HomeMy WebLinkAbout1967 Authorizing and Granting Rezoning of Property GP-I to PD Gunter BILL NO. 2020-076 ORDINANCE NO. /9LU 7
AN ORDINANCE AUTHORIZING AND GRANTING A REZONING OF PROPERTY
GENERALLY DESCRIBED AS LAND LOCATED SOUTH OF MISSOURI HIGHWAY 9,
NORTH OF THE BNSF RAILROAD, EAST OF 5654 NW RIVER PARK DRIVE, AND
WEST OF NW HORIZONS PARKWAY FROM "GP-I 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 PC23-14 submitted by Gunther Development ("Applicant")
requesting a change in zoning from "GP-I General Planned Industrial"to "PD Planned
Development District" on land located generally on south of Missouri Highway 9, north of the BNSF
Railroad, east of 5654 NW River Park Drive, and west of NW Horizons Parkway and legally
described in Exhibit A (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 14, 2023, 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
the Gunter 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 19, 2023 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 the Gunter 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 south of
Missouri Highway 9, north of the BNSF Railroad, east of 5654 NW River Park Drive, and west of
NW Horizons Parkway and legally described in Exhibit A is hereby rezoned from "GP-I General
Planned Industrial"to "PD Planned Development District".
SECTION 2—APPROVAL OF PLANNED DISTRICT DEVELOPMENT STANDARDS.
The planned district development standards for the Gunter Planned Development District set forth
in Exhibit B are hereby approved. Development of the Property shall be subject to and comply with
the Gunter 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 Gunter
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 Gunter Planned Development District shall have precedence where such conditions are
more restrictive than those set forth in City Code.
BILL NO. 2020-076 ORDINANCE NO.
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 19th day of December, 2023.
Mayor Kathleen L. Ros
ATE'
Robin`-Kincaid C ty,Clerk
t' '`11 Cs SC)
BILL NO. 2020-076 ORDINANCE NO.
Exhibit A
That part of Lots 4 and 5 of the Partition Plat of George Roberts Estates, lying South of Missouri
State Highway No 9, as now established, and North of the North Right-of-Way line of the Chicago,
Burlington and Quincy Railroad, all being in the East one-half of Section 6, Township 50, Range
33, Platte County, Missouri, being more accurately described as follows: Beginning at the Southeast
corner of said Section 6, said point being also the Southeast corner of Lot 5 of said Partition Plat;
thence North 0 Degrees 33 Minutes 30 Seconds East along the East line of said Section 6, 2,294.78
feet by survey (2,294.22 feet by deed)to a point in the Northeasterly Right-of-Way line of the
Chicago, Burlington and Quincy Railroad and the true point of beginning of the tract to be herein
described;thence North 65 Degrees 17 Minutes 39 Seconds West along said Northeasterly Right-
of-Way line, 1,162.20 feet to a point on the West line of Lot 4 of said Partition Plat; thence North 0
Degrees 28 Minutes 05 Seconds East along the West line of said Lot 4, 519.59 feet to a point in the
Southwesterly Right-of-Way line of the aforementioned Missouri State Highway No. 9; thence
South 70 Degrees 51 Minutes 59 Seconds East along said Southwesterly Right-of-Way line 240.94
feet to a point opposite and 140.00 feet from Highway Survey Centerline Station 303+96.2;thence
South 73 Degrees 46 Minutes 50 Seconds East 140.0 feet from and parallel to Highway Survey
Centerline, a distance of 812.80 feet to a point opposite and 140.0 feet from Highway Survey
Centerline Station 322+09;thence South 4 Degrees 54 Minutes 57 Seconds East along the Westerly
Right-of-Way line of a connecting Road, as described in Document No. 14633 in Book 295, Page
545 in the Recorder's Office in Platte County, Missouri, a distance of 190.68 feet to the Southwest
corner of a tract of land described in said Book 295 Page 545;thence South 89 Degrees 12 Minutes
50 Seconds East along the Southerly Right-of-Way line of said connecting Road, 32.12 feet to a
point in the East line of said Section 6, said point being also the East line of said Lot 5;thence
South 0 Degrees 33 Minutes 30 Seconds West along the East line of said Section 6, 508.93 feet to
the true point of beginning.
