HomeMy WebLinkAbout2015-01-22 Planning & Zoning Commission Packet
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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- 4400 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
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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.
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Sarah Wagner
Community Development
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General Information
Applicant: NorthPotint Development
Location: 4300 NW Mattox Road
Application: Rezoning - Amendment to the regulations associated with the Planned Development
Existing Land Use: Undeveloped
Proposed Land Use: Industrial
Site Area: 94,060 square feet (2.159 acres)
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 Paln. 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.
The proposed PD Regulations are very similar to the regulations adopted for other properties on the west side
of Horizons. The regulations discuss minimum setback, approved building materials, parking and loading
areas, outside storage, signage, landscaping, lighting, utilities and fences. The regulations are nearly
identical to those adopted for the properties just to the south and southwest (Horizons West Plat / Yanfeng)
and will help ensure a consistent look throughout the business park.
In conjunction with the rezoning, the applicant has also applied for approval of a final development plan,
which provides additional information on the proposed industrial facility and site layout.
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:
- Proposed Horizons West Building I Planned Development Regulations
- Site Plan
City of Riverside- Staff Report
PC15-02: Belgian Bottoms Business Park
Lot 3 Rezoning (PD Regulations)
4300 NW Mattox Road
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Horizons West Building I “PD” Regulations
February 2015
A. Building Lines. There shall be no minimum front and rear setback requirements for
the Planned Development. Building separation shall be a minimum of sixty (60) 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 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 a 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 or shall be
so located as to be substantially screened from public rights of ways.
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. Employee, customer, owner or tenant parking shall be the responsibility of the
property owners and they shall provide all necessary parking facilities entirely on their property.
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 by the owner 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.
Adequate off-street parking shall be provided by each Owner and tenant for its
customers, employees and visitors; and the parking ratios will be provided in the preliminary
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development plan and will be reviewed and approved by the City.
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
areas 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. Outside Storage and Equipment. Outside storage areas are not permitted within the
Planned Development unless specifically identified and approved as part of the final development
plan or, if the final development plan has already been approved, a special use permit must be
obtained. Outside storage and equipment shall be in accordance with the following standards:
· Submittals: Included on the final development plan or with the special use permit
application must be list of all the items to be stored. The list will include a
description and photo/sketch of the items. The storage area must be cleared
delineated on a site plan.
· Location: All outside storage shall be located in either a side or rear yard. No
outdoor storage shall be located within ten (10) feet of a street line.
· Screening: All outside storage shall be adequately screened with landscaping,
decorative walls or other screening devices that complement the building design and
layout of the site.
· Appearance: All outside storage shall have a neat and orderly appearance.
· Setback: Outside storage areas shall comply with all setback requirements.
· Height: The height of stored items should not exceed 15 feet, unless the items are
completely screened from public view, but shall never exceed the height of the
building.
This regulation does not apply to the customary truck and trailer parking activities
associated with tenants inside the Planned Development.
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.
G. 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 shall be prohibited. Product or
service replicas or models shall be prohibited, unless allowed per the Unified Development
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Ordinance, and the location, size, design and color of all signs must be in keeping with the character
of the area.
Each individual business shall be allowed a maximum of one (1) monument sign and
three (3) wall signs.
l. Monument Sign. Monument signs shall be located on the premises of the
business and be at least three (3) feet from the street right-of-way. The total area of the sign,
including the sign face, base and supporting or decorative elements, shall not exceed sixty-four (64)
square feet with a maximum height of ten (10) feet about the average grade.
2. Building Facade Signs. Building Façade Signs shall be attached to the
building to identify individual businesses. Each individual business may have a maximum of three
(3) wall 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 businesses that occupy a
single building 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.
3. 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-two (32) square feet for buildings less than 50,000 square feet, forty-five
(45) 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.
4. 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.
5. 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 sixty (60) square feet for building sites, less than five (5) acres
and eighty square feet for building sites of five (5) 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.
H. 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 4:1 to allow for
mowing, and drained 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. Building sites shall be landscaped in accordance with
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following:
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 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 the 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 three (3) months of the issuance of a temporary
certificate of occupancy of the building; however, the City Building Inspector may extend this
timeframe to a maximum of six (6) months due to weather concerns.
I. 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.
J. 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.
K. 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.
L. Animals. No livestock, poultry or other animals shall be kept on any part of the
Planned District.
Page 1 of 3
City of Riverside
Staff Analysis Report
Case Number PC15-02, Final Development Plan
4300 NW Mattox Road
General Information
Applicant: NorthPoint Development
Location: 4300 NW Mattox Road
Application: Final Development Plan
Zoning: PD- Planned Development
Existing Land Use: Undeveloped
Proposed Land Use: Light Industrial- Horizons West Building 1
Final Development Plan: Final Development Plan will be reviewed by the Planning
Commission and the Board of Aldermen for approval.
Site Area: 94,060 sq.ft. (2.159 acres)
Building Size: 36,668 sq. ft.
Building to Area Ratio: Approximately 39%
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 Knappco Corporation and to the west by
Belgium Boulevard. The east side of the property is bordered by Mattox Road and the south
portion of the property is bordered by 43rd Street. The site will have three access points. One
entrance at the northwest corner, one at the northeast corner and one to the southwest.
