HomeMy WebLinkAbout2016-04-14 Planning & Zoning Commission Packet
1
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, March, 2016
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, Steve
Kaspar, Jim Frakes and Al Bowman. Also present: City Planner Jackie Carlson and Community
Development Assistant Sarah Wagner. Members absent were Stephen King, Mike Lombardo, Nathan
Cretsinger, Mike Soler and Mayor Kathy Rose.
Approval of Minutes of
February 11, 2016.
Commissioner Snoderley moved to approve the minutes of February 11,
2016, seconded by Commissioner Uhl.
Motion passed 5-0.
Public Hearing-4600 NW
41st Street-SUP
Land Disturbance Permit-
Gatewoods 4th
Adjourn
The public hearing was opened at 6:32 p.m.
Commissioner Uhl moved to continue the public hearing to April 14,
2016, seconded by Commissioner Kaspar.
Motion passed 5-0.
Community Development Assistant Sarah Wagner gave a staff report to
the Commission. She explained that that applicant is requesting
approval for a Land Disturbance Permit to begin rough grading for the
future placement of infrastructure for the next phase of Gatwoods. The
applicant was available to take questions from the Commission.
Commissioner Snoderley moved the Land Disturbance Permit for
Gatewood 4th, seconded by Commissioner Kasper.
Motion carried 5-0
Commissioner Frakes moved to adjourn at 6:52 p.m.
Commissioner Uhl seconded and the meeting was adjourned 5-0.
____________________
Sarah Wagner
Community Development
2
Page 1 of 3
City of Riverside
Staff Analysis Report
Case Number PC16-04, Special Use Permit
Revision- 4600 NW 41st Street
General Information
Applicant: Northpoint Development and US Farathane
Location: 4600 NW 41st Street (US Farathane)
Requested Action: To consider modifications to 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.
Overview
The applicant is requesting modifications to a Special Use Permit for outdoor storage that was
approved by the Board of Aldermen on March 3, 2015. At the time of the approval of this SUP
the current tenant, US Farathane, had not officially signed a lease. Additionally, US Farathane,
an automotive supplier, did not have all the specifics of their GM contract finalized. As such,
there were several unknowns regarding the requested outdoor storage. Now that the tenant is
occupying the space and nearly at full operations, it is time to finalize the specifics of the
outdoor storage.
Project Description
Included with this staff report are Ordinance No. 1390 approving the SUP, the previous staff
report, and minutes from the Planning Commission meetings related to the case. Several
conditions were included with the approval of the original SUP (see Section 2 of the ordinance).
Several of these conditions are being revisited. Specifically the following (Note: letters match
conditions of the approving ordinance).
b. The maximum size of the outdoor storage area shall not exceed 43,711 sq. ft.
The original request asked for more than the maximum amount of storage for the entire
building (34,178 sq. ft based on a 341,784 sq ft building) per the PD regulations. Based on
the drawings submitted with the new application, staff is assuming the applicant is now
requesting 8,762 sq. ft.
Page 2 of 3
c. All materials being stored shall be associated with the potential tenant located at
4825 NW 41st Street and include only racking supplied by General Motors Corporation.
There are currently a mix of materials being stored. Staff has requested a detailed list and
photo of each specific item to be stored. However, the tenant is storing a substantial
amount of wood pallets which is in violation of City Code. The City nuisance code specific
states that wood pallets are prohibited from being stored outside.
f. The stored materials shall not exceed the height of the racking. Racking may only be
double stacked when General Motors Corporation is on shutdown.
Materials are being stored several units high exceeding the allotted six feet for outdoor
storage in the approved PD regulations for the east side of Horizons. Staff has asked the
applicant for specifics on the requested storage height. However, the fire code sets a
maximum height of 20 feet for the storage of outdoor materials. The storage currently
exceeds 20 feet. The Fire Marshall has been in contact with the applicant.
Analysis
The 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. A special use permit must be granted to allow outside storage.
2. Included with the SUP application must be a written explanation as to why the business
needs the outdoor storage, how long they intend to have the outdoor storage and what their
long term plan is to accommodate the storage.
Staff has requested this information.
