HomeMy WebLinkAbout2016-08-11 Planning & Zoning Commission Packet
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MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, July 14, 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 Stephen King, Ray Uhl, Harold
Snoderley, Nathan Cretsinger, Mike Lombardo, Mike Soler, and Al Bowman. Also present: City Planner
Jackie Carlson and Community Development Assistant Sarah Wagner. Members absent were Steven
Kaspar, Jim Frakes and Mayor Kathy Rose.
Approval of Minutes of
May 12, 2016.
Commissioner Lombardo moved to approve the minutes of May 12,
2016, seconded by Commissioner Bowman.
Motion passed 7-0.
Public Hearing- 4600 NW
41st Street SUP
City Planner Jackie Carlson explained that the Horizons area has seven
different PD regulations governing this zoning district. Staff has
decided that it would be best to do an overall rezoning of the entire
park. As a result this has taken longer than expected, but hope to have it
together for the July 28, 2016 meeting.
Commissioner Bowman moved to continue the public hearing to July
28, 2016, seconded by Commissioner Uhl.
Motion passed 7-0.
Final Plat/Final
Development Plan-
Riverside Horizons
Industrial VI East
Community Development Assistant Sarah Wagner gave a staff report
for the final plat and final development plan for Riverside Horizons
Industrial VI East. She explained that per the City’s development
attorney’s request we would be considering these applications together
and passing one formal resolution. She explained that the applicant is
seeking approval for a plat to combine three lots on the south side of
NW 41st Street to construct a 400,000 square foot industrial building
similar to others in the park. She noted that staff is recommending that
the plat be approved with the modification or removing Domain Street
to have that platted at another time. In addition staff recommends
additional landscaping is added to the south side of the building, similar
to that at Spec III, to be utilized as additional screening from the office
portion of the development.
Commissioner Lombardo asked about tenants.
Wagner replied that the building would be able to accommodate
multiple tenants or one single user.
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CID
Adjourn
Commissioner Cretsinger commented that he liked the layout and
thought the plan looked good.
Commissioner Snoderley moved to approve Resolution P&Z 2016-001
Recommending Approval of the Final Plat and Final Development Plan
for Riverside Horizons Industrial VI East, seconded by Commissioner
Soler.
Motion passed 7-0.
Carlson gave the Commission an update on the CID.
Commissioner Cretsinger mo ved to adjourn at 6:52 p.m.
Commissioner Uhl seconded and the meeting was adjourned 7-0.
____________________
Sarah Wagner
Community Development
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General Information
Applicant: City of Riverside
Location: Horizons Development
Application: Rezoning - Amendment to the regulations associated with the Planned Development
Existing Land Use: Industrial, office and undeveloped
Proposed Land Use: Industrial and office
Procedure: The procedure for a rezoning requires a public hearing before the Planning Commission after at
least 15 days notice has been given in a newspaper of general circulation and mailings to property owners
within 185 feet of the proposed project. The public notification requirements have been fulfilled for this
application.
Analysis: In 2007 the property was rezoned from GP-I to PD, however no PD regulations were adopted at
that time. It was stated that each development would be looked at on a case by case basis for conformance
with the approved Master Plan. The utilization of PD regulations was specifically put in place so that the
Planning Commission and Board of Aldermen would have the ability to review development plans for each
property within the Horizons area to ensure that it meets the Master Plan approved by the City. Over time, as
Horizons has developed out, seven slightly different sets of PD regulations have been approved. In addition,
many of the adopted PD regulation have had to be amended to accommodate new business.
After conducting a workshop with the Planning Commission staff has proposed a new set of PD regulation
that would apply to the developed portion of Horizons and consolidate all of the different sets of regulations
into one. The proposed PD Regulations are very similar to the regulations adopted in the past and have
combine the small differences. In addition, the proposed regulations address some of the ongoing concerns
and issues with outdoor storage.
Recommendation: Staff recommends approval of the request to rezone property by adopting specific PD
regulations as it is conformance with the Comprehensive Master Plan
Attachments:
- Location Map
- Proposed Regulations.
City of Riverside- Staff Report
PC16-09: Horizons Rezoning
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41st St
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City of RiversideProposed Rezoning
Rezoning Areas
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Horizons “PD” Regulations
(Proposed July 2016)
A. Building Lines. There shall be no minimum front and rear setback requirements for the
Planned Development. Building separation shall be a minimum of twenty (20) feet and separation of
buildings will be required to meet minimum separation standards governed by the adopted building
code of the City. Building setbacks shall be set by final development plan and where applicable final
plat.
