HomeMy WebLinkAboutOrd.4905.10-17-16 BILL NO. 16-178 ORDINANCE NO. 0S
AN ORDINANCE GRANTING A SPECIAL USE PERMIT TO STACY
BUSCH-HEISSERER, FOR PURPOSES OF CONSTRUCTING,
MAINTAINING, AND OPERATING A KENNEL AT 2039 CAPE LACROIX
ROAD, IN THE CITY AND COUNTY OF CAPE GIRARDEAU, MISSOURI
WHEREAS, Stacy Busch-Heisserer is the owner of certain
property on which Stacy Busch-Heisserer desires to construct,
maintain, and operate a kennel at 2039 Cape LaCroix Road, in the
City and County of Cape Girardeau, Missouri; and
WHEREAS, the proposed location of said kennel is 2039 Cape
LaCroix Road, Cape Girardeau, Missouri, and which property is
presently zoned C-1, General Commercial District; and
WHEREAS, a Special Use Permit is required for said use in the
C-1, General Commercial District;
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CAPE GIRARDEAU, MISSOURI, AS FOLLOWS :
ARTICLE 1 . The City Council, having duly considered the
application, finds that the granting of the Special Use Permit will
not substantially increase traffic hazards, congestion, fire
hazards or adversely affect the general character of the
neighborhood or the general welfare of the community, nor will it
overtax public utilities or be in conflict with the comprehensive
plan.
ARTICLE 2 . A Special Use Permit for the purposes of
constructing, maintaining, and operating a kennel at 2039 Cape
LaCroix Road, located on the following described property:
ALL OF LOTS NUMBERED EIGHT (8) AND NINE (9) OF AMENDED
ROUTE "W" COMMERCIAL CENTER, A SUBDIVISION IN THE CITY
AND COUNTY OF CAPE GIRARDEAU, MISSOURI, AS SHOWN BY PLAT
BOOK 17 AT PAGE 99, IN THE LAND RECORDS OF CAPE GIRARDEAU
COUNTY, MISSOURI .
is hereby granted to Stacy Busch-Heisserer, to be effective ten
(10) days after the date of passage and approval of this ordinance.
The special use must comply with all regulations set forth in the
Zoning Code for the district in which the use is located except
those which have been specifically excepted under this permit, and
all other applicable ordinances of the City of Cape Girardeau,
Missouri, and any special conditions contained in the Special Use
Permit, a copy of which is attached hereto as Exhibit "A" , and
incorporated herein by reference. The City Manager is hereby given
the power to execute the Special Use Permit for and on behalf of
the City of Cape Girardeau, Missouri .
ARTICLE 3 . Attached hereto as Exhibit "B" and incorporated
herein by reference is the formal Findings and Conclusions of the
City Council .
ARTICLE 4 . This ordinance shall be in full force and effect
ten days after its passage and appryoval .
PASSED AND APPROVED THIS 77 DAY OF ,)/142/AEr , 2016.
....,.-a GI '...:? , E. Rediger, Mayor
ATTEST: °k k lG
1%�/ . . . . .�/ sE+ s�lll o.
truce Tay / , Deputl Wrack • C?
$ HE UNI0N �f
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Exhibit A
SPECIAL USE PERMIT
Stacy Busch-Heisserer, is hereby granted a Special Use Permit
for the purposes of constructing, maintaining, and operating a
kennel at 2039 Cape LaCroix Road, in the City and County of Cape
Girardeau, Missouri, on the following described property for an
indefinite period of time:
ALL OF LOTS NUMBERED EIGHT (8) AND NINE (9) OF AMENDED
ROUTE "W" COMMERCIAL CENTER, A SUBDIVISION IN THE CITY
AND COUNTY OF CAPE GIRARDEAU, MISSOURI, AS SHOWN BY PLAT
BOOK 17 AT PAGE 99, IN THE LAND RECORDS OF CAPE GIRARDEAU
COUNTY, MISSOURI .
