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HomeMy WebLinkAbout2025-12-11 Planning & Zoning Commission Packet MINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, November 13, 2025 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, Al Bowman, Mike Soler, Matthew Christopher, Benjamin Becker, Ray Uhl, Gale Perkins, Richard Lanning and Elise Grosdidier. Michael Layton from Korte Company was also present. City Planner Sarah Wagner and Community Admin Assistant Rhonda Smith were present. Members absent were Jennifer Hanlon and Mayor Kathy Rose. Approval of Minutes of August 14, 2025. Commissioner Bowman moved to approve the minutes of August 14, 2025, seconded by Commissioner Christopher. Motion passed 9-0. Preliminary Development Plan – Montebella 9th City Planner Sarah Wagner presented the staff report. She noted that the city has asked the developer to address stormwater and drainage issues on the property but have received no communication regarding any progress. Commissioner Lanning moved to request the developer re-submit the plans in 2026, seconded by Perkins. Motion passed 9-0. Amend Final Development Plan – 3950 NW Helena Road City Planner Sarah Wagner presented the staff report. She noted that Amazon has requested to add two small building on the property – one to electronically inspect vehicles before and after shift and a maintenance building. The building with be approximately 5000 square feet, located 300 feet off the road with a brick veneer. Commissioner Bowmen moved to approve to amend the final development plan – 3950 NW Helena Road and forward to the Board of Alderman, seconded by Commissioner Lombardo. Motion passed 9-0. Discussion – Short Term Rentals City Planner Sarah Wagner noted that at the December meeting the City would bring an amendment to the codes to include restrictions on short- term rentals. The City would like to have a policy in place before World Cup 2026. Commissioners were asked to submit any feedback to the Community Development office. Adjourn Commissioner Soler moved to adjourn at 6:55 p.m. Commissioner Lanning seconded and the meeting was adjourned 9-0. __________________________ Rhonda Smith Community Development Admin Page 1 of 2 City of Riverside Staff Analysis Report Case Number PC25-11, Amending Chapter 400: Unified Development Ordinance regarding Short Term Rentals General Information Applicant: City of Riverside Requested Action: Amend Riverside Municipal Code by adding a new Section 400.431 regarding Short Term Rentals Background and Purpose: The City currently has no regulations in place governing the operation of short-term rentals (STRs) within Riverside. With the 2026 World Cup expected to bring a significant increase in regional tourism, the Mayor and Board of Aldermen directed staff to develop a framework that ensures these uses can be safely and responsibly accommodated while preserving neighborhood character and ensuring compliance with City codes. Staff has worked closely with the City Attorney to prepare the attached draft ordinance establishing a new Section 400.431 of the Municipal Code. Overview of Proposed Regulations: The intent of the proposed ordinance is to introduce baseline operational standards for short-term rentals without becoming overly restrictive or discouraging property owners who wish to offer this type of lodging. The ordinance focuses on registration, safety, accountability, and tax compliance, rather than limiting the number or location of short-term rentals. Key components include: • Annual Permit Requirement: All short-term rentals must obtain an STR permit from the Community Development Department. This ensures the City is aware of where STRs are located and who is responsible for their operation. • Contact Information & Oversight: Registrants must provide accurate contact information for both the operator and property owner. A local emergency contact must be posted within the unit. This ensures timely communication and issue resolution. • Parking & Property Standards: Each STR must provide at least one off-street parking space, and operators must comply with existing City regulations related to noise, nuisance, and trash service. These provisions help minimize neighborhood impacts. • Life-Safety Requirements: STRs must maintain working smoke detectors, carbon monoxide detectors, a fire extinguisher, and basic emergency lighting to ensure guest safety. • Tourism Tax Collection: STR operators are required to remit the City’s Tourism (Guest Room) Tax in the same Page 2 of 2 manner as hotels and motels. This ensures equity across lodging establishments and supports City services. • Performance & Enforcement Tools: The ordinance outlines clear standards and provides mechanisms for permit suspension or revocation in cases of repeated violations, non-payment of taxes, or unsafe operations. Comprehensive Plan: The proposed amendments establishing regulations for short-term rentals (STRs) are consistent with key goals and policies identified in the City’s Comprehensive Plan. While the Plan does not specifically address STRs, it provides guidance related to neighborhood preservation, housing quality, and responsible economic development, all of which are supported by the proposed ordinance. Recommendation & Rationale: Staff believes the proposed ordinance establishes a balanced, reasonable regulatory structure that provides necessary oversight while still allowing property owners to offer short-term rentals throughout residential zoning districts. The proposed standards are intended to protect public safety, support neighborhood livability, and ensure compliance with applicable taxes—all without unduly restricting the availability of STRs in the City. Staff recommends approval of the ordinance as drafted. 