B. Building Materials and Construction. All buildings and other structures within Horizons
Business Park shall be constructed of attractive exterior sides of high quality materials including
masonry, concrete, glass, and metal (when used in an incidental role). Specific materials which will
be excluded include exposed (i) galvanized metal facades, (ii) nondecorative cinder or concrete
block, and (iii) double T concrete panels. Exterior mechanical or electrical equipment, including, but
not limited to, HVAC equipment shall be so placed or screened that the predominant design lines of
the building or structure continue without visual distraction or interruption. If the function of the
building or structure dictates placement of such equipment in such a manner or location that the
building exterior walls themselves are unable to screen the equipment from view of adjacent existing
or proposed streets or highways, they must be separately screened using materials compatible with
the approved building materials with use of an appropriately designed parapet wall and the height of
such screening shall be equal to the height of the equipment to be screened; or with acceptable
landscaping. Accessory buildings, enclosures, appurtenant structures to, or extrusions from, any
building or structure shall be of similar or compatible materials, design and construction.
C. Building Material Colors. Color of materials used on the construction of all buildings,
enclosures, and appurtenant structures shall be consistent throughout the entire development and will
present a predominantly warm earth tone appearance. Exact color palette and materials will be
approved by final development plan.
D. Parking. Adequate off-street parking for employees, customers, owners and tenants shall be
the responsibility of the property owners. All necessary parking facilities shall be provided for
entirely on private property. Parking ratios will be provided in the development plan and will be
reviewed and approved by the City. Parking on private or public streets or highways within the
subject property is expressly prohibited. All parking areas and drives and access shall be paved with
an impervious surface equal to asphalt or concrete and maintained in a well-kept condition. Each
parking space provided shall be designated by lines painted on the paved surfaces and shall be
adequate in area, generally spaces will be sized nine feet wide by eighteen feet long (9’ x 18’) when a
curb abuts and nine feet wide by twenty feet long (9’ by 20’) when not abutting a curb.
For the office portion of the Planned Development, it shall be the general standard that no
parking spaces, parking aisles or roadways, except the access way, shall be permitted within the front
ten (10) feet of the front setback. If parking spaces are provided in front of the building a landscape
buffer shall be provided as described in the landscaping section of this regulation.
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Businesses experiencing rapid growth may submit a request to the Director of Community
Development to allow temporary gravel overflow parking. Parking may be allowed in accordance
with the following standards:
1. A site plan identifying the parking area, parking lot size and specifications for base and
gravel must be submitted for review prior to the parking being installed.
2. The parking area shall not impede public safety.
3. The maximum timeframe for the temporary gravel overflow parking is 18 months. At
the end of the timeframe, the area must either accommodate a building/building
expansion, become green space or be paved per City approvals and regulations.
4. An agreement outlining the specifications for the temporary gravel overflow parking
shall be signed by the appropriate business representative and the Director of Community
Development.
E. Off-Street Loading. Provision for handling all truck service must be totally within the
building site. Docks and loading areas facing non-industrial uses within the development shall be
screened in accordance with the landscape provisions described in the PD regulations. All loading
shall be paved with an impervious surface equal to asphalt or concrete. All side and rear loading
service areas shall be properly screened from view from all existing or proposed streets, roads, or
highways by walls, earth berms, and/or plant material.
F. Outdoor Storage. Although the outdoor storage of materials and equipment is not preferred,
the City recognizes it is an important component for some industrial businesses. 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
industrial businesses.
1. Outdoor storage is only permitted within the industrial portion of the Planned
Development.
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.
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.
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.
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). This
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.
6. The maximum height of stored items shall not exceed 20 feet.
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7. Storage areas shall not impede vehicular traffic and emergency access points.
8. All materials being stored must be associated with the business that is located in the
building adjacent to the storage area
9. Storage areas shall be maintained in a neat and orderly manner.
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.
o 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.
G. Waste Receptacles and Enclosures / Waste Removal. Waste receptacles in the industrial
portion of the Planned Development shall be located behind or on the sides of buildings such that
they are not readily visible from public rights-of-way. For the office portion of the Planned
Development, facilities for storage of waste and rubbish shall be property screened within an
approved trash enclosure.
Each owner and tenant shall keep its premises, buildings and improvements and
appurtenances in a safe, sightly, clean, neat and wholesome condition, and shall comply in all
respects with all governmental, health and police requirements. Each owner and tenant shall remove,
at its own expense, any rubbish or trash of any character which may accumulate on its property and
shall keep unlandscaped and landscaped areas neat and well-maintained. Rubbish and trash shall not
be disposed of on the premises by burning in open fires or incinerators. All rubbish and trash
containers shall be properly screened by an appropriate enclosure.