This Special Use Permit is granted upon the condition that the
Applicant be bound by all City ordinances which pertain to the
Special Use Permit and that the Applicant be bound by the following
conditions which are imposed as a condition of issuance of this
Special Use Permit . Upon the failure of the Applicant to comply
with these special conditions, the Special Use Permit will
automatically terminate and the City shall have the right to enter
upon the land to abate such special use.
SPECIAL CONDITIONS :
1 . This special use shall meet all applicable requirements
of the Zoning and Development Codes .
2 . This permit shall automatically expire twelve (12) months
from the date of issuance if the use for which it was
granted has not commenced.
3 . Major modifications to the special use shall require the
approval of the City Council .
4 . This permit is not transferable without the consent of
the City Council .
5 . There shall be no outdoor boarding of animals .
6. There shall be no overnight boarding of animals .
7 . No animal under the care of the facility shall be left
unattended outdoors .
8 . The facility shall not be open past 7 : 00 p.m. on weekdays
and 5: 00 p.m. on Saturdays .
IN WITNESS WHEREOF, the City Mana. - .,f the Ciy of Cape
Girardeau, Missouri, affixes his si. atu - this J day of
agetei' , 2016 .
' cott A. Me - y Manager
ATTEST:
ruce` a or, Deputy City Clerk
STATE OF MISSOURI
ss .
COUNTY OF CAPE GIRARDEAU
On this 194` day of £L±2 74,...fr , 2016, before me appeared
Scott A. Meyer, to me personally known, who, being by me duly
sworn, did say that he is the City Manager of the City of Cape
Girardeau, Missouri, a Municipal Corporation of the State of
Missouri, and that the seal affixed to the foregoing instrument is
the seal of said City and that the said instrument was signed and
sealed in behalf of said City by authority of its City Council and
acknowledged said instrument to be the free act and deed of said
City.
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed
my official seal, at my office in Cape Girardeau, Missouri, the day
and year first above written.
— , , ,7
S o .o Lancaster, Notary Public
My Commission Expires :
1tAYPCe SHONDAIANCASTER
20'NO......i G0; My Commissim Evpires
-
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-. SEM _: Repay23, 020
y .. soon County
Lf M Corrasion#12390196
Exhibit B
CITY OF CAPE GIRARDEAU, MISSOURI
CITY COUNCIL
FINDINGS AND CONCLUSIONS
Now on this !� day of 12pr- , 2016, the Cape Girardeau City
Council considered the appli ation for a Special Use Permit dated July 28, 2016
filed by Stacy Busch-Heisserer for property located at 2039 Cape LaCroix Road,
Cape Girardeau, MO for the purposes of constructing, maintaining, and operating a
kennel.
In examining this application, the following factors were considered and found as
noted:
Yes No N/A
City Council Findings:
The Proposed Special Use Permit, with
the Stated Conditions, would:
1. Substantially increase traffic hazards or congestion X
2. Substantially increase fire hazards X
3. Adversely affect the character of the neighborhood; X
or in respect to special use permits for dwelling
purposes where required, be adversely affected by
the character of the neighborhood.
4 . Adversely affect the general welfare of the community X
5. Overtax public utilities. X
6. Be in conflict with the comprehensive city plan X
The comments, testimony, evidence, exhibits, and all other matters presented at
the required public hearing are incorporated herein by reference.
Following consideration of the application, the requirements of Section 30-401
and other relevant provisions of the City Code, testimony, exhibits and file
contents, the City Council duly deliberated the facts pertaining to the proposal
and issued the following conclusion:
THE APPLICATION IS:
Approved
Denied
X Approved with conditions specified on attached Special Use Permit
Y 0 CAPE GIP 'EAU, MISSOURI
(SEAL) ,--Sr GIt1; .
•
ATT ST: ;O u �
ell
putyd City er -
#THE IINIO .
SEAL 1!