1 AN ORDINANCE AMENDING THE CITY CODE REGARDING SHORT-TERM RENTALS BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS: SECTION 1 – ADOPTION OF AMENDMENT. That Title IV, Chapter 400 of the Municipal Code is hereby amended by adding a new Section 400.431, to read as follows: 400.431 Short-Term Rentals A. Purpose. The purpose of this Section is to regulate the use of residential dwelling units for temporary lodging (“short-term rentals”), protecting neighborhood character and safety while accommodating legitimate tourism needs. B. Definitions. For the purposes of this chapter, the following terms are defined: “Booking Service Provider” means any person or entity that facilitates reservations or collects payment for short-term rental transactions, whether directly or indirectly “Department” means the Community Development Department. “Director” means the Director of Community Development or the Director’s designee. “Owner” means any person or entity holding legal title to the property. “Operator” means the person responsible for managing, operating, or hosting the STR. “Registrant” means the individual identified on the STR permit application as responsible for compliance with this Section. “Residential Dwelling Unit” means a building or portion thereof designed for occupancy by one household and having cooking and sanitary facilities. “Short-Term Rental” (STR) means a permanent residential dwelling unit, or any portion thereof, rented for occupancy for fewer than twenty-seven (27) consecutive calendar days, regardless of whether a permanent resident is also present during the rental period. C. Permit Required. 1. No person shall offer, advertise, book, or operate a short-term rental without first obtaining an STR Permit from the Director. A separate permit is required for each dwelling unit offered as an STR. STR Permits shall be valid for one (1) year and must be renewed annually. 2 2. Upon approval of an STR Permit, the Department shall issue a written permit containing a unique registration number assigned to the dwelling unit. The registrant shall clearly display the registration number on all advertisements, booking platforms, and public listings of the STR, and shall provide the number to any booking service provider upon request. The registration number shall remain assigned to the dwelling unit unless and until the permit is revoked or ownership changes D. Permit Application. 1. The application shall be on forms provided by the Director and shall include: a. The address of the residential dwelling unit; b. The full name, telephone number, mailing address, email address, and date of birth of the registrant; and c. If the registrant is not the owner, the same information for each owner. d. If the dwelling unit is owned by an entity, the following responsible party information shall be provided: i) for a corporation, a corporate officer and the chief operating officer; ii) for a partnership, the managing partner; iii) for a limited liability company, the managing or administrative member; iv) for a limited partnership, a general partner; v) for a trust, a trustee; or vi) for a real estate investment trust, a general partner or an officer. E. Change in Ownership or Registrant. If ownership of the property changes or if the registrant changes, the STR Permit shall automatically become void. The dwelling unit may not be offered, booked, or operated as an STR until a new permit application is submitted and a new permit is issued. F. Grounds for Suspension. 1. The Director may suspend a Short-Term Rental (STR) Permit issued pursuant to this Section for any of the following reasons: a. Failure to comply with any health, safety, sanitation, or performance standard required by this Section. b. Non-payment of taxes. c. Submission of false, inaccurate, or misleading information in any STR permit application or renewal. d. Repeated violations of City ordinances, including housing, building, nuisance, or zoning codes, defined as more than three (3) separate violations occurring within any rolling twelve (12) month period, whether cited to the same or different provisions. 3 e. Failure to remedy any violation cited by the Director or Enforcement Official within the timeframe specified in the notice of violation. f. Operation of an STR in a manner that endangers public health, safety, or welfare, including but not limited to chronic nuisance behavior or criminal activity occurring at or associated with the property. 