H. Permanent Park Signage. No sign shall be erected, placed or otherwise installed upon a
Building Site or affixed to a Building, structure, or other improvement erected on a Building Site
until the plans for such sign have been approved by the City. Flashing or moving signs are
prohibited. Product or service replicas or models are prohibited, unless allowed per the Unified
Development Ordinance. The location, size, design and color of all signs must be in keeping with
the character of the Park.
l. Park Monument Signs. Park Monument Signs shall be utilized to identify the
development as whole and not individual businesses and shall only be permitted to the Master
Developer of the Planned Development. Three Park Monument Signs shall be permitted, each with a
maximum sign face of two-hundred fifty (250) sq. ft. Park Monument Signs are allowable in the
public right-of-way.
2. Park Entry Signs. Park Entry Signs shall be utilized to identify main entrances
of the development and not individual businesses and shall be permitted to the Master Developer of
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the Planned Development. Three Park Entry Signs shall be permitted, each with a maximum sign
face of thirty-six (36) sq.ft. Park Entry signs are allowable in the public right-of-way.
3. Park Directional Signs. Park Directional Signs shall be utilized to identify
buildings address, name of business, and in appropriate cases logos of the company occupying. Each
building shall be permitted to have a Park Directional Sign, each with a maximum sign face of
twenty (20) sq.ft.
4. Building Facade Signs. Building Façade Signs shall be attached to the
building to identify individual businesses and shall be approved as a component of the Final
Development Plan.
Industrial Buildings – For those lots that do not abut Horizons Parkway, each
individual tenant may have a maximum of two (2) walls signs per building, with a maximum of one
(1) sign per side of building. The maximum sign face per sign shall be one-hundred twenty (120)
square feet, except for a building with a single tenant, the maximum sign face per sign shall be one-
hundred fifty (150) square feet.
For those lots abutting Horizons Parkway each individual tenant may have a
maximum of three (3) wall signs, with a maximum of one (1) sign per side of building. The
maximum sign face per sign shall be one-hundred twenty (120) square feet, except for a building
with a single tenant, the maximum sign face per sign shall be one-hundred fifty (150) square feet.
For signs with one line of copy, the maximum letter height shall be sixty (60) inches
per letter. For signs with two lines of copy, the maximum letter height shall be forty-eight (48)
inches per letter.
Office Buildings - Each building may have a maximum of two (2) building façade
signs. The total maximum sign face per building shall be eighty (80) square feet, with no sign being
larger than fifty (50) square feet. For signs with one line of copy, the maximum letter height shall be
sixty (60) inches per letter. For signs with two lines of copy, the maximum letter height shall be
forty-eight (48) inches per letter.
5. For Sale or Lease Signs. A temporary wood, metal, or plastic sign may be
erected on a developed building site to offer the property for sale or lease. One (l) such sign, having
a maximum area of thirty (30) square feet for buildings less than 50,000 square feet, thirty-five (35)
square feet for buildings more than 50,000 square feet but less than 150,000 square feet, and sixty
(60) square feet for buildings more than 150,000 square feet.
6. Temporary Signs. Paper signs, stickers, transfers, signs printed or affixed to,
or visible through the windows, doors or exterior walls of a building or other signs of a temporary
character or purpose, regardless of the composition of the sign or the materials used therefore, are
expressly prohibited.
7. Construction Signs. A temporary wood, metal, or plastic sign will be allowed
during the construction of a building project. Such signs may be either single or double faced with
each face having a maximum area of fifty square feet for building sites, less than three (3) acres and
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eighty square feet for building sites of three (3) acres or more. All signs permitted under this
provision will be removed immediately upon issuance of an occupancy permit for any building
constructed on the site.
I. Landscaping. All open areas on any building site not occupied by buildings, storage, parking,
access roads and loading shall be suitably graded with a slope not to exceed 3:1 to allow for mowing,
and drainage and shall be maintained in lawn, trees, and/or shrubs, including lawn irrigation in all
such areas. It is the intent of these regulations to provide a park-like setting for the buildings, as well
as to screen objectionable areas.
Office Park: Building sites shall be landscaped in accordance with the general landscaping
plan for the Park. All lots are required to provide a minimum landscape buffer of ten feet
(10’) along public right-of-way, utilizing deciduous shade and ornamental trees, evergreen
trees and shrubs.
Building Site (Pervious Area): Building site shall include a minimum of one
(l) two and one-half (2-½) inch caliper deciduous or evergreen tree (8’ in
height) for each two thousand five hundred (2,500) square feet of pervious /
green space area, to be planted in side yard, front yard or rear of building at
common area. Substitutions are allowed for Pervious area calculation only
based upon the following:
1 Shade Tree (2-1/2” cal.) or Evergreen Tree (8’ ht) = 20 shrubs 3’ in
height or 2 ornamental trees 6’ in height
Building Frontage at Street: 1 Shade Tree (2-1/2” cal.) or Evergreen Tree (8’
ht) for every 40 feet of street frontage to be planted along the street right-of-
way.
