HomeMy WebLinkAbout2017-10-12 Planning & Zoning Commission Packet
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MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, July 27, 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 6:30 p.m. Answering roll call were Ray Uhl, Harold Snoderley,
Stephen King, Al Bowman, Steven Kaspar and Mike Lombardo. Also present: City Planner Sarah
Wagner and Community Development Assistant Rhonda Smith. Members absent were Nathan
Cretsinger, Mike Soler, Jim Frakes, and Mayor Kathy Rose.
Approval of Minutes of
June 8, 2017.
Commissioner Snoderley moved to approve the minutes of June 8,
2017, seconded by Commissioner Uhl. Motion passed 6-0.
Public Hearing – Chapter
400 Unified Development
Ordinance Amendment
Chair Stephen King opened the public hearing at 6:31 pm.
City Planner Sarah Wagner gave a brief report noting the City Attorney
was requesting a change to the Unified Development Ordinance that the
minimum square feet for a the commercial district be changed to 400
square feet and outdoor sales and display are only allowed provided that
there is a permanent structure located on the same premises connected
to utilities.
Chair Stephen King closed the public hearing at 6:40 pm.
Commissioner Kaspar moved to approve the proposed amendments to
the Unified Development Ordinance and refer to the Board of
Alderman, seconded by Commissioner Lombardo.
Motion passed 6-0.
Replat – Lots 92 & 93
Gatewoods 4th Plat
City Planner Sarah Wagner gave a brief report noting that the lot line
between lots 92 & 93 in Gatewoods needed to be moved 4 feet to
accommodate the side setbacks for the builder’s house plans.
Commissioner Uhl moved to approve the replat of lots 92 & 93
Gatewoods 4th Plat, seconded by Commission Bowman. Motion passed
6-0.
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Ajourn
Commissioner Snoderley moved to adjourn at 6:50 p.m.
Commissioner Kaspar seconded and the meeting was adjourned 6-0.
____________________
Rhonda Smith
Community Development
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City of Riverside
Staff Analysis Report
Case Number PC17-09, Special Use Permit
4320 NW Mattox Road (Frito-Lays)
General Information
Applicant: David E. Ross Construction Co. Inc.
Location: 4320 NW Mattox Road
Requested Action: To consider a Special Use Permit (SUP) to allow barbed wire on fencing
Zoning: PD- Planned Development
Existing Land Use: Industrial
Proposed Land Use: Continued industrial with associated barbed wire
Procedure: In accordance with Section 400.560 of the Unified Development Ordinance (UDO) and the
adopted PD regulations, a special use permit is required to allow the instillation of barbed wire.
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 400.560 of the Riverside Municipal
Code and the adopted PD regulations to allow barbed wire on the fencing that extends from the north and
south sides of the building and wraps around to the west of the building. The fence was approved as part
of the Final Development Plan on January 26, 2017. At that time the applicant was not proposing any
outdoor storage. They have not requested any outdoor storage and will only be keeping trucks and other
vehicles associated with their operations within the fenced area.
Analysis
The amended PD Regulations for Horizons East adopted August 2016 do not address the use of barbed
wire, therefor we refer back to Section 400.560 of the Unified Development Ordinance that states,
“barbed wire fences shall only be allowed upon approval of a special use permit.” At this time, no
building constructed after 2006 has barbed wired on their fencing. Current PD regulations require that all
fencing be black powder coated chain link to help maintain a clean and uniform look in the Horizons
Development. Any barbed wire added would not be powder coated and susceptible to rust and detract
from the overall look of the area.
Considering safety in the Horizons Development the police department has reported only minimal crime
in this area. In the past year only 37 crimes have been reported in Horizons. This includes 2 aggravated
assaults, 1 burglary, 4 stolen autos, 4 larcenies, 10 DWI’s, and 9 drug related offences. The rest were
other minor misdemeanor charges. There have been no reports of criminal activity taking place in areas
that are fenced off. Based on this information staff feels that the existing fence will be sufficient to
secure the applicant’s property.
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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 detract from the overall goals and
objectives of the Mater Plan and approved PD by taking away from the aesthetics of the development. If
the Commission choses to recommend approval of the SUP to the Board of Aldermen staff would
recommend placing a condition that if Frito-Lays were to ever leave this location the barbed wire would
need to be removed.