BILL NO. 2020-076 ORDINANCE NO.
Exhibit B
Gunter"PD" Regulations
A. Building Lines. There shall be no minimum front and rear setback requirements for
the Planned Development. Building separation shall be a minimum of twenty (20)
feet and separation of buildings will be required to meet minimum separation
standards governed by the adopted building code of the City. Building setbacks shall
be set by final development plan and where applicable final plat.
B. Building Materials and Construction. All buildings and other structures within
Horizons Business Park shall be constructed of attractive exterior sides of high
quality materials including masonry, concrete, glass, and metal (when used in an
incidental role). Specific materials which will be excluded include exposed (i)
galvanized metal facades, (ii) nondecorative cinder or concrete block, and (iii)
double T concrete panels. Exterior mechanical or electrical equipment, including,
but not limited to, HVAC equipment shall be so placed or screened that the
predominant design lines of the building or structure continue without visual
distraction or interruption. If the function of the building or structure dictates
placement of such equipment in such a manner or location that the building exterior
walls themselves are unable to screen the equipment from view of adjacent existing
or proposed streets or highways, they must be separately screened using materials
compatible with the approved building materials with use of an appropriately
designed parapet wall and the height of such screening shall be equal to the height of
the equipment to be screened; or with acceptable landscaping. Accessory buildings,
enclosures, appurtenant structures to, or extrusions from, any building or structure
shall be of similar or compatible materials, design and construction.
C. Building Material Colors. Color of materials used on the construction of all
buildings, enclosures, and appurtenant structures shall be consistent throughout the
entire development and will present a predominantly warm earth tone appearance.
Exact color palette and materials will be approved by final development plan.
D. Parking. Adequate off-street parking for employees, customers, owners and tenants
shall be the responsibility of the property owners. All necessary parking facilities
shall be provided for entirely on private property. Parking ratios will be provided in
the development plan and will be reviewed and approved by the City. Parking on
private or public streets or highways within the subject property is expressly
prohibited. All parking areas and drives and access shall be paved with an
impervious surface equal to asphalt or concrete and maintained in a well-kept
condition. Each parking space provided shall be designated by lines painted on the
paved surfaces and shall be adequate in area, generally spaces will be sized nine feet
wide by eighteen feet long (9' x 18') when a curb abuts and nine feet wide by twenty
feet long(9' by 20')when not abutting a curb.
BILL NO. 2020-076 ORDINANCE NO.
For the office portion of the Planned Development, it shall be the general standard that no
parking spaces, parking aisles or roadways, except the access way, shall be permitted within the
front ten (10) feet of the front setback. If parking spaces are provided in front of the building a
landscape buffer shall be provided as described in the landscaping section of this regulation.
Businesses experiencing rapid growth may submit a request to the Director of Community
Development to allow temporary gravel overflow parking. Parking may be allowed in accordance
with the following standards:
1. A site plan identifying the parking area, parking lot size and specifications for base and
gravel must be submitted for review prior to the parking being installed.
2. The parking area shall not impede public safety.
3. The maximum timeframe for the temporary gravel overflow parking is 18 months. At
the end of the timeframe, the area must either accommodate a building/building
expansion, become green space or be paved per City approvals and regulations.
4. An agreement outlining the specifications for the temporary gravel overflow parking
shall be signed by the appropriate business representative and the Director of
Community Development.
E. Off-Street Loading. Provision for handling all truck service must be totally within
the building site. Docks and loading areas facing non-industrial uses within the
development shall be screened in accordance with the landscape provisions
described in the PD regulations. All loading shall be paved with an impervious
surface equal to asphalt or concrete. All side and rear loading service areas shall be
properly screened from view from all existing or proposed streets, roads, or
highways by walls, earth berms, and/or plant material.
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.
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
BILL NO. 2020-076 ORDINANCE NO.
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, 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.
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.