2. Prior to suspending an STR Permit, the Director shall provide the registrant and, if different, the property owner with written notice of intent to suspend. The notice shall include: a. A description of the violation(s) or grounds for suspension. b. The specific corrective actions required, if applicable. c. A deadline or compliance, which shall be no less than fifteen (15) calendar days from the date of the notice. d. A statement advising the registrant of the right to appeal the suspension to the City Administrator as provided in Subsection F.3. 3. The registrant or property owner may appeal the notice of suspension by submitting a written appeal to the City Administrator within ten (10) calendar days after receipt of the notice. The written appeal shall state the reasons why the STR Permit should not be suspended and may include supporting documents or evidence. Upon receipt of the appeal, the City Administrator shall schedule an informal hearing within ten (10) calendar days. The registrant or property owner shall be permitted to present evidence and arguments. The City Administrator shall issue a written decision within five (5) calendar days after the informal hearing, either upholding, modifying, or rescinding the suspension. The City Administrator’s decision shall be final. 4. Upon suspension of an STR Permit, the residential dwelling unit may not be offered, advertised, booked, or occupied as a short-term rental until the STR Permit is reinstated or a new permit is issued. The registrant must submit a new STR permit application, undergo any required inspections, and pay all applicable fees before reinstatement. Operation of an STR during a period of suspension shall constitute a separate violation for each day of occupancy or advertising and shall be subject to penalties as provided in Subsection K of this Section. G. Tourism Tax Remittance. All STRs are subject to the Tourism Tax – Guest Room Tax pursuant to Article III, Chapter 140, Title I of this Code. Operators shall remit such tax in the same manner required of hotels, motels, and similar establishments. H. Performance Standards. 1. At least one (1) off-street parking space must be provided for STR guests. Driveways and garages may satisfy this requirement; on-street parking shall not. 4 2. Contact information for the registrant, owner, and local emergency contacts shall be posted within the dwelling unit. 3. Smoke detectors and carbon monoxide detectors shall be installed and maintained in accordance with the building code. 4. The dwelling unit shall contain a working fire extinguisher and an operable battery- powered flashlight, lantern, or similar emergency lighting device. 5. STRs shall not be rented or offered for use as reception venues, party venues, meeting spaces, or for similar events open to non-resident guests. 6. Guests and operators shall comply with all City ordinances including noise, nuisance, and trash regulations. I. Locations. STR Permits may be approved for dwelling units located within any residential zoning district, subject to compliance with this Section. J. Unlawful acts. 1. It is unlawful to operate or offer an STR without a valid STR Permit. 2. It is unlawful to advertise an STR without displaying the City-issued STR Permit number. 4. A booking service provider shall not facilitate or receive payment for an STR lacking a valid STR Permit. Removal of an STR from the City’s public registry constitutes prima facie evidence of non-registration. 5. It is unlawful to operate an STR in violation of the operating or performance standards in Subsection ___. 6. It is unlawful for any person or booking service provider to fail to maintain or produce records required under Subsection ____. K. Records of registrant and booking service provider. 1. Registrants shall maintain, for two (2) year, and provide to the City upon request: a. The total number of nights the STR was rented; b. The dates the STR was rented; c. Any complaints received from guests, residents, or others regarding violations of law, performance standards, or sanitary/health/safety concerns on the parcel. 2. Booking service providers shall maintain, for two (2) years, and provide to the City upon request: 5 a. The name of the person offering the STR; b. The address of the STR; c. The dates booked; d. The price paid for each transaction; e. The STR permit number; f. Any complaints concerning violations of law, performance standards, or sanitary/health/safety concerns on the parcel. 3. The Department shall maintain an up-to-date registry of all residential dwelling units issued a valid STR Permit. The registry shall include the permit number, property address, and status of the permit, and shall be made continuously available for public viewing on the City’s official website. L. Penalty. Any person or entity who violates this Section shall be guilty of an ordinance violation. Each day a violation continues constitutes a separate offense. M. Subpoenas. Pursuant to Section 79.180, RSMo, the Board of Aldermen may issue subpoenas to compel attendance, testimony, and the production of documents. It is unlawful to refuse to obey a subpoena issued under this Subsection. SECTION 2 – ADOPTION OF AMENDMENT. That the definition of “Hotel/Motel” contained in Section 140.200 of the Municipal Code is hereby amended to read as follows (language to be deleted