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HomeMy WebLinkAbout2323-04-13 Planning & Zoning Commission Packet MINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday March 9, 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 Al Bowman, Frank Biondo, Stephen King, Matt Christopher, Richard Lanning, Mike Soler, Gale Perkins, Ray Uhl and Mike Lombardo. Tony Bonner from Intercontinental Engineering-Manufacturing was present. City Planner Sarah Wagner and Community Development Assistant Rhonda Smith were also present. Member absent was Mayor Kathy Rose. Approval of Minutes of March 9, 2023. Commissioner Lanning moved to approve the minutes of January 26, 2023, seconded by Commissioner Biondo. Motion passed 9-0. Public Hearing – Rezoning 1000 NW Intercon Drive Commissioner King opened the public hearing at 6:31 pm. City Planner Sarah Wagner gave the staff report. She noted that Intercon is having issues with semi trucks turning 1000 NW Intercon Drive which results in a security breach on property or unsafe backing onto 9 Highway. The city would like to rezone the area to Planned Development to accommodate a new sign noting limited access. Commissioner King closed the public hearing at 6:40 pm. Commissioner Lanning moved to recommend approval for Rezoning 1000 NW Intercon Drive and recommend to the Board of Alderman; seconded by Commissioner Bowman. Motion passed 9-0. Adjourn Commissioner Soler moved to adjourn at 6:46 p.m. Commissioner Uhl seconded and the meeting was adjourned 9-0. __________________________ Rhonda Smith Community Development Page 1 of 3 City of Riverside Staff Analysis Report Case Number PC23-06, Special Use Permit 4123 & 4125 NW Riverside Street - Goedecke General Information Applicant: Goedecke Company (Eric Peterson, President & Mike Lang, VP of Sales) Location: 4123 & 4125 NW Riverside Street Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage. Zoning: I- Industrial Existing Land Use: Industrial (Former location of K&G Striping) Proposed Land Use: Industrial Warehouse with associated outdoor storage Procedure: The procedure for a special use permit is a public hearing before the Planning Commission and the Board of Aldermen after notification has been given in a paper of general circulation at least 15 days before the hearing date and property owners within 185’ of the subject property have been notified of such hearing. These requirements have been fulfilled on this application. Project Description The applicant, Goedecke Company, is a supplier of forming and shoring systems. They are moving their Kansas City, Kansas operation to Riverside at the former K&G Striping location. They currently have 17 employees and anticipate adding at least three more in the coming months. The applicant is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside Municipal Code to allow outdoor storage of forming and shoring equipment. They have leased the former K&G Striping location at 4132 and 4125 NW Riverside Street. This location encompassed two lots totaling approximately 2.14 acres and two buildings. The property is fenced and has approximately 45,000 square feet of space that can be utilized for outdoor storage. Analysis Section 400.180 (Q) of the UDO states 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. The approval of outdoor storage of forming and shoring equipment should not 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. Page 2 of 3 3. Whether the proposal is consistent with the Comprehensive Master Plan and other adopted planning policies. The Comprehensive Master Plans identifies this area as a potential redevelopment opportunity, however, much of the area remains industrial with associated outdoor storage. The proposed use would be consistent with the surrounding areas at this time. 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. The applicant shall only store forming and shoring equipment in the approved areas. b. Storage shall not exceed 10 feet in height. c. Barbed wire on all fencing shall be removed. d. Landscaping shall be installed around the outside of the fence along the south and east sides of the property in accordance with the approved development agreement. 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 for businesses located on NW Riverside Street and NW Platte Road. Several businesses in this area have outdoor storage associated with their businesses. 8. The character of the surrounding neighborhood. The surrounding neighborhood is zoned Industrial and several other businesses in this area have 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 are zoned I-Industrial. The placement of outdoor storage is compatible with the adjacent zoning and uses at this time. 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. Page 3 of 3 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 area 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 vacant since K&G Striping left in January of this year. 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. It is always a benefit to have a building occupied by a tenant as opposed to remaining vacant. 14. The extent to which there is a need for the use in the community. The applicant provides support and services to contractors in the region. 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 business needs require the use of outdoor space to store their equipment. It is not feasible to their forming and shoring indoors. Other businesses in the industrial area have also made similar requests for the same reason. Conformance to Master Plan: The Master Plan discusses redeveloping this area to incorporate a multitude of uses, create jobs, generate revenue for the city and welcome innovative companies. While this is a long-term plan for the area the city also recognizes that it is not ready to redevelop this area at this time and recognizes the benefit of having buildings occupied and maintained. Attachments - Project Location Map - Site Plan - Photos NW Platte Road NW Platte Road N W Riv er w a y Blv d N W R i v e r s i d e S t Page 1 of 1 City of Riverside Staff Analysis Report Case # PC23-07 Replat Lots 74 & 75 Palisades Second Plat General Information Applicant: Chris and Jenny Henry Location: Lots 74 and 75 Palisades Second Plat Application: Replat Current Zoning: PD Planned Development Existing Land Use: Single Family Proposed Land Use: Single Family Site Area: 31,868.26 sq.ft. Lot Size: Current Proposed Single Lot 74 A Lot 74 15,632.6 sq.ft. 31,868.26 sq.ft. Lot 75 16,23.66 sq.ft. Procedure: The plat will be reviewed by the Planning Commission and the Board of Aldermen. Analysis Overview: The applicant has purchased both lots 74 and 75 and is requesting to combine the two lots into one larger lot to construct a single-family residence on. Site Layout: The land included in the plat will be developed into a single-family residential house and does not require any new right-of-way or easements. All roads and utilities to the site have been installed. Conformance to Comprehensive Master Plan: The modified plat and proposed use is in conformance with the Comprehensive Master Plan as the plan identifies the area for single family homes. Recommendation Staff finds the application in conformance with the Comprehensive Master Plan, UDO and previously approved final plat, and therefore, recommends approval of Replat of Lots 74 & 75, Palisades Second Plat Attachments • Proposed Plat