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HomeMy WebLinkAbout1476 Special Use Permit Horizons Industrial IV Outdoor Storage BILL NO. 2016-035 ORDINANCE NO. / 4 74 AN ORDINANCE AMENDING A SPECIAL USE PERMIT SUBJECT TO CERTAIN CONDITIONS FOR HORIZONS INDUSTRIAL IV, LLC FOR OUTDOOR STORAGE IN THE PLANNED DEVELOPMENT (PD) DISTRICT ON PROPERTY LOCATED AT 4600 NW 41St STREET. WHEREAS, pursuant to City Code Chapter 400, Section 400.580 of the Unified Development Ordinance, application no. PC15-01, submitted by North Point Development on behalf of Horizons Industrial IV, LLC requesting an amendment to a Special Use Permit to allow outdoor storage of racking supplies and wood pallets associated with a tenant in the Planned Development (PD) District on land owned by Horizons Industrial IV, LLC located at 4600 NW 41St Street 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 August 11, 2016 and rendered a report to the Board of Aldermen containing findings of fact and a recommendation that the amended 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 August 16, 2016 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 amendments to a 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 an amendment to the Special Use Permit is hereby granted to Horizons Industrial IV, LLC to allow outdoor storage of racking equipment supplies and wood pallets associated with the tenant on property located at 4600 NW 41 st Street in the Planned Development (PD) District, described as "Lot 1, Riverside Horizons Industrial IV East," 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 43,711 sq.ft. c. All materials being stored shall be associated with the tenant located at 4825 NW 413t Street and include only racking supplied by General Motors Corporation and wood pallets. d. The outdoor storage area shall be located on the east side of the building only. BILL NO. 2016-035 ORDINANCE NO. e. The outdoor storage area shall be kept in an orderly manner. f. The stored racking materials shall not exceed 20 feet in height, and the wood pallets shall not exceed two rows of pallets stacked 10 feet high. g. The Riverside Planning and Zoning Commission may review the Special Use Permit if the applicant has any code violations. h. The Special Use Permit shall be review in 1 year. 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 and approved by the Mayor of the City of Riverside, Missouri, this 16`"day of August, 2016. 646 °- ewt-'.. It,f V ;f, Ka leen L. Rose, Mayor I ',Robin Kincaid, (city.Clerk` s ., Case # PC14-16 SUP Spec IV T j r 43rd t s I f i N O N O 2 Spec IV 41St St 1 .-j • v 1 w� l T ti CITY of City of Riverside RIVERS Staff Analysis Report MISSOURI Case Number PC 16-04, Special Use Permit Upstream from ordinary. Revision- 4600 NW 41" Street General Information Applicant:Northpoint Development and US Farathane Location: 4600 NW 41"Street(US Farathane) Requested Action: To consider modifications to 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. Overview The applicant is requesting modifications to a Special Use Permit for outdoor storage that was approved by the Board of Aldermen on March 3,2015. At the time of the approval of this SUP the current tenant, US Farathane, had not officially signed a lease. Additionally, US Farathane, an automotive supplier, did not have all the specifics of their GM contract finalized. As such, there were several unknowns regarding the requested outdoor storage. Now that the tenant is occupying the space and nearly at full operations, it is time to finalize the specifics of the outdoor storage. Proiect Description Included with this staff report is Ordinance No. 1390 approving the SUP related to the case. Several conditions were included with the approval of the original SUP (see Section 2 of the ordinance). Since the approval of this SUP staff has proposed amending the PD regulation that apply to this location as well as a large portion of the Horizons Development. If this rezoning passes there are still two conditions that needs to be revisited, which are the height of the materials being stored, as well as the pallets that are stored. If the rezoning does not pass additional conditions need to be revisited. Specifically the following (Note: letters match conditions of the approving ordinance). b. The maximum size of the outdoor storage area shall not exceed 43,711 sq.ft. The original request asked for more than the maximum amount of storage for the entire building(34,178 sq. ft based on a 341,784 sq ft building)per the current PD regulations. If Page 1 of 4 the new regulations are passed,this will no longer be in conflict with the approved PD regulations. c. All materials being stored shall be associated with the potential tenant located at 4825 NW 41st Street and include only racking supplied by General Motors Corporation. There is currently a mix of materials being stored. Staff has requested a detailed list and photo of each specific item to be stored. In addition,the tenant is storing a substantial amount of wood pallets that were never discussed in the original approval. f. The stored materials shall not exceed the height of the racking. Racking may only be double stacked when General Motors Corporation is on shutdown. Materials are being stored several units high exceeding the allotted six feet for outdoor storage in the approved PD regulations for the east side of Horizons. Staff has asked the applicant for specifics on the requested storage height. However,the fire code sets a maximum height of 20 feet for the storage of outdoor materials. Analysis The PD Regulations for Horizons East adopted October 2013 set forth specific criteria for outdoor storage(Section F)and the review of special use permits. 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. 