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HomeMy WebLinkAbout1892 Granting a Special use Permit to Anixter PowerBILL NO. 2023-002 ORDINANCE NO. I�4� AN ORDINANCE GRANTING A SPECIAL USE PERMIT SUBJECT TO CERTAIN CONDITIONS TO ANIXTER POWER SOLUTIONS FOR OUTDOOR STORAGE ON PROPERTY LOCATED AT 3910 NW HELENA ROAD, SUITE 100. WHEREAS, pursuant to City Code Chapter 400, Section 400.580 of the Unified Development Ordinance, application no. PC23-01, submitted by Anixter Power Solutions requesting a Special Use Permit to allow outdoor storage of EMT and PVC pipelconduit with supporting struts associated with their operations on land located at 3910 NW Helena Road, 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 January 12, 2023 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 January 17, 2023 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 Anixter Power Solutions to allow outdoor storage of EMT and PVC pipe/conduit with supporting struts associated with their operations on property located at 3910 NW Helena Road, Suite 100. 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 in two designated areas only. One area will be located in the northwest comer of the property. The other locations shall be adjacent to the portion of the building that the applicant is leasing and shall not extend more than 60 feet from the building 2. Storage shall not exceed 20 feet in height 3. Storage areas shall be enclosed with a black chain link fence 4. Only EMT and PVC pipe/conduit with supporting struts shall be stored in these areas. 5. 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. BILL NO. 2023-002 ORDINANCE NO.) 0 I —.- 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 1711 day of January 2023. 1 Kathleen L. Rose, May r ATTEST: Robin Kincaid, City Clerk CITY OF City of Riverside RIVER„ R Staff Analysis Report MISSOURI Case Number PC23-01, Special Use Permit Upstream from ordinary. 3910 NW Helena Rd, Suite 100 - Anixter General Information Applicant: Anixter Location: 3910 NW Helena Road, Suite 100 Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage Zoning: PD- Planned Development Existing Land Use: Vacant (Land is under construction) Proposed Land Use: Industrial Warehouse Procedure: In accordance with the approved PD regulations for the Horizons development business wishing to have outdoor storage must comply with the following criteria: 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. 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. If they cannot then they may request a special use permit in accordance with Section 400.580 of the Unified Development Ordinance (UDO). 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 hewing date and property owners within 185' of the subject property have been notified of such hearing. These requirements have been fulfilled on this application. Page I of 5 Protect Description The applicant, Anixter, is global distributer of network cabling supplies. They are moving their Kansas City, Kansas operation to the Riverside Logistic 11 building that is under construction directly south of Amazon. They anticipate approximately 20-25 employees. The applicant is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside Municipal Code to allow outdoor storage of EMT and PVS pipe/conduit and supporting strut in two areas north of the building. The applicant will occupy approximately 82,190 square feet of the building. They are requesting a standalone storage area in the northwest comer of the property measuring approximately 32,700 square feet. The second location will be adjacent to the building on the northeast portion of the building the applicant will be occupying. This area will measure approximately 15,900 square feet. Both areas will be secured with an eight -foot black powder coated chain -link fence. Analysis The amended PD Regulations for Horizons adopted August 2016 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 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. This is the last proposed industrial building in the Horizons Development. 2. Because outdoor storage is notpreferred, minimizing the visible impact ofoutdoor 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 ofce portion of the Planned Development. The outdoor storage is proposed on the northwest side of the property. The proposed storage area in the northwest comer will be partially blocked by the building. The storage area proposed adjacent to the building will not be screened and will be visible from NW Helena Rd. 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 proposed in the side and rear yard and will be minimally visible from NW Helena Road. 4. The maximum outside storage area shall be based on the businesses inside space. 10,000 square feet offirst floor indoor space = 1,000 square feet of outside storage area. The applicant is leasing approximately 82,190 sq.ft. which would allow for a total outdoor storage area of 8,219 sq.ft. of outdoor storage. The applicant is proposing about 48,500 sq.ft. of storage divided into two areas. The area adjacent to the building is approximately 15,800 sq.ft. The area in the northwest comer of the property is approximately 32,700 square feet. Page 2 of 5 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 applicant is proposing two areas of outdoor storage. One is adjacent to the building the other is located in the northwest corner of the property. Both areas will only be partially blocked by the building but will be minimally visible from NW Helena Road. 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 applicant will only be permitted to store EMT and PVC pipe/conduit with supporting struts. 9. Storage areas shall be maintained in a neat and orderly manner. To keep the area maintained in a neat and orderly manner the applicant will be installing an 8-foot black powder coated chain link fence. 