contains a strikethrough; language to be added is underlined): Any structure or building which contains rooms furnished for accommodations or lodging of guests and kept, used, maintained, advertised or held out to the public as a place where sleeping accommodations are sought for pay or compensation by transient guests. This term includes, but is not limited to, hotels, motels, bed and breakfast inns, the short-term rental of a residential dwelling unit, and campgrounds and any docking facility situated within the City which rents slips to recreational boats which are used by transients for sleeping. SECTION 3 – EFFECTIVE DATE. That 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 this _____ day of ______________, 2025. ____________________ Mayor Kathleen L. Rose 6 ATTEST: __________________________ Melissa McChesney, City Clerk Page 1 of 2 City of Riverside Staff Analysis Report Case Number PC25-12, Amending Chapter 400: Unified Development Ordinance regarding Temporary Emergency Service Accommodation Units General Information Applicant: City of Riverside Requested Action: Amend Riverside Municipal Code by adding a new Section 400.541 regarding Temporary Emergency Service Accommodation Units Background and Purpose: The City recently entered into a contract with a private ambulance service provider to enhance emergency medical response within Riverside. The existing Fire Station does not include the sleeping quarters necessary to house on-duty paramedics and emergency medical personnel assigned under the new contract. To ensure adequate staffing levels and timely response to emergency calls, the City must provide appropriate accommodations for these personnel. The proposed code amendment establishes a new Section 400.451 of the Municipal Code to authorize Temporary Emergency Services Accommodation Units (TESAUs) on City-owned property containing a fire station. These temporary units will serve as sleeping and hygiene facilities for ambulance staff until such time permanent facilities can be constructed. The ordinance provides a clear regulatory framework while recognizing the operational need and unique government function these facilities serve. Overview of Proposed Regulations: The attached draft ordinance authorizes and regulates the use of temporary accommodations for emergency medical staff as follows: • Authorization & Purpose: The ordinance formally allows the City to install long-term temporary sleeping quarters for paramedics and EMTs serving under the City’s ambulance contract. These accommodations help ensure uninterrupted emergency coverage and operational readiness, especially during times when call volume or staffing demands exceed existing station capacity. • Location & Applicability o TESAUs may only be placed on City-owned property containing an existing fire station or fire service facility. o They are not permitted on private property or other City parcels. o The units function as an accessory use to the fire service facility, eliminating the need for rezoning, conditional use permits, or variances if the standards of the section are met. • Operational Standards o Units may be occupied only by on-duty emergency services personnel. Page 2 of 2 o The accommodations are strictly temporary and may remain only for the duration of the ambulance service contract or until permanent facilities are completed. o All units must comply with applicable fire and life safety codes, including smoke detectors, CO detectors, egress requirements, and fire separation. • Administrative Review: Before installation, the Community Development Director must present a site plan to the Board of Aldermen for approval, showing placement, access, and design considerations. • Conflict Resolution: In recognition of their essential public safety function, the ordinance states that any zoning, architectural, landscaping, screening, or development standard that conflicts with this new section does not apply to TESAU installations. This ensures the City can meet emergency service requirements without unnecessary procedural delays. Comprehensive Plan: The proposed amendment is consistent with several key goals of the City’s Comprehensive Plan related to public safety, public facilities, and efficient service delivery. • Public Safety & Emergency Response: The Comprehensive Plan emphasizes maintaining high-quality emergency services and ensuring infrastructure keeps pace with community needs. The installation of TESAUs directly supports this objective by enabling the City to house necessary medical personnel on-site, thereby reducing response times and improving overall emergency readiness. • Community Facilities & Infrastructure: The Plan encourages the City to invest in and adapt public facilities to meet evolving operational demands. Because the existing Fire Station lacks sufficient bunk capacity, the temporary units provide an essential interim solution that ensures continued service delivery without delaying emergency medical operations. • Efficient Use of Public Resources: By allowing temporary accommodations without requiring rezoning or complex regulatory processes, the ordinance aligns with the Plan’s directive to utilize City resources