The building will run east-west with the main entrances being located on the east side of the
building. Standard car parking is provided on the east and west and truck parking and
loading/unloading areas and docks will be located on the west side of the building.
Parking: The plan proposes 25 standard parking spaces designated for customers and
employees on the east side of the building. This is less than the 1 per 1,000 sq.ft.required by
code, however, the approved PD does allow for variations in this requirement. Staff has
reviewed the proposed number of parking spaces and does feel that adequate parking is
provided. There are 12 truck/trailer parking spaces on the west side of the building.
Infrastructure:
Sanitary Sewer: Sanitary sewer is located along NW Mattox Road
Water: Water is located along NW Mattox Road
Gas: Gas is located along NW Mattox Road
Electric: Electric is located along NW Mattox Road
Page 2 of 3
Stormwater: Stormwater from this site will drain to the south and east of the property where it
will enter the swale and be conveyed into the regional detention system.
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 applicant has provided color building elevations. The building matches the
theme throughout The Horizons Development. To provide variation to the buildings, the office
portion of the building is extended from the general façade along the southeast corner of the
building creating a bump out, as well as another building articulation by height variations at the
southwest corner of the building. The building will include elements of glass typically not seen
incorporated into industrial buildings. These glass elements will be heavily concentrated on the
east side of the building to increase natural light into the office areas and provide architectural
elements along Mattox Road.
Outdoor Storage: Horizons West Building 1 does not have any current outdoor storage needs.
The building is designed to be an industrial type use so the parking of trucks and trailers is
anticipated. The truck trailer parking will be on the west side of the building and will be
screened with landscaping elements along the street. Any future outdoor storage needs would
require the approval of a special use permit.
Landscaping: The approved PD regulations note four components of landscaping.
- Building frontage at the street (1 tree / 40 ft of street frontage): 21 required, 27 provided
- Building foundation (groundcover, shrubs and ornamental trees): Landscaping is included
near the main entrance and around the vehicular parking area near the main entrance.
- Common areas frontage or building rear (1 tree / 50 ft of frontage): The site does not abut
any common areas. The rear of the building faces Belgian Boulevard, which will have some
tree plantings. Additionally, trees will be planted along the north property at 1 tree per 50
feet of frontage.
- Parking lots (1 tree / 200 sf of parking lot islands): There are no proposed parking lot
islands due to the small size of the parking lots, however, landscaping is included around the
perimeter of the lots.
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. The
building design, architectural elements and landscaping are in conformance with these goals.
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.
Attachments
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· Elevation
· Final Development Plan: Site Plan
· Landscaping Plan
· Location Map
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43rd St
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41st St
Premium Waters
Johnson Controls
Belgium Business Park
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Case # PC15-02 & PC 15-03 Rezoning/Final Decelopment Plan 4300 NW Mattox Road
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Page 1 of 2
City of Riverside
Staff Analysis Report
Case Number PC15-04, Final Development Plan
4301 NW Mattox Road – Premium Waters
General Information
Applicant: Premium Waters
Location: 4301 NW Mattox Road
Application: Final Development Plan for 105,000 s.f. expansion
Zoning: PD Planned Development
Existing Land Use: Developed – existing 165,000 s.f. building
Proposed Land Use: Expand building for additional warehouse space
Final Development Plan: Final Development Plan will be reviewed by the Planning Commission and
the Board of Aldermen for approval.
Site Area: 14.4 acres existing lot and purchasing 6.5 acres from the City
Building Size: 165,000 s.f. existing, 105,000 s.f. expansion = 270,000 s.f. total
Analysis
Site Layout: The proposed expansion will be utilized for warehouse space and is needed to
accommodate the company’s growing business. It will extend the building on the backside / east end.
Due to the shape of the lot and angel of the railroad, the expansion will create a stair step shape.
Included with the expansion are 2 new dock doors on the south side, 6 dock doors on the north side, and
the necessary paved areas to handle truck movements.
Parking: The parking area is located at the front of the building and will not be altered. The existing
parking spaces are sufficient to serve the expansion.
Infrastructure: All infrastructure is available on the site. Stromwater will be directed south from the
building and enter the regional detention system.
Outdoor Storage: There will be no outdoor storage associated with this expansion, however, additional
trailer parking will be located to the east. The expansion will allow for the approved future truck parking
intended for the northwest corn of the lot along Mattox Road to be removed.
Landscaping: Existing landscaping is in place along the west side of the building, which will remain.
Additional trees will be added to the greenspace to the northwest of the building. A three foot berm will
be constructed on the east side of the property that will be heavily landscaped in order to help screen the
additional truck parking. A total of 42 new trees will be planted.
Building Design: The proposed expansion aims to maintain the architectural character of the existing
building while being considerate of today’s design standards. The expansion will match the existing
building materials – pre-cast concrete panels. This will create a cohesive design along the entire building.
Signage: No new signage is proposed with the expansion.
Page 2 of 2
Lighting: No new pole lighting will be installed with the expansion. A few small wall pack lights may be
included on the building. They will match the existing light fixtures.
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.
Attachments
· Location Map
· Final Development Plan: Site Plan
· Building Elevations
· Landscaping Plan
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43rd St
Ma
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41st St
Premium Waters
Johnson Controls
Belgium Business Park
Be
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Case # PC15-04 Final Development Plan- Premium Waters
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