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 The property does not meet all of the above listed criteria for administrative approval of a special use permit. Therefore, the applicant is asking that one is granted. While the property is located on the west side of Horizons, it is completely blocked from public view from Horizons Parkway and Highway 635. In addition to the above listed criteria approved in the Planned Development regulations for Horizons Section 400.180 (Q) of the UDO stated that in considering any application the recommending and decision -making bodies shall give consideration to the criteria below, to the extent they are pertinent to the particular application. The bodies may also consider other factors that may be relevant to a particular application. 1. The impact the proposal would have on the general health, safety and welfare of the citizens of the City. Page 3 of The approval of outdoor storage of cabling equipment would have an impact on the general health, safety, and welfare of the citizens of Riverside. 2. Whether the proposal is consistent with the intent and purpose of this Chapter. The applicant is requesting a special use permit for outdoor storage. Section 400.180 of the UDO has put into place provisions to consider outdoor storage requests on a case -by -case basis. Therefore, this proposal is consistent with the intent and purpose of this Chapter. 3. Whether the proposal is consistent with the Comprehensive Master Plan and other adopted planning policies. The Comprehensive Master Plans identifies this area as an industrial planned development. There are other similar buildings and uses in the area with outdoor storage that has been approved through the same process. In addition, the approved PE) regulation have put into place provisions for allowing and approving outdoor storge in the Horizons Development. 4. Whether the proposal is consistent with the City Municipal Code and other adopted policies. Riverside Municipal Code allows for the issuance of special use permits on a case -by -case basis with approval by the Planning Commission and Board of Aldermen. 5. The extent to which public facilities and services are available and adequate to meet the demand generated by the proposal. Outdoor storage puts minimal strain on public services. Staff will be responsible for ensuring the applicant stays in compliance if the outdoor storage is approved. 6. The recommendation of professional staff. Staff supports the request for a special use permit for outdoor storage with the following conditions: a. Outdoor storage areas will be fenced with an 8-foot black powder coated chain link fence. b. One outdoor storage areas shall be located in the northwest comer of the property and another outdoor storage area shall be located adjacent to the portion of the building that the applicant is leasing and shall not extend more than 60 feet from the side of the building. c. The applicant shall only store EMT and PVC pipe/conduit with supporting struts in the approved areas. d. Storage shall not exceed 20 feet in height. e. The Special Use Permit Shall be reviewed annually for compliance. 7. The precedents and the possible impact of such precedents that might result from approval or denial of the application. The City has set a precedence of approving outdoor storage in the Horizons Development. Several business on both the east and west sides of Horizons have outdoor storage. 8. The character of the surrounding neighborhood. Page 4 of 5 The surrounding neighborhood is all zoned PD Planned Development and has the same regulations that they must follow. Other business in the Horizons Development have areas of outdoor storage. 9. The existing and any proposed zoning and uses of adjacent properties and the extent to which the proposal is compatible with the adjacent zoning and uses. Adjacent properties to the north and east are all zoned PD with the same approved regulations for outdoor storge. Property to the south will continue to be zone PD but will be developed with different regulations as it will not include any industrial building. 10. The extent to which the proposal will impact the property and neighboring property. The request for outdoor storage is consistent with other developments in the area. Neighboring properties have been notified of this request and so far, none have come forward with concerns. 11. The suitability of the property for the uses to which it has been restricted under the existing zoning district regulations. The applicant is planning to lease space in an industrial building that is located within an established industrial park that already has locations with outdoor storage. 12. The length of time, if any, the property has remained vacant as zoned. The property has been undeveloped until this time. 13. The economic impact of the proposal on the community. The request for outdoor storage at this location will not have a negative impact on the community. 14. The extent to which there is a need for the use in the community. The applicant provides support and services to utility providers in the area. 15. Whether the proposal is made necessary because of changed or changing regulatory requirements, social values, new planning concepts of other social or economic conditions. It is necessary for the applicant to request a special use permit for outdoor storage because their needs exceed that permitted in the approved PD regulations as they need more outdoor storage space that is allowed. Other business in the industrial park have also made similar requested for the same reason. 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'. The outdoor storage is located in a manner that has a minimal visual impact on the industrial park. Attachments - Project Location Map - Site Plan Page 5 of 5