HomeMy WebLinkAbout2015-02-26 Planning & Zoning Commission Packet
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MINUTES
REGULAR MEETING
PLANNING AND ZONING COMMISSION
RIVERSIDE, MISSOURI
Thursday, January 22, 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, Jim Frakes, Art Homer, and Mayor Kathy Rose. Also present: Jackie Carlson City
Planner, Sarah Wagner Community Development, and Keith Payne, Fire Marshall. Members absent were
Stephen King, Mike Soler, Steven Kaspar, and Mike Lombardo.
Approval of Minutes of
January 8, 2015.
Commissioner Snoderley moved to approve the minutes of
January 8, 2015, seconded by Commissioner Uhl.
Motion passed 6-0.
Public Hearing- 4300 NW
Mattox Road Rezoning
Final Development Plan-
4300 NW Mattox Road
Chair Bowman opened the public hearing at 6:3 p.m.
Sarah Wagner with Community Development gave a brief
overview of the rezoning request. She explained that the property
was rezoned from GP-I to PD in 2007, but no PD regulations
were adopted governing this property. The applicant, NorthPoint
Development is proposing PD regulation that are very similar to
other regulations that have been adopted for the Horizons
Development.
Eric Watts with NorthPoint Development stated that this building
will look very similar to other buildings in the industrial park.
Chair Bowman closed the public hearing at 6:33 p.m.
Commissioner Uhl moved to recommend approval of the request
to rezone property at 4300 NW Mattox Road to the Board of
Aldermen, seconded by Commissioner Snoderley.
Motion passed 6-0.
Sarah Wagner gave a brief overview of the request from
NorthPoint Development for approval of a final development plan
for a 36,668 sq.ft. industrial building on 2.1 acres. The request is
in conformance with the approved Master Plan and UDO and staff
does recommend approval of this request.
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Final Development Plan-
Premium Waters
Adjourn
Eric Watts with NorthPoint Development gave an overview of the
building layout, façade and landscaping.
Mayor Rose asked about outdoor storage. Watts replied that there
will be no outdoor storage just a few semi trucks and box trucks
for deliveries. There was also discussion about number of
employees and growth potential.
Commissioner Homer moved to recommend approval of the final
development plan for 4300 NW Mattox Road to the Board of
Aldermen, seconded by Commissioner Uhl.
Motion passed 6-0.
Jackie Carlson with Community Development gave a brief
overview of the request from Premium Waters for approval of a
final development plan to expand their warehouse by 105,000
sq.ft.. She explained that the applicant will be purchasing
approximately 6.5 acres form the City for this expansion. She
highlighted that the approved future truck parking from the
northwest corner of the property will be moved to behind the
expansion and that this expansion and parking will be heavily
landscaped on the east side with a berm and tree plantings.
Commissioner Homer asked about access to the detention area.
Carlson replied that the plat will reflect this easement.
Commissioner Snoderley moved recommend approval of the final
development plan for Premium Waters to the Board of Aldermen,
seconded by Commissioner Frakes.
Motion passed 6-0.
Commissioner Homer moved to adjourn at 6:43 p.m.
Commissioner Uhl seconded and the meeting was adjourn 6-0.
____________________
Sarah Wagner
Community Development
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City of Riverside
Staff Analysis Report
Case Number PC15-01, Special Use Permit
4600 NW 41st Street
General Information
Applicant: Horizons Industrial IV, LLC
Location: 4600 NW 41st Street (Horizons Industrial IV)
Requested Action: To consider a Special Use Permit (SUP) to allow outdoor storage
Zoning: PD- Planned Development
Existing Land Use: Industrial
Proposed Land Use: Continued industrial with associated outdoor storage.
Procedure: In accordance with Section 400.580 of the Unified Development Ordinance (UDO) and the
adopted PD regulations, a special use permit is required for outdoor storage. Therefore, the procedure for
a special use permit is a public hearing before the Planning Commission and the Board of Aldermen after
notification has been given in a paper of general circulation at least 15 days before the hearing date and
property owners within 185’ of the subject property have been notified of such hearing. These
requirements have been fulfilled on this application.
Project Description
The applicant is requesting a Special Use Permit pursuant to Chapter 400.580 of the Riverside Municipal
Code and the adopted PD regulations to allow outdoor storage of racking associated with the business.
The storage area is proposed to be 115 feet x 380 feet (43,711 s.f.), will be located on the east side of the
building in the truck court area. The applicant is proposing to designate the area with a black coated
chain link fence.
Analysis
The amended PD Regulations for Horizons East adopted October 2013 set forth specific criteria for
outdoor storage (Section F) and the review of special use permits.
F. Outside Storage and Equipment. Although the outdoor storage of materials and
equipment in Horizons East is not preferred, the City recognizes it may be necessary to accommodate
businesses that are experiencing growth and/or change, but are not yet ready to commitment to additional
facility space. Considering this, the outdoor storage of materials and equipment may be permitted in
accordance with the following regulations. These regulations do not apply to the customary trailer
parking activities associated with tenants inside the Planned Development.
