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HomeMy WebLinkAbout2017-03-09 Planning & Zoning Commission Packet 1 MINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, January 26, 2017 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 6:27 p.m. Answering roll call were Stephen King, Ray Uhl, Harold Snoderley, Al Bowman and Mike Lombardo. Also present: City Planner Sarah Wagner, Community Development Assistant Rhonda Smith, Assistant Fire Marshall Keith Payne and Mick Slutter, RIC. Members absent were Nathan Cretsinger, Jim Frakes, Steven Kaspar, Mike Soler and Mayor Kathy Rose. Approval of Minutes of October 13, 2016. Commissioner Uhl moved to approve the minutes of November 10, 2016, seconded by Commissioner Snoderly. Motion passed 5-0. Final Development Plan – 4302 NW Mattox Road City Planner Sarah Wagner gave a staff report. She explained that a land disturbance permit had already been approved for the property and the applicant has submitted a final development plan for a 14,000 square foot warehouse and distribution center. The submitted plans meet planned development requirements and the building will display different masonry construction with the front facing Mattox and the docks facing Belgium Boulevard. The dock is proposed to have landscape coverage and a black powder-coated chain link fence will surround the property for security. Commissioner Uhl asked about the small size of the building and if the overall look of the building would be aesthetically pleasant. Wagner replied that the building works with the smaller parcels in the area that are starting to fill in and the building will contain different types of masonry with metal accents. Commissioner Uhl asked if the building would have a metal roof. Wagner replied it would have a metal roof and other properties in the area also had metal roofs. Commissioner Snodderly moved to recommend approval of the Final Development Plan – 4302 NW Mattox Road to the Board of Aldermen, seconded by Commissioner Lombardo. Motion passed 5-0. General Discussion – Hulen Acres Plat City Planner Sarah Wagner gave a staff report. She explained that the Hulen Acres plat was approved by the Planning Commission and the 2 Board of Alderman in 2006. The plat was not recorded with the County at the time of approval and the applicant would like to sell a portion of the property. The city attorney has drafted an ordinance for the Board of Aldermen to ratify to approve recording of the plat. The plat still conforms will all city codes and regulations. Commissioner King wanted to know if the land had currently been developed. Wagner replied that the property has never been developed. Commissioner Uhl moved to recommend approval of the ordinance to the Board of Alderman to record the Hulen Acres Plat, Seconded by Commissioner Snodderly. Motion passed 5-0. Adjourn Commissioner Lombardo moved to adjourn at 6:40 p.m. Commissioner Uhl seconded and the meeting was adjourned 5-0. ____________________ Rhonda Smith Community Development Page 1 of 3 City of Riverside Staff Analysis Report Case Number PC17-02, Special Use Permit 4110 NW Helena (YF) General Information Applicant: Yanfeng Global Automotive Interiors Location: 4110 NW Helena Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage Zoning: PD- Planned Development Existing Land Use: Industrial Proposed Land Use: Continued industrial with associated outdoor storage. Procedure: In accordance with Section 400.580 of the Unified Development Ordinance (UDO) and the adopted PD regulations, a special use permit is required for outdoor storage. Therefore, 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 is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside Municipal Code and the adopted PD regulations to allow outdoor storage of racking associated with the business. The storage area is proposed to be approximately 5,000 sq.ft. and will be located on the west side of the building in the truck court area between the building and the levee. Analysis The amended PD Regulations for Horizons East adopted October 2013 set forth specific criteria for outdoor storage (Section F) and the review of special use permits. F. Outside Storage and Equipment. Although the outdoor storage of materials and equipment in Horizons East is not preferred, the City recognizes it may be necessary to accommodate businesses that are experiencing growth and/or change, but are not yet ready to commitment to additional facility space. 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 tenants inside the Planned Development. 1. Outdoor storage is only permitted within the industrial portion of the Planned Development. The applicant is located within the industrial potion of the PD. 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. The outdoor storage is located between the Page 2 of 3 building and the levee. It is not visible from aby public street. 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. The outdoor storage is located in the rear of the property. 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. The building is approximately 240,000 sq.ft. which would allow for a total outdoor storage area of would allow for 24,000 sq.ft. of outdoor storage. The applicant is only proposing about 5,000 sq.ft. of storage. 