Attachments
- Project Location Map
- Site Plan
41st Street
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Horizons Office I LLC
Gallagher HorizonsIndustrialIII LLC
HorizonsIndustrialI LLC Horizons Industrial IV LLC
Horizons IndustrialII LLC
Martinrea
JCI
Premium Waters
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Babra
41st Stre
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42nd St 43rd St
Taylor Memorial Blvd
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Civacon
Kelly Hill
JR Roofing
Intercon
Argo DevCompany
JJJ
HorizonsWest LandLLC
HorizonsWest LandLLC
Horizons Industrial V LLC
Seattle Fish
HorizonsIndustrial VI LLC
HorizonsIndustrial VII LLC
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Frito-Lays
City of Riverside
Staff Analysis Report
Case # PC17-10
Riverside Horizons Industrial VI East
General Information
Applicant: NorthPoint Development Horizons Industrial VII, LLC
Location: East of Horizons Parkway, south of NW 42nd Street, west of NW Linden and north of NW
41st Street
Application: Replat of lots 2 and 3, Riverside Horizons East First Plat
Current Zoning: PD Planned Development
Existing Land Use: Undeveloped
Proposed Land Use: Industrial
Site Area: Approximately 10 acres (435,892 sq.ft.) combined into one lot.
Procedure: The plat will be reviewed by the Commission, IDA and the Board of Aldermen.
Analysis
Overview: North Point Development is currently working on the development of a mixed use business
park on the east side of Horizons Parkway containing both light industrial and office uses. The
development consist of approximately 253 acres with 1,100,000 square feet of office space on the south
half of the site and 1,800,000 square feet of industrial space on the north half of the site. The site will
also consist of approximately 40 acres of water surface that consists of two lakes and several canals that
connect and surround the site.
Modifications: Because the overall site is so large, it has been anticipated that replats would be required
as development needs are identified. Lots 2 and 3 are being replated to combine the lots into one which
will accommodate a single larger building. The larger building is in response to market demands.
Site Layout: The land included in the plat is undeveloped and does not require any new right-of-way or
public utility easements as they were dedicated with the original plat. Both 42nd Street and 41st Street and
other public infrastructure are already installed around the site, providing the lot direct access to the
transportation network and public services.
Conformance to Comprehensive Master Plan: The modified plat and proposed use are in
conformance with the Comprehensive Master Plan as the plan identifies the area as industrial.
Recommendation
Staff finds the application in conformance with the Comprehensive Master Plan, UDO and previously
approved final plats, and therefore, recommends approval of the replat.
Attachments
Proposed Plat
41st Street
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43rd St
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Horizons Office I LLC
Gallagher HorizonsIndustrialIII LLC
HorizonsIndustrialI LLC Horizons Industrial IV LLC
Horizons IndustrialII LLC
Martinrea
JCI
Premium Waters
He
l
e
n
a
R
d
Babra
41st Stre
e
t
42nd St 43rd St
Taylor Memorial Blvd
Ca
n
a
l
S
t
Be
l
g
i
u
m
B
l
v
d
Civacon
Kelly Hill
JR Roofing
Intercon
Argo DevCompany
JJJ
HorizonsWest LandLLC
HorizonsWest LandLLC
Horizons Industrial V LLC
Seattle Fish
HorizonsIndustrial VI LLC
HorizonsIndustrial VII LLC
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Page 1 of 2
City of Riverside
Staff Analysis Report
Case Number PC17-11, Final Development Plan
4960 NW 41st Street – Horizons Industrial Spec VII
General Information
Applicant: NorthPoint Development, Horizons Industrial VII, LLC
Location: 4960 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: 435,892 sq.ft. (10 acres)
Building Size: 198,424 sq. ft.
Building to Area Ratio: Approximately 46%
Analysis
Site Layout: The proposed site is undeveloped as well as a portion of the surrounding
properties. The property is bound on the north by 42nd Street, the south by 41st Street, the east
by Linden and to the west by Horizons Parkway. The property has three access points on the
north off 42nd Street. It has two access point to the east off Linden and one at the southwest
corner of 41st Street.
The building will run east-west with the main entrances being located on the east side of the
building on Linden. Standard car parking is provided to the east, west and south of the building.
Truck parking and loading/unloading areas and docks will be located on the north side of the
building.
Parking: The plan proposes 268 parking spaces designated for customers and employees on the
south, east and west sides of the building. This is more than the 1 per 1,000 sq.ft.required by
code. There are 33 truck/trailer parking spaces to the north of the building.
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
Page 2 of 2
Telecommunication: Telecommunication/fiber optics will be available on the north side of NW
41st Street.
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 typically not seen incorporated into industrial buildings. These glass
elements will be on the east 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 VII 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.
The truck trailer parking will be on the west and northeast sides of the building located in a truck
court.
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 landscaping for the public right-of-ways is part of the
infrastructure partnership between the City and NorthPoint and will be installed under a separate
contract. 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
Landscaping Plan
Location Map