efficiently and remove unnecessary barriers to essential government functions. The flexibility built into the amendment ensures the City can maintain compliance with its ambulance service obligations while planning for future permanent improvements. • Neighborhood Compatibility: Although TESAUs introduce a temporary structural use, their placement is restricted to City-owned fire service properties, which are already established public safety facilities. This aligns with the Plan’s goal of ensuring compatible development patterns and minimizing impacts on residential neighborhoods. Recommendation & Rationale: Staff finds the proposed code amendment to be fully consistent with the goals and policies of the Comprehensive Plan. The amendment will enhance emergency medical service capabilities, support public safety infrastructure, and ensure the City can meet the operational demands of its contracted ambulance provider in a safe and timely manner. Staff recommends approval of the ordinance as drafted. AN ORDINANCE AMENDING THE UNIFIED DEVELOPMENT ORDINANCE REGARDING TEMPORARY EMERGENCY SERVICES ACCOMMODATION UNITS WHEREAS, the City maintains a municipal fire department and has contracted with a private ambulance service provider to furnish emergency medical services to the community; and WHEREAS, the City’s existing fire station facilities do not contain sufficient bunk or sleeping quarters to house the paramedics and emergency medical personnel assigned under the ambulance service contract; and WHEREAS, the City finds it necessary to authorize the installation of long-term temporary accommodation units on City-owned property for the purpose of providing adequate sleeping and hygiene facilities to on-duty emergency medical personnel, thereby ensuring effective emergency response capability. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF THE CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS: SECTION 1 – ADOPTION OF AMENDMENT. That Title IV, Chapter 400 of the Municipal Code is hereby amended by adding a new Section 400.451, to read as follows: Section 400.451. Temporary Emergency Services Accommodation Units (TESAUs) A. Purpose and Intent. This Section authorizes the City to install long-term temporary accommodation units for paramedics and emergency medical personnel providing ambulance services under contract with the City. These structures support emergency response operations when existing bunk facilities within the fire station are insufficient. The intent is to ensure adequate operational readiness while maintaining compatibility with surrounding development. B. Definitions. 1. Temporary Emergency Services Accommodation Unit (TESAU): A modular, prefabricated, or similar structure used as sleeping quarters and related hygiene facilities for paramedics and emergency medical personnel assigned to the City’s contracted ambulance service. 2. Fire Service Facility: A city-owned building or structure used by the City’s fire department for fire suppression, emergency response, or related public safety functions. 3. Emergency Services Personnel: Licensed paramedics, EMTs, or other personnel assigned as part of the City’s contracted ambulance service. C. Applicability. 1. TESAUs are permitted only on property owned by the City that contains an existing fire station or fire service facility. 2. TESAUs shall not be authorized on privately owned property or on City property that does not contain a fire service facility. D. Authorization of Use. 1. TESAUs are permitted as an accessory use to a fire service facility located on City- owned property. 2. No rezoning, conditional use permit, or variance is required if the TESAU complies with all standards in this Section. 3. The number and size of units must be the minimum necessary to accommodate personnel required under the City’s ambulance service contract. E. Operational Standards. 1. Permitted Occupants. Only Emergency Services Personnel on duty may occupy the units. Use as general residential housing is prohibited. 2. Duration. Units may remain for the duration of the City’s ambulance service contract or until permanent sleeping quarters are constructed. 3. Safety. Units must comply with all applicable fire and life safety regulations, including smoke detection, CO detection, egress, and fire separation. F. Administrative Review. Prior to installation, the Community Development Director shall submit to the Board of Aldermen for approval a site plan showing the TESAU’s proposed location, design, and access. G. Conflict with Other Provisions. Because TESAUs are municipal governmental facilities necessary for the performance of public safety functions: 1. Any zoning, design, architectural, landscaping, screening, setback, or development standard that conflicts with this Section shall not apply to the installation or use of a TESAU. 2. In the event of conflict between this Section and any other provision of the Municipal Code, this Section shall control. SECTION 2 – EFFECTIVE DATE. That 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 this _____ day of ______________, 2025. ____________________ Mayor Kathleen L. Rose ATTEST: ______________________ Melissa McChesney, City Clerk