Minutes of Meeting Belton Planning Commission City Hall Annex, 520 Main Street May 21, 2018 CALL TO ORDER Chairman Girgin called the meeting to order at 6:00 p.m. ATTENDANCE Commission: Chairman Holly Girgin, Councilman Chet Trutzel, Commissioners Scott Swaggart, Kara Anderson, Sally Davila, Chris Christensen, Tim McDonough and Tom MacPherson. Mayor Jeff Davis was in attendance via conference call. Absent: Staff: Applicant: Others: None. Dave Clements, Planning and Building Director; Megan McGuire, City Attorney; Jim Brown, Building Official; Celia Duran, Public Works Director; Sheila Ernzen, Finance Director; and Jim Person, Police Chief. Brent Miles, Sherry Gayad, and Christopher Chancellor from NorthPoint Development. Approximately 40 individuals were in attendance for the Public Hearing. MINUTES Commissioner Christensen moved to approve the May 7, 2018, Planning Commission meeting minutes, with corrections. Councilman Swaggart seconded the motion. All members present voted in favor, and the motion carried. CHAIRMAN S ANNOUNCEMENTS Chairman Girgin provided information on public hearing procedures for the evening, and described expectations for public participation and time limits for speakers. PUBLIC HEARING - Consideration of a rezoning from C-2 PUD General Commercial Planned Unit Development to F/I Flex Commercial/Industrial District of the North Scott Corridor Overlay District+ Guidelines, and a Special Use for warehousing for the property generally located south of 155th Street and north of 162nd Street on the east frontage road of Interstate 49. Mr. Miles, NorthPoint Development, provided a summary of the application and background information on NorthPoint Development. He mentioned a neighborhood informational meeting held on May 15, 2018. He stated that NorthPoint is a local company with over 900 employees and one of the largest industrial property owners/landlords in the country. He stated that the 150 acre subject property would be developed with over 2 million square feet of speculative industrial/warehouse/manufacturing buildings, with potential for 1,400 new jobs. He noted that the company provides all level of service for tenants from architecture to construction and management. Mr. Miles mentioned NorthPoint projects at Horizons in Riverside and Three Trails on 87 th Street in Kansas City. These projects are similar to the Belton plan. Mr. Miles believes that the I-49 corridor is a good location for NorthPoint to begin to look at another facility in the southern part of the metro area.
Mr. Miles explained that NorthPoint had worked with staff on several versions of the plan, and that the latest revision was designed to better meet the requirements of the North Scott Corridor plan, and have minimal impact on surrounding properties. He discussed the orientation of the buildings, the dock designs and other elements of the site plan. He described a multi-use trail on the plan that is a site amenity that employees and nearby residents could utilize. He discussed truck traffic, a noise level study, building design and landscaping. He indicated that truck traffic would use the outer road for access to the site, and that there would be no truck traffic on adjoining residential streets. He stated that a traffic study had been prepared and reviewed by staff and the Missouri Department of Transportation. The study indicated that the existing road network and the new 155 th Street improvements were sufficient for the project. He provided an overview of parking for the project. He explained that parking is based on their experience of 0.67 jobs per 1000 square feet, and this formula would indicate that 1,437 spaces would be sufficient for the site. While the city code would require more spaces, Mr. Miles believes that there leasing experience should be an important consideration in the parking count, and that overbuilding parking creates less green space and greater stormwater runoff. Mr. Miles provided examples of the types of companies in their developments, such as Granger, and demonstrated that the uses in their projects had all proven to be assets and compatible to each other. He briefly discussed the need for the Special Use permit for warehousing. He indicated that warehousing is an important part of their leasing efforts, and that warehouse uses had proved to be compatible in their developments. He explained that the special use permit would allow the company greater flexibility in leasing and occupying the buildings. He referenced the zoning approval criteria in the staff report, and suggested that all these standards had been met. Mr. Clements summarized key parts of the staff report. He provided a brief zoning history of the site, and explained the benefits of designing a development to meet the North Scott Corridor guidelines. These included a higher degree of architectural design, enhanced landscaping and overall better site design and development control. He provided an overview of the building design standards of the code, and areas where the application complied, and those areas where improvements are requested. Mr. Clements discussed the preliminary landscape plan, and that a final landscape plan meeting all requirements of the code would be submitted with a final plan. He described line of sight drawings of the buildings from neighboring properties. Mr. Clements noted that a berm with landscaping would be provided and that this would help screening. He suggested that the berm design be revised with the final plan to increase the berm height and include portions of a board fence for additional screening. Mr. Clements pointed out the 8 multi-use trail as a site amenity. He stated that the trail would connect to the residential area to the west, and that the North Scott plan encourages neighborhood connectivity. He referenced the positive economic impact the development would have for the City. The long-term financial impact and job potential make this a significant project for the city.