G. Waste Receptacles and Enclosures / Waste Removal. Waste receptacles in the
industrial portion of the Planned Development shall be located behind or on the sides
of buildings such that they are not readily visible from public rights-of-way. For the
office portion of the Planned Development, facilities for storage of waste and rubbish
shall be property screened within an approved trash enclosure.
Each owner and tenant shall keep its premises, buildings and improvements and
appurtenances in a safe, sightly, clean, neat and wholesome condition, and shall comply in all
respects with all governmental, health and police requirements. Each owner and tenant shall
remove, at its own expense, any rubbish or trash of any character which may accumulate on its
property and shall keep unlandscaped and landscaped areas neat and well-maintained. Rubbish and
trash shall not be disposed of on the premises by burning in open fires or incinerators. All rubbish
and trash containers shall be properly screened by an appropriate enclosure.
H. Permanent Park Signage. No sign shall be erected, placed or otherwise installed
upon a Building Site or affixed to a Building, structure, or other improvement
erected on a Building Site until the plans for such sign have been approved by the
City. Flashing or moving signs are prohibited. Product or service replicas or models
are prohibited, unless allowed per the Unified Development Ordinance. The
location, size, design and color of all signs must be in keeping with the character of
the Park.
1. Park Monument Signs. Park Monument Signs shall be utilized to identify
the development as whole and not individual businesses and shall only be permitted to the Master
Developer of the Planned Development. Three Park Monument Signs shall be permitted, each with
a maximum sign face of two-hundred fifty (250) sq. ft. Park Monument Signs are allowable in the
public right-of-way.
2. Park Entry Signs. Park Entry Signs shall be utilized to identify main
entrances of the development and not individual businesses and shall be permitted to the Master
BILL NO. 2020-076 ORDINANCE NO.
Developer of the Planned Development. Three Park Entry Signs shall be permitted, each with a
maximum sign face of thirty-six (36) sq.ft. Park Entry signs are allowable in the public right-of-
way.
3. Park Directional Signs. Park Directional Signs shall be utilized to identify
buildings address, name of business, and in appropriate cases logos of the company occupying.
Each building shall be permitted to have a Park Directional Sign, each with a maximum sign face of
twenty(20) sq.ft.
4. Building Facade Signs. Building Façade Signs shall be attached to the
building to identify individual businesses and shall be approved as a component of the Final
Development Plan.
Industrial Buildings — For those lots that do not abut Horizons Parkway, each
individual tenant may have a maximum of two (2)walls signs per building, with a maximum of one
(1) sign per side of building. The maximum sign face per sign shall be one-hundred twenty (120)
square feet, except for a building with a single tenant, the maximum sign face per sign shall be one-
hundred fifty (150)square feet.
For those lots abutting Horizons Parkway each individual tenant may have a
maximum of three (3) wall signs, with a maximum of one (1) sign per side of building. The
maximum sign face per sign shall be one-hundred twenty (120) square feet, except for a building
with a single tenant, the maximum sign face per sign shall be one-hundred fifty (150) square feet.
For signs with one line of copy, the maximum letter height shall be sixty (60) inches
per letter. For signs with two lines of copy, the maximum letter height shall be forty-eight (48)
inches per letter.
Office Buildings - Each building may have a maximum of two (2) building façade
signs. The total maximum sign face per building shall be eighty (80) square feet, with no sign being
larger than fifty (50) square feet. For signs with one line of copy,the maximum letter height shall be
sixty (60) inches per letter. For signs with two lines of copy, the maximum letter height shall be
forty-eight(48) inches per letter.
5. For Sale or Lease Signs. A temporary wood, metal, or plastic sign may be
erected on a developed building site to offer the property for sale or lease. One(1) such sign, having
a maximum area of thirty (30) square feet for buildings less than 50,000 square feet, thirty-five (35)
square feet for buildings more than 50,000 square feet but less than 150,000 square feet, and sixty
(60) square feet for buildings more than 150,000 square feet.
6. Temporary Signs. Paper signs, stickers, transfers, signs printed or affixed to,
or visible through the windows, doors or exterior walls of a building or other signs of a temporary
character or purpose, regardless of the composition of the sign or the materials used therefore, are
expressly prohibited.
