeting on December 15, 2015 held a public
hearing regarding the rezoning request of the Applicant; and
WHEREAS, the Board of Aldermen, after considering the evidence presented during such
public hearings, has determined adoption and approval of the rezoning and planned district
development standards for Lot 3 MED4HOME Planned Development District to be in the City's
best interest and to promote the public health, safety and welfare;
NOW, THEREFORE, be it ordained by the Board of Aldermen of the City of Riverside,
Missouri, as follows:
SECTION 1 — REZONING OF PROPERTY. The property located generally at 700 NW
Argosy Parkway and legally described as "All of Lot 3, MED4HOME, a subdivision in the City of
Riverside, Platte County, Missouri and the non-exclusive easement for ingress and egress as
shown on the recorded plat of MED4HOME and as further established by that instrument title
"Easement and Conveyance" filed November 22, 2004 as Document No. 022699 in Book 1047 at
Page 260" is hereby rezoned from "GP-1 General Planned Industrial District" to "PD Planned
Development District".
SECTION 2—APPROVAL OF PLANNED DISTRICT DEVELOPMENT STANDARDS.
The planned district development standards for Lot 3, MED4HOME set forth in Exhibit "A" are
hereby approved. Development of the Property shall be subject to and comply with the Lot 3
MED4HOME Planned Development District standards together with all other provisions set forth in
the City Code and Unified Development Ordinance of the City of Riverside. Approval of the Lot 3
BILL NO. 2015 -067 ORDINANCE NO. 1441
MED4HOME Planned Development District does not relieve the Applicant from following all other
applicable codes and laws of the City of Riverside or other governmental agency, nor does it
relieve the applicant from submitting necessary site plans or applying for all necessary building
permits, electrical permits, sign permits, or occupation licenses required by City Code. The
standards set forth in the Lot 3 MED4HOME Planned Development District shall have precedence
where such conditions are more restrictive than those set forth in City Code.
SECTION 3— FAILURE TO COMPLY. That 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 in addition to other penalties which may be contained in the
City Code.
SECTION 4— EXECUTION OF DOCUMENTS. The Mayor shall have authority to take
such actions to execute such documents as she shall deem reasonably necessary to carry out the
provisions and intent of this ordinance.
SECTION 5—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 6 — 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 and APPROVED by the Mayor of the City of
Riverside, Missouri, this 15th day of December, 2015.
M46r Kathleen L. Rose
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Robin Kincaid, City Clerk
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Case # PC15-14 Rezoning/Final Development Plan
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CITY OF City of Riverside
RIVERS,1� Staff Analysis Report
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Case Number PC 15-14, Rezoning/ Final Development
Upstream from ordinary. Plan
700 NW Argosy Parkway
General Information
Applicant: Riverside Associates
Location: 700 NW Argosy Parkway
Application: Rezoning/Final Development Plan
Current Zoning: GP-I General Planned Industrial
Proposed Zoning: PD- Planned Development
Existing Land Use: Developed—existing 86,000 s.f. building
Proposed Land Use: Industrial
Rezoning/Final Development Plan: Both the Rezoning and Final Development Plan will be reviewed
by the Planning Commission and the Board of Aldermen for approval.
Site Area: 11.56 acres on two lots
Building Size: 86,000 s.f.existing, 6,432 s.f. expansion=92,432 s.f. total
Analysis
Overview: Since the building was constructed in 2002, a number of businesses and uses have been
located in the structure. The front portion of the structure has been home to Med4Home and Star
Medical for a number of years. The back portion of the building has been used as a gymnasium for
several sports including volleyball, soccer, baseball and basketball. The building has been vacant since
the summer of 2015.The ownership group of the building is proposing a long-term lease of the property
to Haarslev, a manufacturer of industrial processing equipment for the food industry. The company
would take a majority of the office space, use the remaining portion for industrial and warehouse space
and also build an addition on the north (back) side of the building.
Site Layout: The property is located north of the Argosy Casino Hotel and Spa. The Riverside
Quindaro Bend Levee runs along the east edge of the property. To the west is a detention basin for the
property and the newly constructed Argosy Casino Parkway which provides a grade separated crossing
of the BNSF railroad tracks.
Parking: Parking is located on the south side of the building and truck docks are located on the north
side adjacent to the BNSF railroad tracks. Additional truck parking will be on the west side of the
building.
Infrastructure: All infrastructure is available on the site.
Outdoor Storage: The applicant is proposing limited outdoor storage on the east side of the building
(between the building and the levee). They would also fence an area on the west side of the building for
service trucks, service trailers and employee vehicles for employees who are traveling. These uses are
permitted in a GP-I district, however,the GP-I district is a holding district. This means that changes in
use or site require a rezoning. Rezoning to the PD District allows for the approval of outdoor storage.
Page 1 of 2
Landscaping: Existing landscaping is in place along the south side of the building, which will remain.
No additional landscaping will be required along the east side of the building for the outdoor storage due
to the levee critical area requirements. A black vinyl coated chain link fence with black mesh will serve
as the screening for the outdoor storage.
Building Design: The expansion will match the existing building materials and current architectural
character of the building. The expansion will be on the north side of the building and not visible.