Mr. Clements discussed the special use request for warehousing, and pointed out suggested wording to be used with the request. He stated that he believed that the warehousing Special Use was a reasonable request, and that it would offer more potential users for the development. He stated that the staff report included findings of fact to support the rezoning request, and that he believed the approval criteria had been reasonably met. He indicated that staff recommended approval of the request. Chairman Girgin asked for comments from the audience who would be speaking in support of the request: Robert Mayo, President Elect of the Belton Chamber of Commerce, spoke in support of the request. He stated that the Chamber believes that the property is presently blighted, and that the application provides a good re-use of the property that will have positive impacts on property values, housing demand, retail and restaurants. William Brown spoke representing the Cass County Corporation for Economic Development. He stated that the project was important for the region, and that logistics parks provide positive spin-off development. He stated that this development would bolster Belton within the region and lead to a national reputation. Jimmie Odom indicated his support as a Cass County Commissioner. He stated that the I-49 corridor is growing and that this project was important for the area. Gary Mallory spoke representing Downtown Belton Main Street. He stated that the group was in support of the plan. Todd Krass of Belton Medical Center spoke in support of the plan. He noted that the development would be important for the city. He mentioned that the hospital installed a berm in conjunction with their expansion, and that new homes had been constructed in the area. Chairman Girgin asked for comments from the audience who would be speaking in opposition to the request: Natalie Folk, 15904 Allen, stated she had lived in the area for 22 years, the buildings were too close to residential, and had concerns about noise and crime. Cynthia Nelson, 15511 White, stated there was not enough landscaping, and that there should be more evergreen trees. She had concerns and objections about truck traffic and semi-trailer parking. She did not believe the warehouse wages would be sufficient for workers. Charles Huttman, 11715 Pennsylvania in Kansas City, had concerns about truck traffic volume on the Outer Road, stormwater runoff, and impact on the units at Grand Hills. Debra Thomas, 309 Hill Street, stated the project might have impact on abutting homes. Ray Nelson, 15511 White, had concerns about access at 155 th Street, and disagreed with MDOT s review and opinion of the plan and traffic impact. Chuck Ledford, 6805 E. 158 th Terrace, had concerns about traffic safety, lighting, noise and the buffer design. He stated he had lived in the area since 1946. Pete Kirby, 15616 White, stated that he owns a new house in the area, and he questioned the need and location of the proposed development. He expressed concerns about traffic, and said the site might be better suited for office development. Steve Hackett, 15810 Allen, a 25 year resident, stated he expected that the property would be developed. However, the impact should be mitigated so there would be no impact on residents.
He believed there would be problems with lights and noise, he stated a masonry wall would be best as a buffer. Carey Baskin, 16108 Allen, stated that warehousing abutting single family homes was a bad concept. He stated that he works in a warehouse, and he has never seen such a facility near single family homes. Rosemary Howard, 15812 Allen, stated that it is not a good practice to locate industrial near single-family. She said the impact and effect had not been fully reviewed. Impacts like traffic need to be minimized, safeguards established to protect the neighbors. She did not believe Planning Commission members would want this project in their neighborhoods. Bianca Kirby, 15616 White Drive, had concerns about Sunset Hills Phase II. She was also concerned about maintenance of roads and traffic impact. Carlos Sclartous, 15807 Kay, did not agree with the MDOT finding on the traffic study. The plan would affect traffic patterns in the area. Janice Urton, 16103 Allen, had concerns about drainage. There has been flooding in the area. The project would increase noise in the area, beyond the existing levels from I-49. Residents were here first had should not be impacted by the project. Ann Keeton, 6800 E. 58 th Terrace, stated the city should provide the greatest protection possible for residents. She gave a zoning overview, and stated that industrial abutting single-family is the least desirable land use plan. She questioned compatibility of uses, and stated the project would be detrimental to quality of life for the residents. She had concerns about 24 hour operations occurring in the development. She discussed NorthPoint s core values, and how this project is not consistent with those values. Tonya Hackett, 15810 Allen, asked where employees would come from. She said employment should be for Belton residents. She had concerns about I-49 traffic and increases in truck traffic. With no further public input Chairman Girgin closed the public hearing. Brent Miles from NorthPoint presented responses to many of the concerns from adjoining property owners. He explained that NorthPoint had worked with staff and did a number of revisions to the plan, he believed that the plan exceeds code requirements. He noted that the company welcome s comments and ideas for changes, but that many of the concerns of the neighbors had been identified early in the process and the plan was designed with many of these comments in mind. He talked further about the noise study, and what the study indicated. Chris Chancellor of NorthPoint discussed the noise study in greater detail. He stated that the noise consultant had been hired to help determine noise levels from the project at the property line, and the appropriate sound level by decibel. He provided examples from a chart that depicted typical noise levels from normal environmental conditions. Mr. Chancellor used a noise level map to explain that the consultant believed that the NorthPoint project would provide 55 decibels at the property line. He stated that 55 decibels is an acceptable level, and provided examples. Mr. Chancellor discussed how the proposed berm and landscaping helped reduce noise levels to the 55 decibel level. He noted that natural landscaping absorbs noise better than a wall. The noise consultant had indicated that noise would bounce off of a masonry wall, and not be reduced as much as landscaping.
