HomeMy WebLinkAbout2019-06-13 Planning & Zoning Commission Packet
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, April 11, 2019
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 Ray Uhl, Frank Biondo Al
Bowman, Mike Lombardo, Stephen Kaspar, Mike Soler and Stephen King. City Planner Sarah Wagner
and Community Development Assistant Rhonda Smith were also present. Members absent were Jim
Frakes and Mayor Kathy Rose.
Approval of Minutes of
November 8, 2018.
Commissioner Kaspar moved to approve the minutes of November 8,
2018, seconded by Commissioner Biondo. Motion passed 7-0.
Public Hearing – Special
Use Permit for Outdoor
Storage at 4304 NW Mattox
Road
Vice Chair Mike Lombardo opened the public hearing at 6:32 pm.
City Planner Sarah Wagner noted that the applicant had withdrawn their
special use permit application.
Vice Chair Mike Lombardo closed the public hearing at 6:32 pm.
Replat – Northwood Acres City Planner Sarah Wagner gave a brief report noting that the Northwood
Acres plat has 5 lots with 3 recorded for single family homes. Rothers
Design Build during construction of the first home hit a storm sewer that
was not caught on the survey which made the lot unbuildable. The
proposed modifications for the replat skews to the north for house
placement. The lots are the same size and meet all the requirements for the
City.
Commissioner Biondo made a motion to approve the Replat – Northwood
Acres; seconded by Commissioner Kaspar. Motion passed 7-0.
Adjourn
Commissioner Uhl moved to adjourn at 6:40 p.m.
Commissioner Biondo seconded and the meeting was adjourned 7-0.
____________________
Rhonda Smith
Community Development
Page 1 of 1
City of Riverside
Staff Analysis Report
Case Number PC19-02, Chapter 400: Unified
Development Ordinance regarding Medical Marijuana
General Information
Applicant: City of Riverside
Requested Action: Amend Riverside Municipal Code Section 400:410, 400.440 & 400.1090
relating to medical marijuana.
Action: Recommendation by the Planning Commission to the Board of Aldermen.
Application Overview: The city is requesting the following amendment to the Unified
Development Ordinance: Exhibit A.
Recommendation: Staff recommends approval of the proposed adoption of the Amendment to
Chapter 400 of the Unified Development Ordinance.
Section 1. The following words and terms and their definitions are hereby added to Section
400.1090 of the City’s UDO:
“Marijuana” or “Marihuana” means Cannabis indica, Cannabis sativa, and
Cannabis ruderalis, hybrids of such species, and any other strains commonly
understood within the scientific community to constitute marijuana, as well as resin
extracted from the plant and marijuana-infused products. “Marijuana” or
“Marihuana” do not include industrial hemp containing a crop-wide average
tetrahydrocannabinol concentration that does not exceed three-tenths of one percent
on a dg weight basis, or commodities or products manufactured from industrial
hemp.
“Medical Marijuana Cultivation Facility” means a facility licensed by the
Department of Health and Senior Services, to acquire, cultivate, process, store,
transport, and sell marijuana to a Medical Marijuana Dispensary Facility, Medical
Marijuana Testing Facility, or to a Medical Marijuana-Infused Products
Manufacturing Facility.
“Medical Marijuana Dispensary Facility” means a facility licensed by the
Department of Health and Senior Services, to acquire, store, sell, transport, and
deliver marijuana, marijuana-infused products, and drug paraphernalia used to
administer marijuana as provided for in this section to a Qualifying Patient, a
Primary caregiver, another Medical Marijuana Dispensary Facility, a Medical
Marijuana Testing Facility, or a Medical Marijuana-Infused Products
Manufacturing Facility.
“Marijuana-Infused Products” means products that are infused with marijuana
or an extract thereof and are intended for use or consumption other than by
smoking, including, but not limited to, edible products, ointments, tinctures and
concentrates.
“Medical Marijuana-Infused Products Manufacturing Facility” means a
facility licensed by the Department of Health and Senior Services, to acquire, store,
manufacture, transport, and sell marijuana-infused products to a Medical Marijuana
Dispensary Facility, a Medical Marijuana Testing Facility, or to another Medical
Marijuana-Infused Products Manufacturing Facility.
“Medical Marijuana Testing Facility” means a facility certified by the
Department of Health and Senior Services, to acquire, test, certify, and transport
marijuana.
“Transportation Facility” means a facility licensed as such by the Missouri
Department of Health and Senior Services in connection with the transportation and
storage of medical marijuana.
Section 2. That UDO Section 400.410, Use Table, is hereby amended to add the following
land uses as follows:
Non-Residential Uses In Business And Planned Districts
"CPO" "C-1" "I" "PD"
Conditions (See
Section 400.440)
P = Permitted; S = Special use permit required; shaded boxes = non-permitted uses or no conditions
Medical Marijuana Cultivation Facility P P O
Medical Marijuana Dispensary Facility P P P O
Medical Marijuana-Infused Products
Manufacturing Facility
P P
O
Medical Marijuana Testing Facility P P O
Transportation Facility P P O
Section 3. That UDO Section 400.440.O is hereby added to read as follows:
O. Medical Marijuana
No Medical Marijuana Cultivation Facility, Medical Marijuana Testing Facility,
Medical Marijuana Dispensary Facility, Medical Marijuana-Infused Products
Manufacturing Facility, or Transportation Facility shall be constructed, altered, or
used without complying with the following regulations:
1. No new Medical Marijuana Cultivation Facility, Medical Marijuana
Testing Facility, Medical Marijuana Dispensary Facility, Medical
Marijuana-Infused Products Manufacturing Facility, or
Transportation Facility shall be initially sited within three hundred
feet of any then-existing school, child day-care center, or church.