3. Outside storage areas may only be permitted within the designated areas as shown in
Exhibit A, provided there is a screening mechanism (wing wall, building bump out, etc.)
along 41st Street.
The proposed area is located in a designated area and a 70 foot wing wall does exist along
41st Street that provides some screening. The new request adjusts the storage area from 115
feet out from the building to 70 feet out from the building. When traveling along 41st Street
the general public does not see the outdoor storage unless they are located east of the
building. As this is towards the end of the street, the traffic count is lower than other areas
of Horizons.
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 entire building has 341,784 square feet of first floor space allowing a total of 34,178
square feet of outdoor storage. The applicant leased 222,761 square feet of first floor space,
which would allow a maximum of 22,276 square feet of outdoor space. The original
request was for 43,711 square feet (115’ x 380’) of outdoor storage space. Based on the
applicant’s submitted drawings, staff assumes the request is being modified to 8,762 square
feet, which complies with the regulations.
Page 3 of 3
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).
The office bump outs extend out from the building 70 feet. The original outdoor storage
request extended 115 feet from the building. The applicant is proposing to modify this to 70
feet putting it in line with the office bump out, but not 5 feet less per the PD regulations.
6. Storage areas shall be designated by yellow pavement markings.
The applicant has been made aware of this requirement.
7. The maximum height of stored items shall not exceed 6 feet.
The current outdoor storage exceeds this limitation. The original SUP notes the height of
materials shall not exceed the height of the racking and that racking will only be double
stacked when GM is on shutdown. Currently items are stacked much higher than both 6
feet and double staked. Staff is waiting for the applicant to request a specific height, but
assumes the request will be to allow as high as possible (20 feet). Fire code states that items
stored outside cannot exceed 20 feet in height. An item for discussion is whether the
Commission thinks it is appropriate to increase the height limitation and thus, reduce the
square footage of the storage area (i.e.- go up instead of out).
8. Storage areas shall not impede vehicular traffic and emergency access points.
The storage areas are setback from the main drive area and do not block any ingress/egress
points. The submitted drawings show storage areas between dock doors only.
9. All materials being stored must be associated with the business that is located in the
building adjacent to the storage area. A detailed list and photos of materials to be stored
must be submitted with the SUP application.
All stored materials are associated with the tenant and located adjacent to their portion of
the building. Staff has asked the applicant to submit photos.
10. Storage areas shall be maintained in a neat and orderly manner.
The applicant is aware of this requirement.
11. If a business receives more than 2 written code violation notices associated with the
outdoor storage in a calendar year the SUP will be revoked. The business must wait 1 year
from the date of revocation before applying for another SUP for outdoor storage.
The applicant is aware of this requirement.
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”.
Staff is requesting guidance from the Planning Commission on this application. If the Commission is ok
with the proposed storage staff requests that the Commission explain why so that staff can direct future
requests for outdoor storage. Staff recommends that the storage of pallets not be allowed as it is in
violation of city code and making this one exception could set precedents for other business as well as
become a code enforcement issue. Finally, staff recommends that, if the SUP is approved, changes be
made to the PD regulations so the storage is in compliance.
Attachments
- Ordinance No. 1390 including previous staff report
- Minutes from Planning & Zoning Commission meetings associated with the approved SUP
- Project Location Map
- Site Plan
- Approved Outdoor Storage Locations
41st St
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43rd St
Spec IV
.
Case # PC14-16 SUP Spec IV
^
1
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, January 8, 2015
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.
Chair Al Bowman called the meeting to order at 6:30 p.m. Answering roll call were Al Bowman, Ray
Uhl, Harold Snoderley, Steven Kaspar, Stephen King, Mike Soler, and Mike Lombardo. Also present:
Jackie Carlson City Planner and Keith Payne, Fire Marshall. Members absent were Jim Frakes, Mayor
Kathy Rose and Alderman Art Homer.
Approval of Minutes of
November 12 , 2014
Commissioner Snoderley moved to approve the minutes of
November 12, 2014, seconded by Commissioner Uhl.
Motion passed 7-0.
Public Hearing- 4600 NW
41st SUP Outdoor Storage
Chair Bowman opened the public hearing at 6:32 p.m.