Mr. Chancellor also stated that the plan includes a connection of the outer road to 162 nd Street. Chairman Girgin asked for comments and discussion by the Planning Commission. Commissioner Christensen asked if NorthPoint had other developments so near single-family areas. He asked if the company ever limits hours of operation of tenants, and if there were any 24 hour businesses in existing parks or for the proposed development. He asked if Mr. Miles could determine a percentage of their tenants that were 24 hour operations. Commissioner Christensen asked if employees would use Allen Street, and what a typical wage would be. Mr. Miles responded and stated that NorthPoint has similar developments in Kansas City, KS, Columbus, OH, and Hazelwood, MO that were near single-family areas. He stated that it is difficult to limit hours of users, and that there was a low probability of all users being 24 hour operations. In Riverside, there are 20 users, with 2, 24 hour operations. He also stated that many employers stagger hours to off-peak times to reduce some traffic impact. He stated that the average salary or wage at Riverside Horizons was approximately $65,000. Councilman Trutzel stated that he was supportive of the neighbors, and understands their concerns. He stated that NorthPoint had made revisions to the plan in an effort to reduce impact on the neighbors, and that the plan reflects these changes. He explained that redevelopment of the property is inevitable, and that this is the best plan considering the market, and that development will create jobs and revenues needed by the city. Commissioner Swaggart moved to approve the request for a rezoning from C-2 PUD General Commercial Planned Unit Development to F/I Flex Commercial/Industrial District of the North Scott Corridor Overlay District+ Guidelines for the property generally located south of 155th Street and north of 162nd Street on the east frontage road of Interstate 49 with the following conditions: 1. The rezoning and preliminary plan, and Special Use permit for warehousing, is approved as shown on Southview Commerce Center Preliminary Plat and Preliminary Development Plan, dated April 4, 2018 by Olsson Associates/Engineering/Surveying. 2. Final development plans and final plats shall be submitted for each phase of construction, as required in Section 20.6 of the UDC. 3. A final landscape plan shall be submitted with the first phase Final Development Plan, indicating compliance with the North Scott Corridor Overlay District + Guidelines, signed and sealed by a registered Landscape Architect. 4. The final landscape design have a revised berm and landscape design with an increased berm height and integrating a six foot wood into the landscape design for additional screening. 5. The 8 foot multi-use trail shall be constructed and completed with each final plat and plan of development. 6. The office/entry areas at the corners have a revised design to better address the requirements, of the North Scott Corridor, as a way to distinguish the office/entry areas from the overall length of the building. The North Scott Corridor Overlay District + Guidelines suggests such things as cornice lines and awnings. Any such changes can be considered with a final development plan. 7. A photometric plan shall be submitted with the first phase Final Development plan 8. Details on exterior building lighting shall be submitted with Final Development plans. 9. Each building shall have connecting sidewalks to the multi-use trail, shown on the Final Development Plan.