7. Construction Signs. A temporary wood, metal, or plastic sign will be allowed
during the construction of a building project. Such signs may be either single or double faced with
each face having a maximum area of fifty square feet for building sites, less than three(3) acres and
eighty square feet for building sites of three (3) acres or more. All signs permitted under this
provision will be removed immediately upon issuance of an occupancy permit for any building
BILL NO. 2020-076 ORDINANCE NO.
constructed on the site.
I. Landscaping. All open areas on any building site not occupied by buildings, storage,
parking, access roads and loading shall be suitably graded with a slope not to exceed
3:1 to allow for mowing, and drainage and shall be maintained in lawn, trees, and/or
shrubs, including lawn irrigation in all such areas. It is the intent of these regulations
to provide a park-like setting for the buildings, as well as to screen objectionable
areas.
Office Park: Building sites shall be landscaped in accordance with the general landscaping
plan for the Park. All lots are required to provide a minimum landscape buffer of ten feet
(10') along public right-of-way, utilizing deciduous shade and ornamental trees, evergreen
trees and shrubs.
Building Site (Pervious Area): Building site shall include a minimum of one
(1) two and one-half (2-Y2) inch caliper deciduous or evergreen tree (8' in
height) for each two thousand five hundred (2,500) square feet of pervious /
green space area, to be planted in side yard, front yard or rear of building at
common area. Substitutions are allowed for Pervious area calculation only
based upon the following:
1 Shade Tree (2-1/2" cal.) or Evergreen Tree (8' ht) = 20 shrubs 3' in
height or 2 ornamental trees 6' in height
Building Frontage at Street: 1 Shade Tree (2-1/2" cal.) or Evergreen Tree (8'
ht) for every 40 feet of street frontage to be planted along the street right-of-
way.
Common Area side or Building Rear: 1 Shade Tree (2-1/2"cal.)or Evergreen
Tree (8' ht) for every 40 feet of frontage on common area such as, lakes and
canals.
Parking Lots: Landscaped islands should be added at the ends of all parking
rows and should be beamed and planted with either sod or landscaping.
• 1 Shade Tree (2-1/2" cal.) or Evergreen Tree (8' ht) for every 200
square foot of parking lot islands.
• Fifty percent (50%) of the parking lot should be screened from view
with shrubs 3' in height.
Building Foundation: Forty percent 40%of the building foundation should be
landscape with ground covers, shrubs and ornamental trees.
Industrial Park: Building sites shall be landscaped in accordance with the general
landscaping for the Park:
Building Frontage at Street: 1 Shade Tree (2-1/2" cal.) or Evergreen Tree (8'
ht) for every 40 feet of street frontage to be planted along the street right-of-
way.
Common Area side or Building Rear: 1 Shade Tree(2-1/2"cal.)or Evergreen
Tree (8' ht) for every 50 feet of frontage on common area such as, lakes and
BILL NO. 2020-076 ORDINANCE NO.
canals.
Parking Lots: Landscaped islands should be added at the ends of all parking
rows and should be bermed and planted with either sod or landscaping.
• 1 Shade Tree (2-1/2" cal.) or Evergreen Tree (8' ht) for every 200
square foot of parking lot islands.
• Parking lot screening is encouraged where green space exists.
Screening should be shrubs 3' in height not exceed 20% of the total
frontage.
Building Foundation: Building foundations should be landscaped at building
entries and sides with groundcovers, shrubs and ornamental trees.
The landscape development, having been installed, shall be maintained by Owner in a neat and
adequate manner, which shall include the mowing of lawns, trimming of hedges, other such
maintenance and watering including the installation of lawn irrigation on all sites. The landscaping
shall be implemented and completed within six (6) months after certificate of occupancy of the
building has been issued.
J. Exterior Lighting. Lighting of buildings and public areas, such as parking, plazas,
landscaping, fountains, sculptures, and walkways is required. All site lighting will
be accomplished by using concealed source fixtures with a minimum average
illumination in accordance with the requirements of the City of Riverside, Missouri.