1. 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. Waiting to receive information from the
applicant.
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 wing wall does
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exist along 41st Street.
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. The applicant will lease 222,761
square feet of first floor space, which would allow a maximum of 22,276 square feet of
outdoor space. The request is for 43,711 square feet (115’ x 380’) of outdoor storage space.
Given the ebb and flow of the business there are times when the area may be full of items
and times when nothing is stored, however, the storage will never exceed the 115’ x 380’
designated 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).
The office bump outs extend out from the building 70 feet. The proposed outdoor storage
extends 115 feet from the building, thus exceeding the length of the office bump outs by 45
feet.
6. Storage areas shall be designated by yellow pavement markings. The outdoor storage area
will be designated by 6 foot black chain link fence.
7. The maximum height of stored items shall not exceed 6 feet. The proposed outdoor storage
will not exceed 18 feet in height.
8. Storage areas shall not impede vehicular traffic and emergency access points. The
proposed area is setback from the main drive area and does not block any ingress/egress
points. A 20 foot wide drive is proposed between the storage area and the car parking.
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.
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”. Approving the SUP would allow a growing company to locate
in Riverside, however it would set a president regarding outdoor storage. 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 also recommends that, if the SUP is approved, changed be made to the PD regulations so
the storage is in compliance.
Attachments
- Project Location Map
- Site Plan
- Approved Outdoor Storage Locations
41st St
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Spec IV
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Case # PC14-16 SUP Spec IV
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City of Riverside
Staff Analysis Report
Case Number PC15-05, Chapter 400: Unified
Development Ordinance Flood Insurance Rate Map
General Information
Applicant: City of Riverside
Requested Action: Amend Riverside Municipal Code Section 400: Unified Development
Ordinance as it relates to flood hazard prevention.
Action: Recommendation by the Planning Commission to the Board of Aldermen.
Application Overview: The Federal Emergency Management Agency has issued new Floor
Insurance Rate Maps (FIRM) for Platte County. These are effective as of April 2, 2015. We
must adopt them as an update to the Unified Development Ordinance to ensure that all
properties in the City remain eligible for flood insurance.
Recommendation: Staff recommends approval of the proposed adoption of the Flood Insurance
Rate Map for Platte County, Missouri.
City of Riverside
Staff Analysis Report
Case # PC15-06
Replat of Lot 3 Belgian Bottoms Business
Park Lot 1-3
General Information
Applicant: Horizons West Land, LLC
Location: 4300 NW Mattox Road
Application: Replat of Lot 3 Belgian Bottoms Business Park Lot 1-3
Current Zoning: PD Planned Development
Existing Land Use: Undeveloped
Proposed Land Use: Industrial
Site Area: Approximately 2.159 acres (94,060 sq.ft.)
Procedure: The plat will be reviewed by the Commission and the Board of Aldermen.
Analysis
Overview: Horizons West Land, LLC is developing a 36,668 square foot industrial building for Seattle
Fish. The applicant is requesting the replat to vacate a 15 foot utility easement on the north side
of the property. No utilities are currently located in this easement and all services are available
to the property from Mattox Road to the east. Utility easements are available on the west and
south sides of the property.
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.
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
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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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City of Riverside
Staff Analysis Report
Case # PC15-07 Replat of Lots 1 & 2,
Argo Innovation Park
General Information
Applicant: Premium Waters
Location: 4301 NW Mattox Road (Lots 1 & 2 Argo Innovation Park)
Application: Replat of Lots 1 & 2 of Montebella First Plat
Current Zoning: PD- Planned Development
Existing Land Use: Industrial
Proposed Land Use: Industrial
Site Area: Total 24 acres, Lot 1- 874,913 sq.ft. (20 acres) Tract A – 164,007 sq.ft. (3.76 acres)
Procedure: The plat will be reviewed by the Commission and the Board of Aldermen.
Analysis
Overview: On January 22, 2015 a Final Development Plan was approved for 105,000 sq.ft. expansion
for Premium Waters. In order for this to occur Premium Waters will purchase 6.5 acres of City owned
land located to the east. The proposed plat combines the existing lot (Argo Lot 1) with the newly
acquired 6.5 acres (Argo Lot 2) creating an approximate 20 acre lot. A 10 foot utility easement is being
vacated that ran north and south along the east property line of Argo Lot 1. Additionally, the replat will
create a 3.76 acre Tract for the regional detention system.
Conformance to Comprehensive Master Plan: The modified plat and proposed use is in conformance
with the Comprehensive Master Plan.
Recommendation
Staff finds the application in conformance with the Comprehensive Master Plan, UDO and recommends
approval of the replat.
Attachments
· Proposed Plat
· Location Map
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Case # PC15-04 Final Development Plan Premium Waters
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NW 41st Street
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Johnson Controls
Premium Waters
Knappoco