Signage: No new signage is proposed at this time. Any new signage will be subject to the applicable
sign code and approved by staff.
Lighting: No new lighting is proposed for this project.
Comprehensive Master Plan: The City's 2006 Riverside Comprehensive Master Plan calls for the area,
including the Argosy Casino complex,to become an entertainment district. This would include the area
containing the subject property and some ground containing a Super 8 Motel that is located between the
property and the Argosy Casino. The Plan, developed by the community and approved by the City's
Planning and Zoning Commission and the Riverside Board of Aldermen identifies a goal of capitalizing
"on the appeal of the Argosy to bring in additional amenities"to the area. A movie theater, outdoor
space for performers,dining, shopping, or other entertainment based businesses are all opportunities that
may be pursued. Although the City continually evaluates potential projects that may help to achieve the
goal for the area,there are no specific plans for entertainment based development in the near future.
The City recognizes that there are instances where the future land use anticipated by the Comprehensive
Master Plan is in conflict with the current zoning or use of the ground. This is one of those instances.
We recognize that the property owner has a right to a return on his investment that was made based on
the zoning and the development patterns of the time. We also believe that the property owner must
recognize that changing development patterns over time, specifically with regard to the Argosy Casino
Hotel and Spa, have created a situation in which industrial uses in this general area should be gradually
phased out as entertainment uses begin to develop.
Given the lack of movement towards the development of an entertainment district at this time, it seems
reasonable that a 10 year to 15 year lease for the proposed use would not create a long-term barrier to
implementation of the City's Comprehensive Master Plan. The property owner and the tenant(Haarslev)
should be aware that approval of this particular rezoning request does not constitute a change in the
City's position regarding the ultimate development of the area as an entertainment district. Future
approvals or modifications of the development plan are not guaranteed based on approval of the proposed
use at this time.
Recommendation
Staff finds the application in conformance with the standards set forth in the UDO therefore recommends
approval of the application with the following conditions:
1. The application is reviewed in one year.
2. The wall on the east side of the building for fenced storage be moved to the south to accommodate
future expansion.
Attachments
• Location Map
• Final Development Plan: Site Plan
Page 2 of 2
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, December 10, 2015
6:30 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.
The meeting was called to order at 6:30 p.m. Answering roll call were Mike Lombardo, Ray Uhl, Harold
Snoderley, Mike Soler, Jim Frakes. Also present: Community Development Director Mike Duffy, Fire
Chief Gordon Fowlston, Fire Marshal Keith Payne and Community Development Assistant Sarah
Wagner. Members absent were Stephen King,Nathan Cretsinger, and Mayor Kathy Rose.
Approval of Minutes of Commissioner Kaspar moved to approve the minutes of October
October 8, 2015. 8, 2015, seconded by Commissioner Uhl
Motion passed 6-0.
Public Hearing- Vice Chair Mike Lombardo opened the public hearing at 6:32
Rezoning/Final p.m.
Development Plan 700
NW Argosy Pkwy. Community Development Director Mike Duffy gave a brief staff
report explaining that the property in question has been vacant
since this summer. The property owner has a new prospective
tenant. Because the property is zoned GP-I and that is considered
to be a holding district the process is to rezone all property to PD
when there is a change in use. Previously the property has been
used as office space and a gym. The new tenant, Haarslev, will
work on commercial grade food processing equipment.
Homer William with WSKF, Architects gave an overview of the
modifications that will be done to the building to include a small
expansion on the north side of the building and some minor
outdoor storage on the east side of the building.
Hans-Henrik Nissen, President of Haarslev addressed the
Commission and explained that his company has outgrown their
current space. He currently has 25 employees and may expand up
to 50 employees.
Commissioner Uhl asked for more information about the outdoor
storage.
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Nissen replied that there should be very little outdoor storage.
Only some steel components used for working on the equipment
from time to time. His goal is to keep as much as possible inside
the building. The outdoor storage area will be approximately 25'
x 100' and be hard surfaced.
Commissioner Kaspar asked about the parking.
Nissen explained that their si more parking then necessary and
some o fit will be removed and be used for a drive lane for the
trucks.
Commissioner Kaspar asked what Argosy Casino thought about
this use.
Duffy explained that they were notified and that the city has had
conversation with them and they are good with this use.
Commissioner Soler asked about additional landscaping.
Duffy replied that they are looking to add some additional
landscaping on the west side of the building.
Vice Chair Lombardo closed the public hearing at 7:10 p.m.
Commissioner Lombardo moved to recommend approval of the
Rezoning/Final Development Plan for 700 NW Argosy Parkway
to the Board of Aldermen, seconded by Commissioner Kaspar.
General Discussion Motion carried 6-0
David Thatcher at 4417 NW Indian Lane addressed the
Commission with a concern that the city is lacking affordable
maintenance provided housing for its ageing population. He gave
the example of some two or three unit attached homes in
Gladstone that are maintenance provided. The Commission had
some general discussion about this need and agreed that if a
developer ever proposed such an idea the commission would be in
support of it.
Adjourn Commissioner Uhl moved to adjourn at 7:38 p.m.
Commissioner Kaspar seconded and the meeting was adjourned
6-0.
Sarah Wagner
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