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. Staff has requested this information. 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'Street. The proposed area is located in a designated area and a 70 foot wing wall does exist along 41'` Street that provides some screening. The new request adjusts the storage area from 115 feet out from the building to 70 feet out from the building. When traveling along 41" Street the general public does not see the outdoor storage unless they are located east of the building. As this is towards the end of the street, the traffic count is lower than other areas of Horizons. 4. The maximum outside storage area shall be based on the business's inside space. 10,000 square feet of first floor indoor space = 1,000 square feet of outside storage area. The entire building has 341,784 square feet of first floor space allowing a total of 34,178 square feet of outdoor storage. The applicant leased 222,761 square feet of first floor space, which would allow a maximum of 22,276 square feet of outdoor space. The original request was for 43,711 square feet (115' x 380') of outdoor storage space. Based on the applicant's submitted drawings, staff assumes the request is being modified to 8,762 square Page 2 of 4 feet, which complies with the regulations. 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 office bump outs extend out from the building 70 feet. The original outdoor storage request extended 115 feet from the building. The applicant is proposing to modify this to 70 feet putting it in line with the office bump out, but not 5 feet less per the PD regulations. 6. Storage areas shall be designated by yellow pavement markings. The applicant has been made aware of this requirement. 7. The maximum height of stored items shall not exceed 6 feet. The current outdoor storage exceeds this limitation. The original SUP notes the height of materials shall not exceed the height of the racking and that racking will only be double stacked when GM is on shutdown. Currently items are stacked much higher than both 6 feet and double staked. Staff is waiting for the applicant to request a specific height, but assumes the request will be to allow as high as possible(20 feet). Fire code states that items stored outside cannot exceed 20 feet in height. An item for discussion is whether the Commission thinks it is appropriate to increase the height limitation and thus, reduce the square footage of the storage area(i.e:go up instead of out). 8. Storage areas shall not impede vehicular traffic and emergency access points. The storage areas are setback from the main drive area and do not block any ingress/egress points. The submitted drawings show storage areas between dock doors only. 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 the tenant and located adjacent to their portion of the building. Staff has asked the applicant to submit photos. 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 I year from the date of revocation before applying for another SUP for outdoor storage. The applicant is aware of this requirement. Staff has proposed an amendment to the PD regulations for a portion of the Horizons Development. Those proposed changes if approved are as follows: F. Outdoor Storage. Although the outdoor storage of materials and equipment is not preferred, the City recognizes it is an important component for some industrial businesses. 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 industrial businesses. 1. Outdoor storage is only permitted within the industrial portion of the Planned Development. 2. Because outdoor storage is not preferred, minimizing the visible impact of outdoor storage on public rights-of-way and less intense uses is critical. Thus, outdoor storage shall only be permitted in areas that are not visible from Horizons Parkway and the office portion of the Planned Development. 3. All outdoor storage must be located in a side or rear yard such that views from public rights-of-way and less intense uses are limited. Page 3 of 4 4. The maximum outside storage area shall be based on the business's inside space. 10,000 square feet of first floor indoor space = 1,000 square feet of outside storage 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). This requirement may be waived if the storage area is behind a building and is not visible from any public rights-of-way and less intense uses. 6. The maximum height of stored items shall not exceed 20 feet. 7. Storage areas shall not impede vehicular traffic and emergency access points. 8. All materials being stored must be associated with the business that is located in the building adjacent to the storage area 9. Storage areas shall be maintained in a neat and orderly manner. 10. If outdoor storage is desired that cannot meet these criteria, a special use permit may be requested. When reviewing the request the following shall be taken into consideration. o Distance from Horizons Parkway, I-635 and Highway 9 -the farther away the more likely it is the request will be approved. o Visibility — the lower the visibility the more likely it is the request will be approved. o East or West — the industrial area west of Horizons Parkway within the Planned Developed is intended for more intense uses, thus outdoor storage west of Horizons Parkway is more likely to be approved. If these new regulations are adopted the current outdoor storage would be allowed with some modifications. The approved Ordinance only allows for the racking material to be stored one unit high and does not allow for the storage of pallets. These two items need to be addressed so that the business operations and the approved SUP can match. 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". Attachments - Ordinance No. 1390 including previous staff report - Project Location Map - Site Plan Page 4 of 4