CITY OF CAPE GIRARDEAU, MISSOURI
City Staff Review, Referral and Action on Special Use Permit Application
FILE NO. 1344 LOCATION: 2039 Cape LaCroix Road
STAFF REVIEW& COMMENTS:
Stacy Busch-Heisserer is requesting a SUP to allow a kennel(doggie day camp)in the C-1 zoning district at 2039
Cape LaCroix Road.SEE STAFF REPORT FOR FURTHER INFORMATION.
9I2 &
City Planner Date
t.
/ 6 t ; ,faefineifi, erANZ
City tto ey Date
CITY MANAGER-REFERRAL TO THE PLAArNING AND ZONING COMMISSION:
t�U 7 ( /‘
City Manager Date
Planning & Zoning Commission
Public Hearing Posting Date: Public Hearing Date: 09/14/16
RECOMMENDED ACTION:
Favpf Oppose Abstain Favo -Oppose Abstain
Trae Bertrand la ❑ 0 Scott McClanahan �/ ❑ ❑ j
Larry Dowdy
lit ❑ Bruce Skinner ❑ ❑ ❑Jeff Glenn ( ❑ ❑ Doug Spooler l ❑ LI Tom Welch l� ❑ ❑
Patrick Koetting
Ud ❑ ❑
VOTE COUNT: U Favor D Oppose CJ Abstain
COMMENTS:
CITIZENS COMMENTING AT MEETING:
12-
D
D Spooler
Planning& Zoning Commission Secretary
City Council Action
. Public Hearing Posting Date: 9 IS-I tG Public Hearing Date: IO -3 1(c
Ordinance ft Reading I D 3 -1(0 Ordinance 2nd& 3'd Reading:
VOTE COUNT: Favor Oppose Abstain
ORDINANCE It Effective Date:
CITY of CAPE GIRARDEAU
DEVELOPMENT SERVICES
STAFF REPORT
TO: Planning and Zoning Commission
FROM: Ryan Shrimplin, City Planner
DATE: September 14, 2016
SUBJECT: Special Use Permit for Property at 2039 Cape LaCroix Road
A Special Use Permit application has been submitted for the.property at 2039 Cape
LaCroix Road. The property is zoned C-1 (General Commercial). The request is for a
kennel (doggie day camp). The kennel has been in operation at this location since last
year, when the owner applied for a business license. Staff determined that a kennel
was neither a permitted use nor a special use in the C-1 district. The owner was
informed that staff intended to propose an amendment to the C-1 regulations, which
would include adding a kennel as a special use. The amendment was recently
approved by the City Council, and the owner has followed through with submitting her
application.
The Zoning Code authorizes the City Council to approve Special Use Permits in
accordance with Section 30-401. In order for a Special Use Permit to be approved,
both the Planning and Zoning Commission and the City Council must consider and
make findings of fact with regard to certain criteria. Staff has reviewed the criteria and
made the following determinations.
Criterion #1: The proposed special use will not substantially increase traffic hazards or
congestion.
Finding: The application indicates the kennel generates on average twenty-five
(25) trips to the facility per day, which equates to fifty (50) total trips (incoming
and outgoing). This number of trips nominally affects the traffic volumes on Cape
LaCroix Road and does not increase traffic hazards.
Criterion #2: The proposed special use will not substantially increase fire hazards.
Finding: The facility is in compliance with the Fire Code. The nature of the use
does not pose any special concerns regarding fire hazards.
Criterion #3: The proposed special use will not adversely affect the character of the
neighborhood.
I it)
401 Independence St Cape Girardeau,MC)63703 573-339-6327 Tel 573-339-6303 Fax
cityofcape.org
CITY of CAPE. GIRARDEAU
DEVELOPMENT SERVICES
Finding: The facility is separated from the adjacent neighborhood (Walden Park)
by a creek with wooded areas on both sides. The Development Code requires a
twenty (20) foot wide bufferyard along any commercial lot line that is adjacent to
a residential use or district. The facility does not encroach on the bufferyard, and
the wooded areas provide the necessary screening. The outdoor play yards are
far enough away from the neighborhood that they do not cause a noise problem.
