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Home My WebLink About1524 Special Use Permit Outdoor Storage Yanfeng BILL NO. 2017-022 ORDINANCE NO. sa AN ORDINANCE GRANTING A SPECIAL USE PERMIT SUBJECT TO CERTAIN CONDITIONS TO YANFENG GLOBAL AUTOMOTIVE INTERIORS FOR OUTDOOR STORAGE IN THE PLANNED DEVELOPMENT (PD) DISTRICT ON PROPERTY LOCATED AT 4110 NW HELENA ROAD WHEREAS, pursuant to City Code Chapter 400, Section 400.580 of the Unified Development Ordinance, application no. PC17-02, submitted by Yanfeng(Global Automotive Interiors requesting a Special Use Permit to allow outdoor storage of racking supplies associated with their operations in the Planned Development(PD) District on land located at 4110 NW Helena Road 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 March 9, 2017 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 March 14, 2017 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 Yanfeng Automotive Interiors to allow outdoor storage of racking equipment supplies associated with their operations on property located at 4110 NW Helena Road in the Planned Development (PD) District, described as the "Replat of Lot 3, Riverside Horizons West First Plat. 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. 1. The outdoor storage shall be located on the west side of the building only 2. Storage shall not exceed 20 feet in height 3. Only one dumpster shall be located in storage area 4. This permit shall be reviewed annually 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. BILL NO. 2017-022 ORDINANCE NO. 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 title only, passed and approved by a majority of the Board of Aldermen and approved by the Mayor of the City of Riverside, Missouri, this 21 sr day of March, 2017. �'Z�a4 4�-- a een L. Rose, Mayor ATT $�t ftbirZWintsrd, City Clerk. ` ..... T`{ , �� + ,, � r e + a �� /� xa , R� � `. iii ""h� '�3 Y ��,,��,yy r. �yi�. _ NW 41st 1' 4110 Melena Road . � + .! �/a' 2 0 �N _. � : � N + ' 9 W x d i n' ,c i n �,: t� .- y .L�v��:ft � to . ti' .,i f ...� S` i ' / D `ri +., E r { _� },�. k {c>_ ,. . ,�. . �� ,,r — � i . � ; 1. +t = j, Ji/iiiii% % r ,I i r: r�% 0. '��+�., [.r.. /uI •�'n i s ' 'lk. r � .it ■�•r u �� 'V ��r /1 � r n ILn. , 5 /r f ,•.-i�/ / t• � � _.� � -� � � �r// ..rte Po ,z. L%: / a14, a / i� Lul •■I/ �LJ 1r iNNE =_ ��%/i J/I��!� � �� %Ii%1 ` �I} ■iI I I i % //O%� - -%Iii ��ir .I - 7� ^-r+ .l %iii111 % % -` + a„� ../ r / '�� 11 _.I it -- .I.4 %.. `4 F �� r /• r%+%�iiJ/ivcrvi./ilio• t ' +• �,• . CIi/ k _ r.hia i� iµ.--' a'H-' - —F-•.'4 �iX13= TE, 6'',L� l� il, �� Tl� s�—'�F'; • I,II ' r i s ►wi-�. ��ii L►-t1e r o ,o, I's 1 ' Cron OF City of Riverside RIVERS Staff Analysis Report MISSOURI Case Number PC 17-02, Special Use Permit u0semam from ordinary. 4110 NW Helena (YF) General Information Applicant: Yanfeng Global Automotive Interiors Location: 4110 NW Helena 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. Project Description The applicant 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 racking associated with the business. The storage area is proposed to be approximately 5,000 sq.ft. and will be located on the west side of the building in the truck court area between the building and the levee. Analysis The amended 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. Outdoor storage is only permitted within the industrial portion of the Planned Development. The applicant is located within the industrial potion of the PD. 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. The outdoor storage is located Page I of 3 between the building and the levee. It is not visible from aby public street. 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. The outdoor storage is located in the rear of the property. 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 building is approximately 240,000 sq.ft. which would allow for a total outdoor storage area of would allow for 24,000 sq.ft. of outdoor storage. The applicant is only proposing about 5,000 sq.ft. of storage. 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. The storage area is not located adjacent to the building; however, it is not visible from street right of way. 6. The maximum height of stored items shall not exceed 20 feet. The proposed storage will not exceed 20 feet. 7. Storage areas shall not impede vehicular traffic and emergency access points. The proposed storage area still allows for emergency vehicle access around the building as well as other traffic. 8. All materials being stored must be associated with the business that is located in the building adjacent to the storage area. The racking being stored is used to ship the auto parts that are manufactured by the applicant. 9. Storage areas shall be maintained in a neat and orderly manner. At this time the storage area has been maintained. 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, 1-635 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. 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. 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 would allow a growing Page 2 of 3 company to expand in Riverside. The outdoor storage is located in a manner that has a minimal visual impact on the industrial park and the applicant does meet the requirements outlined in the approved Planned Development Regulations. Attachments - Project Location Map - Site Plan Page 3 of 3