All exterior lighting will be metal halide or white in color and constant in nature,
specifically excluding traveling, flashing or intermittent illumination of any kind and
must be so arranged or shielded as to avoid glare or reflection onto any adjacent
existing or proposed streets, highways, ponds or building sites. Pole mounted
fixtures will have a maximum pole height of thirty-two(32)feet, including the base.
K. Underground Utilities, Pipes, Etc. No pipe, conduit, cable, line or the like for water,
gas, sewage, drainage, steam, electricity, or any other energy or service shall be
installed or maintained upon any building site (outside of any building) above the
surface of the ground.
L. Fencing. All fencing on any building site shall be compatible with the building
materials used in the construction of the major structure on said building site. Chain
link fencing shall be finished with a black powder coat in the Planned Development.
M. Animals. No livestock, poultry or other animals shall be kept on any part of the Park
CITY of City of Riverside
RIVERSI MISSOUiZStaff Analysis Report
Upstream from ordmary. Case Number PC23-14, Preliminary/Final
Development Plan & Rezoning for property located
south of Missouri Highway 9, north of the BNSF
Railroad, east of 5654 River Park Drive, and west of NW
Horizons Parkway.
General Information
Applicant: Gunter Development
Location: The south of Missouri Highway 9, north of the BNSF railroad tracks, west of NW
Horizons Parkway and east of 5654 NW River Park Drive.
Application: Rezoning and a Preliminary/Final Development Plan
Existing Zoning: GP-I General Planned Industrial
Proposed Zoning: PD- Planned Development
Existing Land Use: Vacant
Proposed Land Use: Industrial/Wearhouse
Preliminary/Final Development Plan and Rezoning: Preliminary/Final Development Plan
and Rezoning will be reviewed by the Planning Commission and the Board of Aldermen for
approval.
Site Area: 14.02 acres
Building 1: 118,362 SF
Building 2 (Future Phase): 31,720 SF
Building 3 (Future Phase): 12,600 SF
Overview: The applicant is requesting approval of a rezoning from GP-I General Planned
Industrial to PD Planned Development and a preliminary/final development plan for a new small
industrial/warehouse development.
Rezoning:
The applicant is proposing to rezone the above-described property from GP-I General Planned
Industrial, which is a holding district,to PD Planned Development. This proposed zoning will
have the same regulations as the rest of the PD zoning districts in the Horizons Development.
Those regulations can be found in Attachment A.
Preliminary/Final Development Plan
Site Layout: The proposed site has been vacant for several years. The applicant is proposing a
multi-building small scale industrial development. They are proposing to build the first building
Page 1 of 2
which is approximately 118,362 square feet within the next few months with subsequent
buildings coming in future phases.
Parking: The plan proposes 192 standard parking stalls, which exceeds the 1 19 required by
code.
Infrastructure: No new infrastructure us needed for this development. Existing utilities are
available to the site. The site has access in the form of a right in/right out onto Missouri
Highway 9.
Stormwater: Stormwater will exit the property to the east and will enter the City's regional
stormwater system for the Horizons Development.
Building Design: The building will be constructed of precast concrete with glass windows on
the north and west elevations. Dock doors will face the south and east and be screened by the
building and neighboring buildings from public view.
Landscaping: The applicant has proposed a mixture of street trees and shrubs for the property.
Street trees are proposed along NW Horizons Parkway and shrubs will be planted along the
building's north facade. Additional street trees will be required along Missouri Highway 9.
Signage: The applicant is not proposing any signage at this time. Future signage will require a
sign permit and approval by staff.
Comprehensive Master Plan: Throughout the development of the Comprehensive Master Plan
it was articulated by participants that improving community image/character and the quality and
design of buildings and development were key concerns. This development addresses several of
these concerns by taking an underutilized property and creating new development.
Recommendation
Staff finds the applications in conformance with the standards set forth in the UDO and the goals
established in the Comprehensive Master Plan and therefore recommends approval of the
applications with the following conditions:
• Developer will work with staff on landscaping.
• Developer will work with staff regarding grading.
Attachments
• Final Development Plan: Site Plan
• Location Map
• Elevations
Page 2 of 2
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