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Home My WebLink About2015-12-10 Planning & Zoning Commission Packet 1 MINUTES REGULAR MEETING PLANNING AND ZONING COMMISSION RIVERSIDE, MISSOURI Thursday, October 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. The meeting was called to order at 6:30 p.m. Answering roll call were Ray Uhl, Harold Snoderley, Mike Soler, Stephen King, Steven Kaspar and Al Bowman. Also present: City Planner Jackie Carlson. Members absent were Jim Frakes, Mike Lombardo, Nathan Cretsinger, and Mayor Kathy Rose. Approval of Minutes of August 27, 2015. Commissioner Snoderley moved to approve the minutes of August 27, 2015, seconded by Commissioner Bowman. Motion passed 6-0. Replat- Lots 26 & 27 Indian Hills 3rd Addition Adjourn Jackie Carlson gave a brief staff report to the Commission. She explained that the applicant, Marcus and Kathleen Harris are requesting to move a lot line to increase the size of lot 26. This will make lot 27 slightly smaller, but it will still meet the minimum lot requirements. Commissioner Bowman moved to recommend approval of the final plat for Lots 26 & 27 Indian Hills 3rd Addition to the Board of Aldermen, seconded by Commissioner Snoderley. Motion carried 6-0 Commissioner King moved to adjourn at 6:45 p.m. Commissioner Uhl seconded and the meeting was adjourn 6-0. ____________________ Sarah Wagner Community Development 2 Page 1 of 2 City of Riverside Staff Analysis Report Case Number PC15-14, Rezoning/ Final Development Plan 700 NW Argosy Parkway General Information Applicant: Riverside Associates Location: 700 NW Argosy Parkway Application: Rezoning/Final Development Plan Current Zoning: GP-I General Planned Industrial Proposed Zoning: PD- Planned Development Existing Land Use: Developed – existing 86,000 s.f. building Proposed Land Use: Industrial Rezoning/Final Development Plan: Both the Rezoning and Final Development Plan will be reviewed by the Planning Commission and the Board of Aldermen for approval. Site Area: 11.56 acres on two lots Building Size: 86,000 s.f. existing, 6,432 s.f. expansion = 92,432 s.f. total Analysis Overview: Since the building was constructed in 2002, a number of businesses and uses have been located in the structure. The front portion of the structure has been home to Med4Home and Star Medical for a number of years. The back portion of the building has been used as a gymnasium for several sports including volleyball, soccer, baseball and basketball. The building has been vacant since the summer of 2015. The ownership group of the building is proposing a long-term lease of the property to Haarslev, a manufacturer of industrial processing equipment for the food industry. The company would take a majority of the office space, use the remaining portion for industrial and warehouse space and also build an addition on the north (back) side of the building. Site Layout: The property is located north of the Argosy Casino Hotel and Spa. The Riverside Quindaro Bend Levee runs along the east edge of the property. To the west is a detention basin for the property and the newly constructed Argosy Casino Parkway which provides a grade separated crossing of the BNSF railroad tracks. Parking: Parking is located on the south side of the building and truck docks are located on the north side adjacent to the BNSF railroad tracks. Additional truck parking will be on the west side of the building. Infrastructure: All infrastructure is available on the site. Outdoor Storage: The applicant is proposing limited outdoor storage on the east side of the building (between the building and the levee). They would also fence an area on the west side of the building for service trucks, service trailers and employee vehicles for employees who are traveling. These uses are permitted in a GP-I district, however, the GP-I district is a holding district. This means that changes in use or site require a rezoning. Rezoning to the PD District allows for the approval of outdoor storage. Page 2 of 2 Landscaping: Existing landscaping is in place along the south side of the building, which will remain. No additional landscaping will be required along the east side of the building for the outdoor storage due to the levee critical area requirements. A black vinyl coated chain link fence with black mesh will serve as the screening for the outdoor storage. Building Design: The expansion will match the existing building materials and current architectural character of the building. The expansion will be on the north side of the building and not visible. Signage: No new signage is proposed at this time. Any new signage will be subject to the applicable sign code and approved by staff. Lighting: No new lighting is proposed for this project. Comprehensive Master Plan: The City’s 2006 Riverside Comprehensive Master Plan calls for the area, including the Argosy Casino complex, to become an entertainment district. This would include the area containing the subject property and some ground containing a Super 8 Motel that is located between the property and the Argosy Casino. The Plan, developed by the community and approved by the City’s Planning and Zoning Commission and the Riverside Board of Aldermen identifies a goal of capitalizing “on the appeal of the Argosy to bring in additional amenities” to the area. A movie theater, outdoor space for performers, dining, shopping, or other entertainment based businesses are all opportunities that may be pursued. Although the City continually evaluates potential projects that may help to achieve the goal for the area, there are no specific plans for entertainment based development in the near future. The City recognizes that there are instances where the future land use anticipated by the Comprehensive Master Plan is in conflict with the current zoning or use of the ground. This is one of those instances. We recognize that the property owner has a right to a return on his investment that was made based on the zoning and the development patterns of the time. We also believe that the property owner must recognize that changing development patterns over time, specifically with regard to the Argosy Casino Hotel and Spa, have created a situation in which industrial uses in this general area should be gradually phased out as entertainment uses begin to develop. Given the lack of movement towards the development of an entertainment district at this time, it seems reasonable that a 10 year to 15 year lease for the proposed use would not create a long-term barrier to implementation of the City’s Comprehensive Master Plan. The property owner and the tenant (Haarslev) should be aware that approval of this particular rezoning request does not constitute a change in the City’s position regarding the ultimate development of the area as an entertainment district. Future approvals or modifications of the development plan are not guaranteed based on approval of the proposed use at this time. Recommendation Staff finds the application in conformance with the standards set forth in the UDO therefore recommends approval of the application with the following conditions: 1. The application is reviewed in one year. 2. The wall on the east side of the building for fenced storage be moved to the south to accommodate future expansion. Attachments · Location Map · Final Development Plan: Site Plan . Case # PC15-14 Rezoning/Final Development Plan700 Nw Argosy Parkway ^§¨¦635