Brent Miles with NorthPoint Development gave a power point
presentation over the activity at Spec IV as well as the request for
outdoor storage at the building. The prospective tenant will be
taking about 222,761 sq.ft. or about 2/3 of the building and is
requesting about 25,000 sq.ft of outdoor storage which is more
then what is allowed by the current regulations. However, the
other tenant in the building does not require any outdoor storage,
so if you base the percentage of outdoor storage on the entire
building the prospective tenant would not be exceeding that ratio.
Also at this time we do not know the specifics of what will be
stored outside, but we suspect it will be some sort of racking.
Commission Soler commented about how this would impact the
tenant that is giving up its storage space.
Chair Bowman commented that he did not want to see the outdoor
storage space go beyond the ratio that was set up in the PD based
on indoor space.
Commission Uhl asked if something besides a fence could be
constructed.
Miles replied that due to cost a fence was the only option. He
2
Adjourn
stated that he is looking for some feedback from the Commission
to provide to the prospective tenant on what would be acceptable
for outdoor storage.
Commission Kaspar asked if we would be setting a precedent
with allowing more and more outdoor storage.
Miles stated that based on what he is hearing from the
Commission he will try and stay within the current regulations.
Chair Bowman closed the public hearing at 7:14 p.m.
Commissioner King moved to adjourn at 7:15 p.m.
Commissioner Snoderley seconded and the meeting was adjourn
7-0.
____________________
Sarah Wagner
Community Development
1
MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, February 26, 2015
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.
Chair Al Bowman called the meeting to order at 6:30 p.m. Answering roll call were Al Bowman, Ray
Uhl, Harold Snoderley, Steven Kaspar, Stephen King, and Mike Lombardo. Also present: Director of
Community Development Mike Duffy, Planning Assistant Sarah Wagner, Fire Chief Gordy Fowlston and
Fire Marshall Keith Payne. Members absent were Mike Soler, Jim Frakes, Art Homer and Mayor Kathy
Rose.
Approval of Minutes of
January 22, 2015.
Commissioner Kaspar noted a typo on the first page.
Commissioner Snoderley moved to approve the minutes of
January 22, 2015, as corrected seconded by Commissioner Uhl.
Motion passed 6-0.
Special Use Permit-4600
NW 41st Street.
Community Development Director Mike Duffy gave a brief
overview of the applicant’s request for 43,711 sq.ft. of outdoor
storage to be located at 4600 NW 41st Street.
Brent Miles with NorthPoint Development gave a power point
presentation highlighting the positive impact this new tenant
would have with the creation of new jobs and TIF revenue
generated for the City. He also explained that the outdoor storage
would be of racks supplied form GM to ship the part that they
make.
The Commission discussed only allowing the racking to be
double stacked to a height of 18 feet when GM was on shutdown.
They also discussed the need for additional screening on the
northeast corner of the building and that the building to be
constructed to the south of this location will also need to act as
screening.
Commissioner Kaspar moved to recommend approval of the
request for a Special Use Permit for outdoor storage to the Board
of Aldermen with the following conditions:
1. The area for outdoor storage cannot exceed 43,711 square
feet.
2
Public Hearing – UDO
Revision- Flood Plain
Final Plat- 4300 NW
Mattox Road
Final Plat- 4301 NW
Mattox Road
2. Outdoor storage is limited to racks supplied by GM only and
cannot be double stacked unless GM is on shutdown.
3. Mature 20’ trees will be planted on the northeast corner with
a tree spade.
4. When the building to the south is constructed it will be done
so as to act an additional screening mechanism
5. The SUP is to run with the business and not with the
location
6. The applicant is to work with staff to revises the approved
PD regulations.
Seconded by Commissioner King.
Motion passed 6-0.
Chair Bowman opened the public hearing at 7:30 p.m.
Community Development Director Mid Duffy gave an overview
of the City’s request to adopt the new flood plain ordinance and
associated updated maps provided by FEMA. Without adopting
this ordinance residents of Riverside would not be eligible for
flood insurance.
Chair Bowman closed the public hearing at 7:37 p.m.