For purposes of this Section,
a. A “child day-care center” means a child care
program conducted in a means a child-care facility,
as defined by Section 210.201, RSMo., that is
licensed by the state of Missouri.
b. A “school” means any public school as defined in
section 160.011,RSMo., or any private school giving
instruction in a grade or grades not higher than the
twelfth (12th) grade, including any property owned
by the public or private school that is regularly used
for extracurricular activities, but does not include any
private school in which education is primarily
conducted in private homes.
c. A “church” means a permanent building primarily
and regularly used as a place of religious worship.
d. “Then existing” means any school, child day-care
center, or church with a written building permit from
the City to be constructed, or under construction, or
completed and in use at the time the marijuana
facility first applies for either zoning or a building
permit, whichever comes first.
2. Outdoor Operations or Storage Prohibited. Unless licensed as an
outdoor Medical Marijuana Cultivation Facility, all marijuana
facilities’ operations and all storage of materials, products, or
equipment shall be within a fully enclosed building.
3. Onsite Usage Prohibited. No marijuana may be smoked, ingested,
or otherwise consumed on the premises of a marijuana facility.
4. Hours of Operation. All marijuana facilities shall be closed to the
public, no persons not employed by the business shall be on the
premises, and no sales or distribution of marijuana shall occur upon
the premises or by delivery from the premises between the hours of
10:00 p.m. and 8:00 a.m., provided that, sales and distribution of
Medical Marijuana or any other products sold to the public through
a Medical Marijuana Dispensary may occur until Midnight on
Friday and Saturday evenings.
5. Residential Dwelling Units Prohibited. No medical marijuana
business shall be located in a building that contains a residence.
6. A Medical Marijuana Testing Facility, Medical Marijuana
Dispensary Facility, Medical Marijuana-Infused Products
Manufacturing Facility, or Transportation Facility shall be entirely
within an enclosed building.
7. Ventilation Required. All marijuana facilities shall install and
operate a ventilation system that will prevent any odor of marijuana
from leaving the premises of the business. No odors shall be
detectable by a person with a normal sense of smell outside the
boundary of the parcel on which the facility is located.
Page 1 of 2
City of Riverside
Staff Analysis Report
Case Number PC1-03, Final Development Plan
4151 NW 41st Street
Horizons Industrial Spec X
General Information
Applicant: NorthPoint Development, Horizons Industrial X, LLC
Location: 4151 NW 41st Street
Application: Final Development Plan
Zoning: PD- Planned Development
Existing Land Use: Undeveloped
Proposed Land Use: Light Industrial
Final Development Plan: Final Development Plan will be reviewed by the Planning
Commission and the Board of Aldermen for approval.
Site Area: 471,158 sq.ft. (10.82 acres)
Building Size: 202,142 sq. ft.
Building to Area Ratio: Approximately 43%
Analysis
Site Layout: The proposed site is undeveloped. The property is bound on the north by the left
station and BNSF Rail Road Tracks. To the east is Interstate 635. South of the property is the
swale and undeveloped land, and to the west are Horizons V and Horizons VI.
The building will run north-south with the main entrances being located on the east side of the
building on NW 41st Street. Standard car parking is provided to east and truck parking will be
on the west side of the property along 41st Street.
Parking: The plan proposes 185 parking spaces designated for customers and employees on the
north, east and south sides of the building. There are 26 building docks with the ability to add
another 20 docks. Trucks can park at these docks for loading and unloading, however there is
not addition truck parking.
Infrastructure:
Sanitary Sewer: Sanitary sewer will be located along the south side of 41st Street.
Water: Water will be available along the north side of 41st Street.
Gas: Gas will be available along the north side of 41st Street.
Electric: Underground electric will be located along the north side of 41st Street
Telecommunication: Telecommunication/fiber optics will be available on the north side of NW
41st Street.
Page 2 of 2
Stormwater: Stormwater from this site will be conveyed lots and drives by storm sewer and
routed to open channels along the roads to drain into the canals and lakes. The drainage onsite
will help with water quality as all of the swales will act as infiltration swales.
.
Building Design: The building will be constructed of insulated precast concrete wall panels.
The applicant will be applying for Leadership in Energy and Environmental Design (LEED)
Certification. The building matches the theme throughout Horizons East. The building will
include elements of glass similar to other industrial buildings in this park. These glass elements
will be on the north, south and west sides of the building to increase natural light into the office
areas. The warehouse portion of the building will also include glass for clear story windows to
allow natural daylighting in warehouse operations.
Outdoor Storage: Horizons Spec X does not have any current outdoor storage needs. The
building is designed to be an industrial type use so the parking of truck trailers is anticipated at
the docks only.
Landscaping: The approved PD regulations for all property east of Horizons Parkway address
landscaping for industrial sites. The four components of landscaping required includes:
building frontage at the street (right-of-way), common areas (not applicable to this site), parking
lots, and building foundation. The applicant has provided parking lot and foundation plantings
exceeding the adopted PD standards which require 1 tree per 40 feet and the applicant is
providing 1 tree per 30 feet of space. These plantings consist of trees located within the interior
yards and parking islands and shrubs at the building entrances
Signage: Site signage is regulated by the adopted PD regulations for the Riverside Horizons
Development. At this time the applicant has not submitted any sign plans.
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 was a key concern. Additionally, the Comprehensive Master Plan identifies
the site as part of the ‘Horizons Development’, which is ultimately envisioned to include a mix
of innovation and industry, mixed use, destination office, destination retail and recreation.
Recommendation
Staff finds the application 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
application with the condition that additional landscaping is added to the south side of the
building for screening.
Attachments
Final Development Plan: Site Plan
Location Map