Common Area side or Building Rear: 1 Shade Tree (2-1/2” cal.) or Evergreen
Tree (8’ ht) for every 40 feet of frontage on common area such as, lakes and
canals.
Parking Lots: Landscaped islands should be added at the ends of all parking
rows and should be bermed and planted with either sod or landscaping.
· 1 Shade Tree (2-1/2” cal.) or Evergreen Tree (8’ ht) for every 200
square foot of parking lot islands.
· Fifty percent (50%) of the parking lot should be screened from view
with shrubs 3’ in height.
Building Foundation: Forty percent 40% of the building foundation should be
landscape with ground covers, shrubs and ornamental trees.
Industrial Park: Building sites shall be landscaped in accordance with the general
landscaping for the Park:
Building Frontage at Street: 1 Shade Tree (2-1/2” cal.) or Evergreen Tree (8’
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ht) for every 40 feet of street frontage to be planted along the street right-of-
way.
Common Area side or Building Rear: 1 Shade Tree (2-1/2” cal.) or Evergreen
Tree (8’ ht) for every 50 feet of frontage on common area such as, lakes and
canals.
Parking Lots: Landscaped islands should be added at the ends of all parking
rows and should be bermed and planted with either sod or landscaping.
· 1 Shade Tree (2-1/2” cal.) or Evergreen Tree (8’ ht) for every 200
square foot of parking lot islands.
· Parking lot screening is encouraged where green space exists.
Screening should be shrubs 3’ in height not exceed 20% of the total
frontage.
Building Foundation: Building foundations should be landscaped at building
entries and sides with groundcovers, shrubs and ornamental trees.
The landscape development, having been installed, shall be maintained by Owner in a neat and
adequate manner, which shall include the mowing of lawns, trimming of hedges, other such
maintenance and watering including the installation of lawn irrigation on all sites. The landscaping
shall be implemented and completed within six (6) months after certificate of occupancy of the
building has been issued.
J. Exterior Lighting. Lighting of buildings and public areas, such as parking, plazas,
landscaping, fountains, sculptures, and walkways is required. All site lighting will be accomplished
by using concealed source fixtures with a minimum average illumination in accordance with the
requirements of the City of Riverside, Missouri. All exterior lighting will be metal halide or white in
color and constant in nature, specifically excluding traveling, flashing or intermittent illumination of
any kind and must be so arranged or shielded as to avoid glare or reflection onto any adjacent
existing or proposed streets, highways, ponds or building sites. Pole mounted fixtures will have a
maximum pole height of thirty-two (32) feet, including the base.
K. Underground Utilities, Pipes, Etc. No pipe, conduit, cable, line or the like for water, gas,
sewage, drainage, steam, electricity, or any other energy or service shall be installed or maintained
upon any building site (outside of any building) above the surface of the ground.
L. Fencing. All fencing on any building site shall be compatible with the building materials
used in the construction of the major structure on said building site. Chain link fencing shall be
finished with a black powder coat in the Planned Development.
M. Animals. No livestock, poultry or other animals shall be kept on any part of the Park
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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 is Ordinance No. 1390 approving the SUP related to the case.
Several conditions were included with the approval of the original SUP (see Section 2 of the
ordinance). Since the approval of this SUP staff has proposed amending the PD regulation that
apply to this location as well as a large portion of the Horizons Development. If this rezoning
passes there are still two conditions that needs to be revisited, which are the height of the
materials being stored, as well as the pallets that are stored. If the rezoning does not pass
additional conditions need to be 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 current PD regulations. If
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the new regulations are passed, this will no longer be in conflict with the approved PD
regulations.
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 is currently a mix of materials being stored. Staff has requested a detailed list and
photo of each specific item to be stored. In addition, the tenant is storing a substantial
amount of wood pallets that were never discussed in the original approval.
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.
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
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feet, which complies with the regulations.
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.
Staff has proposed an amendment to the PD regulations for a portion of the Horizons Development.
Those proposed changes if approved are as follows:
F. Outdoor Storage. Although the outdoor storage of materials and equipment is not
preferred, the City recognizes it is an important component for some industrial businesses.
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 industrial businesses.
1. Outdoor storage is only permitted within the industrial portion of the Planned
Development.
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.
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.
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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.
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). This
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.
6. The maximum height of stored items shall not exceed 20 feet.
7. Storage areas shall not impede vehicular traffic and emergency access points.
8. All materials being stored must be associated with the business that is located in the
building adjacent to the storage area
9. Storage areas shall be maintained in a neat and orderly manner.
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.
o 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”.
Attachments
- Ordinance No. 1390 including previous staff report
- Project Location Map
- Site Plan
41st St
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43rd St
Spec IV
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Case # PC14-16 SUP Spec IV
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