Commissioner Uhl moved to recommend approval of the
amendment to the flood plain regulation in the UDO to the Board
of Aldermen, seconded by Commissioner Kaspar.
Motion passed 6-0.
Community Development Assistant Sarah Wagner gave an
overview of the request for approval of a final plat for 4300 NW
Mattox Road. At the last meeting the Commission approved a
final development plan for this location. As a result of that plan a
15’ utility easement will need to be vacated along the north
property line. A utility easement remains on the south and west
of the property and all utilities are available to the site.
Commissioner King moved recommend approval of the final plat
for 4300 NW Mattox Road to the Board of Aldermen, seconded
by Commissioner Snoderley.
Motion passed 6-0.
Community Development Assistant Wagner gave an overview of
the request for approval of a final plat for 4301 NW Mattox Road.
At the last meeting the Commission approved a final development
plan for Premium Waters. Inc. for a 105,000 sq.ft. expansion. For
3
Adjourn
this expansion Premium Waters will be purchasing 6.5 acres to
the east from the City. This final plat is reflecting of combining
those two lots as well as carving out a 3.76 acre tract for the
regional detention system. This plat also vacates a 10’ utility
easement that runs north and south along the east property line of
Argo Lot 1.
Commissioner Kaspar moved to recommend approval of the final
plat for 4301 NW Mattox Road to the Board of Alderman,
seconded by Commissioner King.
Commissioner Kaspar moved to adjourn at 7:57 p.m.
Commissioner Snoderley seconded and the meeting was adjourn
6-0.
____________________
Sarah Wagner
Community Development
5’
0’
STORAGE
SPACE
STORAGE
SPACESTORAGE
SPACE
STORAGE
SPACE
STORAGE
SPACE
1540 SF
STORAGE
SPACE
2450 SF
STORAGE
SPACE
3430 SF
STORAGE
SPACE
1342 SF
20’
25’
30’
35’37’8”
15’
10’
5’
20’
25’
30’
35’37’8”
15’
10’
5’
50’
45’
40’
55’
60’
65’
20’
15’
10’
25’
70’
30’
35’
5’
0’
50’
45’
40’
55’
60’
65’
20’
15’
10’
25’
70’
30’
35’
22’ - 0”49’ - 0”35’ - 0”19’ - 2”
Original Approved Area
Actual Space Utilized
5’
0’
STORAGE SPACE
STORAGE
SPACESTORAGE SPACE STORAGESPACE
STORAGE SPACE
1540 SF
STORAGESPACE
2450 SF
STORAGESPACE
3430 SF
STORAGESPACE
1342 SF
20’
25’
30’
35’37’8”
15’
10’
5’
20’
25’
30’
35’37’8”
15’
10’
5’
50’
45’
40’
55’
60’
65’
20’
15’
10’
25’
70’
30’
35’
5’
0’
50’
45’
40’
55’
60’
65’
20’
15’
10’
25’
70’
30’
35’
22’ - 0”49’ - 0”35’ - 0”19’ - 2”
Original Approved Area Actual Space Utilized
Page 1 of 1
City of Riverside
Staff Analysis Report
Case # PC16-06 Final Plat- Hydro Conduit
General Information
Applicant: City of Riverside
Location: South of Missouri Highway 9, north of BNSD Railroad and on the east and west of Horizons
Parkway
Current Zoning: GP-I General Planned Industrial
Existing Land Use: Vacant
Proposed Land Use: None at this time
Site Area: 772,011.55sq.ft.
Lot Size: Proposed
Lot 1 145,000.13 sq. ft.
Lot 2 618,011.42 sq. ft.
Procedure: The plat will be reviewed by the Commission and the Board of Aldermen.
Analysis
Overview: This is the location of the old Hydro Conduit plant. When Horizons Parkway was
constructed the City acquired the property for the road project and it split the site. At this time the city is
requesting that the site be replated into two separate lots for future development.
Utilities: All roads and utilities are available to both lots.
Conformance to Comprehensive Master Plan: The proposed plat 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 and UDO therefore staff,
recommends approval of the Hydro Conduit Final Plat
Attachments
· Plat