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). Thi s 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. The storage area is not located adjacent to the building; however, it is not visible from street right of way. 6. The maximum height of stored items shall not exceed 20 feet. The proposed storage will not exceed 20 feet. 7. Storage areas shall not impede vehicular traffic and emergency access points. The proposed storage area still allows for emergency vehicle access around the building as well as other traffic. 8. All materials being stored must be associated with the business that is located in the building adjacent to the storage area. The racking being stored is used to ship the auto parts that are manufactured by the applicant. 9. Storage areas shall be maintained in a neat and orderly manner. At this time the storage area has been maintained. 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. 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. Conformance to Master Plan: The Master Plan discusses developing Horizons to incorporate a multitude of uses, create jobs, generate revenue for the City and welcome innovative companies, with a focus on high-quality development. The Master Plan notes that “the key element is to ensure that what happens in Horizons is the best long-term solution”. Approving the SUP would allow a growing company to expand Page 3 of 3 in Riverside. The outdoor storage is located in a manner that has a minimal visual impact on the industrial park and the applicant does meet the requirements outlined in the approved Planned Development Regulations. Attachments - Project Location Map - Site Plan 4110 Helena Road NW 41st Street Ho r i z o n s P a r k w a y Ma t t o x R o a d 43rd Street / Page 1 of 2 City of Riverside Staff Analysis Report Case Number PC17-03, Special Use Permit 5454 NW River Park Drive (Welds Supply) General Information Applicant: Welds Supply, Inc. Location: 5654 NW River Park Drive Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage Zoning: GP-I General Planned Industrial Existing Land Use: Industrial Proposed Land Use: Continued industrial with associated outdoor storage. Procedure: In accordance with Section 400.580 of the Unified Development Ordinance (UDO) a special use permit is required for outdoor storage. Therefore, 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 is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside Municipal Code regulations to allow outdoor storage of equipment for Capital Electric. Capital Electric is experiencing significant growth. The amount of equipment stored varies as it is usually at project sites. T All outdoor storage will be kept in the fenced and screened area on the southeast corner of the property adjacent to the railroad tracks. Analysis The UDO provides specific criteria for outdoor storage (Section 400.580) and the review of special use permits. Following are the relevant criteria. 1. Special Use Permit: Outdoor storage shall only be permitted after approval of a special use permit. 2. Screening: Outdoor storage shall be contained within a fenced open yard adequately screened. The proposed storage area is located southeast corner of the property adjacent to the rail road 3. Location: Outdoor storage shall be located in either a side or rear yard. The applicant is proposing to locate the outdoor storage in the rear yard. Given the location on the back side of the property there is limited visibility from 9 Highway. Page 2 of 2 4. Appearance: Outdoor storage shall have a neat and orderly appearance. The applicant has indicated that materials will be confined in the designated area and will be kept neat and orderly. 5. Setback: All setback requirements shall be observed. The proposed location observes setbacks. 6. Height: The height of materials shall not exceed the height limitation of the zoning district. In this case the applicant will be storing heavy equipment, however outdoor storage is not permitted to exceed 20 feet. 7. Parking Surfaces. Off-street parking and loading areas shall be hard surfaced. The proposed area of storage is paved. 8. Consistence with the Comprehensive Master Plan. A goal identified in the Comprehensive Master Plan is improving the appearance of the City. Although the storage area is located in an industrial setting with limited views from major thoroughfares, staff feels allowing the outdoor storage may set a precedent as the outdoor storage is not associated with the business on the property. Should other businesses in the area or future buildings request similar outdoor storage it would be difficult to not approve their request as the precedent has been set. However, this property is located on the west side of Horizons which tends to be more industrial in nature. The Plan also identifies the expansion of businesses as a goal. Having the space occupied with an interim use while the property owner considerers future options is also in conformance with the goals identified by the Master Plan. Attachments - Exhibit A: Project Location Map Highway 9 Ma t t o x R o a d Welds Supply PC17-03Special Use Permit