10. Trash containers and outside storage shall be permitted at the Southview Commerce Center in locations not visible from public-right-of-way. 11. Noise shall be regulated by Chapter 14, Nuisances, Article IV Noise of the City Code of Ordinances, and no such noise level shall exceed 55 decibels at the property line abutting residential use. 12. Stormwater management/detention is preliminarily approved as described in Preliminary Stormwater Management Study, by dated April 2018 by Olsson Associates. The motion was seconded by Councilman Trutzel. When a vote was taken, the following was recorded: Ayes: 8 Mayor Davis, Chairman Holly Girgin, Councilman Chet Trutzel, Commissioners Scott Swaggart, Tim McDonough, Sally Davila, Kara Anderson and Tom MacPherson. Noes: 1 Commissioner Chris Christensen. Absent: 0 None. The motion carried and will be forwarded to the City Council. Councilman Trutzel moved to approve a Special Use for Warehousing, subject to the following wording and condition: A Special Use is hereby granted for warehousing to include activities that provide for the storage and distribution of materials and equipment, light to general manufacturing, including all consumer commodities, electronic equipment (commercial and consumer) machinery on pallets and in boxes, industrial equipment that can be shipped with trucking operations, and all materials used in residential and commercial construction (not including a lumberyard). The special use does not authorize the warehousing of fireworks or explosives, livestock, crude oil, refined petroleum, waste management and remediation, animal slaughtering, smelting, or selfstorage facilities. The motion was seconded by Commissioner McDonough. When a vote was taken, the following was recorded: Ayes: 9 Mayor Davis, Chairman Holly Girgin, Councilman Chet Trutzel, Commissioners Scott Swaggart, Tim McDonough, Sally Davila, Tom MacPherson, Kara Anderson and Chris Christensen. Noes: 0 None. Absent: 0 None. The motion carried and will be forwarded to the City Council. PUBLIC HEARING - An amendment to the Unified Development Code, Section 18.8 North Scott Corridor Overlay District + Guidelines, Table of Uses, Industrial, to permit General Industrial Uses, and remove the prohibition on outdoor storage. Mr. Clements presented a summary of the staff report and the request. He explained that NorthPoint had requested an amendment to the North Scott Overlay to allow General Industrial Uses in the Flex- Industrial District, in addition to restricted Industrial uses. The City Council authorized the amendment application to be considered along with the rezoning application. Concerning the outdoor storage, he stated that some users might have needs for types of outside storage in the paved areas, and that this would be controlled and not in view from public streets.
Mr. Clements stated that NorthPoint had indicated that having the ability to lease to general industrial users would broaden their leasing opportunities, and contribute to the occupancy of the industrial park. He stated that NorthPoint had prepared a list of general industrial users for the Planning Commission to gain a better understanding. Mr. Miles stated that general industrial users in their developments had proven to be attractive activities with no adverse external impacts. He noted that having the ability to lease to a broader group of users would be good for the city in attracting higher pay, technical jobs. Chairman Girgin asked for comments from the audience. No one appeared to speak in favor or in opposition to the request. Chairman Girgin asked for comments and discussion by the Planning Commission. Commissioner Christensen stated that general industrial users could bring the potential of more noise and pollution, and have an impact on the area. Mr. Miles replied that the tenant mix in their other industrial developments include general industrial users like Granger, and that these users help the success and desirability of the park. Commissioner McDonough stated he had concerns about the outside storage provisions, and the impact on the North Scott Corridor plan. Mr. Miles stated that existing users with outdoor storage present a neat and orderly appearance, and that NorthPoint manages their properties to Class A standards, and that they would not allow outside storage to impact their facilities. Commissioner MacPherson asked if the outside storage provisions could be site specific. Mr. Clements stated that the final ordinance could include limiting language on outside storage. Commissioner Christensen moved to approve an amendment to the Unified Development Code, Section 18.8 North Scott Corridor Overlay District + Guidelines, Table of Uses, Industrial, to permit General Industrial Uses, and remove the prohibition on outdoor storage. The motion was seconded by Councilman Trutzel. When a vote was taken, the following was recorded: Ayes: 9 Mayor Davis, Chairman Holly Girgin, Councilman Chet Trutzel, Commissioners Scott Swaggart, Tim McDonough, Sally Davila, Tom MacPherson, Kara Anderson and Chris Christensen. Noes: 0 None. Absent: 0 None. The motion carried and will be forwarded to the City Council. NEXT MEETING DATE: July 16, 2018 ADJOURNMENT
Commissioner McDonough moved to adjourn the meeting. The motion was seconded by Commissioner Christensen. All voted in favor, and the meeting adjourned at 8:40 p.m.