HomeMy WebLinkAbout2019-08-08 Planning & Zoning Commission PacketMINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, July 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, Stephen King and Mike Soler. City Planner Sarah Wagner and Community Development
Assistant Rhonda Smith were also present. Members absent were Mike Lombardo, Stephen Kaspar, Jim
Frakes and Mayor Kathy Rose.
Approval of Minutes of
June13, 2019.
Commissioner Uhl moved to approve the minutes of April 13, 2019,
seconded by Commissioner Biondo. Motion passed 5-0.
Public Hearing – UDO
Amendments Section
400.00
Chair Stephen King opened the public hearing at 6:31 pm.
City Planner Sarah Wagner noted that staff has been working on proposed
amendments to the UDO to update the document for the first time in 13
years. Some of the proposed changes to the UDO include changing the
title of the director to Director of Community Development, creating an 8-
member planning board instead of 9, removing the requirement of 1,000
square feet on the main level of a residential house, deleting the Civic and
Professional Office District zone, streamlining the landscaping section,
simplifying parking space and aisle dimensions, disallowing permits for
political signs and adding provisions for LED lighting.
Commissioner Uhl wanted to know if residential houses still were required
to have 1,500 square feet. Wagner noted that the overall minimum
dimensions hadn’t changed, just the provision that the main floor was
required to be 1,000 square feet.
Chair Stephen King closed the public hearing at 6:45 pm.
Commissioner Biondo made a motion to approved the proposed
amendments to the UDO and recommend approval to the Board of
Alderman, seconded by Commissioner Uhl. Motion passed 5-0.
Adjourn
Commissioner Soler moved to adjourn at 6:50 p.m.
Commissioner Uhl seconded and the meeting was adjourned 5-0.
____________________
Rhonda Smith
Community Development
Page 1 of 2
City of Riverside
Staff Analysis Report
Case Number PC19-05, Special Use Permit
Thompson Gas, Fuel Storage
General Information
Applicant: Thompson Gas
Location: 3001 NW Platte Road
Requested Action: To consider a Special Use Permit (SUP) to allow liquid propane product fuel storage
and bulk distribution
Zoning: I-Industrial
Existing Land Use: Brace Integrated Services was located on the property since 2014 and recently
consolidated its locations leaving this property vacant. They previously had outdoor storage of
equipment and materials for their scaffolding operation.
Proposed Land Use: Storage of propane fuel and operations of a propane cylinder fill station.
Procedure: In accordance with Section 400.410 of the Unified Development Ordinance (UDO), a
special use permit is required for petroleum products fuel storage. Therefore, the procedure for this
special use permit is a public hearing before the Planning Commission and the Board of Aldermen. At
least 15 days prior to the hearing notification was given in a paper of general circulation and to
property owners within 185 feet of the subject property.
Project Description
The applicant, Thompson Gas, has applied for a Special Use Permit pursuant to Chapter 400.410 of the
Riverside Municipal Code. This request is for the storage of propane products at an existing industrial
facility. When the UDO was adopted in 2006 it required all fuel storage facilities to obtain a Special Use
Permit to operate. The property is currently owned by James and Linda Burch, and was previously used
by Brace Integrated Services, but at this time no business is operated at this location.
Analysis
The property is located at 3001 NW Platte Road. This property is approximately 1.17 acres. The
applicant is in negotiations with the property owner to lease the space in order to open the proposed
propane cylinder operation. At this location the applicant will fill propane. The applicant is proposing to
install one 18,000-gallon tank generally centered on the property. The applicant will work with
Riverside Public Safety to ensure all operations and equipment meet or exceed current regulations.
The property is currently enclosed by a chain link fence. The propane tank will be screened from public
view on the east, west, and south side by existing buildings. The property is also located at the end of a
dead end street, so view of the propane tank will be minimal.
Page 2 of 2
Recommendation
In general, staff supports the approval of Special Use Permits as a way to promote business and manage
the intensity of certain uses, therefore staff recommends approval of the Special Use Permit with the
following conditions:
1 The Special Use Permit shall remain valid as long as the property belongs to the applicant and it
complies with all applicable City (Building and Fire) Codes as adopted by the City of Riverside
as well as all State and National Codes.
2 The facility must pass an initial fire safety inspection and will be subject to annual inspections.
3 The applicant shall install a Knox box and lock system to allow emergency access to the property
as required by the Riverside Fire Department.
4 The applicant shall provide information and a contact number for a local 24 hour Hazardous
Materials Emergency Response Company under contract for immediate response for any
environmental emergency.
5 The applicant shall submit an operations plan for the facility.
6 The applicant shall submit a description of all environmental reporting requirements and furnish
a copy of all inspection reports to the City of Riverside.
7 The applicant shall provide documentation that the facility is in compliance with all State and
Federal regulations.
8 The applicant shall file a Tier II report with Missouri State Emergency Management Association
(SEMA) as required by SEMA initially and thereafter.
9 The applicant shall comply with rules and regulations of the Missouri Propane Commission and
provide the Riverside Fire Department with a copy of the inspection report from the
Commission.
10 The applicant shall not allow the storage of equipment that is not in use and is past its service life
(old propane cylinders, trucks, tanks, and equipment). This equipment shall be removed from
the property.
11 The property shall be compliant with latest Fire codes.
TRANSPORT UNLOAD
BOBTAIL FILL BULKHEAD
18,000 GALLON SKID TANK
CYLINDER FILL
N
SHEET 1 OF 1 REV:
DRAWING NO:
0DESCRIPTION:DATE:REV.
LPG-TH001-SP1
LPG Ventures, Inc.
971 North Jefferson St.
Kearney, MO 64060
Phone: (816) 903-1806
Fax: (816) 903-1810
www.lpgventures.com
PROPRIETARY AND CONFIDENTIAL THIS DRAWING IS THE SOLE
PROPERTY OF LPG VENTURES, INC. ANY REPRODUCTION IN
PART OR AS A WHOLE WITHOUT THE WRITTEN PERMISSION OF
LPG VENTURES, INC. IS PROHIBITED.
SITE:Thompson Gas
3001 NW Platte RD
Riverside, MO 64150
DESCRIPTION:SITE LAYOUT FOR NEW
SKID TANK, CYLINDER
FILL, AND BULKHEAD
1/32" = 1'-0"SCALE:
07/19/19ISSUED FOR REVIEW
DRW:
0
CHK:
CHCH
CLIENT:Thompson Gas
PROJECT NOTES:
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
11206 NE Hwy 69
Cameron, MO 64429