HomeMy WebLinkAbout2023-12-14 Planning & Zoning Commission Packet
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday October 26, 2023
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 Matt Christopher, Mike Soler, Al
Bowman, Frank Biondo and Ray Uhl. City Planner Sarah Wagner was also present. Members absent were
Gale Perkins, Mike Lombardo, Richard Lanning and Mayor Kathy Rose.
Approval of Minutes of
June 22, 2023.
Commissioner Biondo moved to approve the minutes of June 22, 2023,
seconded by Commissioner Bowman. Motion passed 5-0.
Appointing Chair City Planner Sarah Wagner let the Commission know that Stephen King
has resigned from the Planning Commission due to health reasons. With
his resignation we need to appoint a new Planning Commission Chair.
Mike Lombardo has stated that he is still interested in serving as vice-
chair. Al Bowman nominated Frank Biondo for Planning Commission
Chair, second by Mike Soler. Motion passed 4-0, with Frank Biondo
abstaining.
Replat- 40 West City Planner Sarah Wagner gave the staff report. She noted that the
Planning Commission originally approved the final plat for the small lot
subdivision now called 40 West in 2021. At the time staff tried to
divided up the lots evenly in size. Since approval staff has worked with
several potential buyers and they all have unique size needs. This replat
allows for the adjustment of lot lines to “right size” lots to individual
businesses.
Commissioner Biondo moved to recommend approval for the replat of
40 West to the Board of Alderman; seconded by Commissioner Uhl.
Motion passed 5-0.
Adjourn
Commissioner Soler moved to adjourn at 6:39 p.m.
Commissioner Biondo seconded and the meeting was adjourned 5-0.
__________________________
Sarah Wagner
City Planner
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City of Riverside
Staff Analysis Report
Case Number PC23-13, Preliminary/Final
Development Plan & Rezoning for property located
south of NW 39th Street, west of NW Horizons Parkway,
north of Interstate 635, and east of the Riverside
Quindaro Bend Levee.
General Information
Applicant: LiveNation Worldwide, Inc.
Location: South of NW 39th Street, west of NW Horizons Parkway, north of Interstate 635, and
east of the Riverside Quindaro Bend Levee.
Application: Rezoning and a Preliminary/Final Development Plan
Existing Zoning: PD- Planned Development
Proposed Zoning: PD- Planned Development
Existing Land Use: Vacant
Proposed Land Use: Amphitheater/Entertainment District
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: 161.03acres
Overview: The applicant is requesting approval of a rezoning from the Current PD- Zoning to a
revised PD-Zoning for an amphitheater and related operations. The applicant is also requesting
approval of a preliminary/final development plan for the same.
Rezoning:
The applicant is proposing to rezone the above-described property from for the current PD-
Planned development standards adopted in August 2016 for an industrial development to the
proposed plan for an amphitheater and related operations.
Preliminary/Final Development Plan
Site Layout: The applicant is proposing an approximately 15,000-seat open-air amphitheater.
In addition to the amphitheater itself the development will include 15 ancillary buildings to
serve its operations. This includes restrooms, food vendors, VIP areas, box office and more.
General access to the site will come from NW Horizons Parkway at NW 39th Street and head
south. VIP guests, ride share, and deliveries will be able to access the site from NW Helena Rd
or NW Mattox Rd. Access to the site will be gated when not in operation.
Parking: The plan proposes 30 paved employee parking spaces to the southwest of the
property. Adjacent to that are 375 VIP and ADA parking spaces. The applicant is proposing
545 paved VIP parking spaces to the northwest of the property. Adjacent to that will be 206
rideshare queue parking spaces. General admission parking is located on the east side of the site
with approximately 4,252 parking spaces. The applicant is proposing a recycled crushed
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concrete for this parking surface. Staff is not familiar with this type of parking surface and will
be working with the applicant to reach an agreement on an acceptable general admission parking
surface.
Infrastructure: New infrastructure is being brought to the site. Sanitary sewer as well as
domestic water exists to the north along NW 39th Street. Electricity and gas will be extended
from NW Horizons Parkway.
Stormwater: Stormwater will be detained on the property with a detention basin and swales
located in the northeast corner. Stormwater will drain from that area through a series of pipes
and swales into the regional stormwater system and eventually drain through the levee into the
Missouri River.
Building Design: The amphitheater and ancillary buildings will consist of a mixture of building
materials that include concrete, brick, metal, and glass.
Landscaping: The applicant has provided an extensive landscaping plan that includes 455
shade trees, 72 street trees, and 119 parking lot trees. Additional shrubs and landscaping will be
in the entry plaza.
Signage: The applicant is not proposing any signage currently. Staff is anticipating larger scale
signage consistent with other entertainment venues. Staff will work with the applicant on
approving a master sign plan.
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. It also indicated the desire to diversify
the City’s profile and attract different opportunities for the community. 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:
• The applicant will work with staff to agree upon and acceptable parking surface for
general admission parking.
• The applicant will work with staff to provide a master sign plan for the development.
Attachments
• Final Development Plan: Site Plan
• Location Map
• Elevations
• Landscaping
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City of Riverside
Staff Analysis Report
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
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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 119 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
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Horizons “PD” Regulations
(Adopted August 2016)
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.
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
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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
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.
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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.
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.
l. 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
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.
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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 (l) 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
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,
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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
(l) two and one-half (2-½) 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 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.
• 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
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.
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• 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