As such, the kennel does not adversely affect the character of the neighborhood.
Criterion #4: The proposed special use will not adversely affect the general welfare of
the community.
Finding: The kennel meets a need in the community by providing daytime
accommodations, supervision, and training for dogs. Per the above responses,
the use does not cause adverse impacts.
Criterion #5: The proposed special use will not overtax public utilities.
Finding: The kennel's utility usage level is low. As the application indicates, the
property was previously occupied by a day care that presumably had a higher
usage level.
Based on the above findings, staff recommends approval of the Special Use Permit
request with the following conditions:
1. This permit shall automatically expire twelve (12) months from the date of
issuance if the use for which it was granted has not commenced.
2. Major modifications to the special use shall require the approval of the City
Council.
3. This permit is not transferable without the consent of the City Council.
i._'
401 Independence St Cape Girardeau,MO 63703 573-339-6327 Tel 573-339-6303 Fax
cityofcape.org
2039 Cape LaCroix Road
Special Use Permit Request
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Special Use Permit requested for doggie day camp (kennel).
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tr `� REZONING/SPECIAL USE PERMIT APPLICATION
1 CITY of CAPE GIRARDEAU
:; DEVELOPMENT SERVICES DEPARTMENT,401 INDEPENDENCE ST,CAPE GIRARDEAU,MO 63703(573)339-6327
Property Address/Location
2039 Cape La Croix Road, Cape Girardeau, MO 63701
Applicant(including Contact Name) Property Owner of Record(if other than Applicant)
Stacy Busch-Heisserer Same
Mailing Address City,State,Zip Mailing Address City,State,Zip
2039 Cape La Croix Road Cape Girardeau
Telephone Email Telephone Email
573-803-1311 info@deercreekdcom
Type of Request:Rezoning jecial Use Permit)
ermit ma y. (Attach additional owners information if necessary)
Existing Zoning District
(:I Proposed Zoning District(Rezoning requests only)
Legal description of property to be rezoned and/or upon which the special use is to be conducted
See Attached
1
Describe the proposed use of the property
See Attached
I.
Application continues on next page r,
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OFFICE USE ONLY z / �✓LKu:s (4 Pt ie ti-n Ll --515S0Date Received i'2g ii 6 By / /`- File Number /3 ti-4
Planning&Zoning Commission Recommendation CJ-ti Date
city Council Final Action Date
Revised 8/8/2012 '
Special Use Criteria(Special Use Permit requests only)
Provide evidence that the proposed special use meets the criteria below. Attach additional sheets if necessary.
1) The proposed special use will not substantially increase traffic hazards or congestion.
2) The proposed special use will not substantially increase fire hazards.
3) The proposed special use will not adversely affect the character of the neighborhood.
4) The proposed special use will not adversely affect the general welfare of the community.
5) The proposed special use will not overtax public utilities.
i
ADDITIONAL ITEMS In addition to this application,the following items must be submitted:
REQUIRED =Application fee($126.00 payable to City of Cape Girardeau)
One(1)list of names and mailing addresses of adjoining property owners
One(1)set of mailing envelopes,stamped and addressed to adjoining property owners
One(1)full size copy of the recorded plat or a recent survey of the property
One(1)full size site plan,drawn to an appropriate scale,depicting existing features to be
removed,existing features to remain,and all proposed features such as:buildings and
•
structures,paved areas,curbing,driveways,parking stalls,trash enclosures,fences,
retaining walls,electrical transformers,power generators,light poles,landscaping areas,and •
_freestanding signs(Planned Development rezonings and Special Use Permits only)
One(1)reduced size(8-1/2"x 11")copy of the plat/survey(and site plan,if applicable)
_One(1)set of Planned Development documents(Planned Development rezonings only)
CERTIFICATIONS •
I/we certify that I am/we are the Property Owner(s)of Record for the property described in this application. I/we understand and •
acknowledge that in addition to a rezoning and/or Special Use Permit,certain licenses and permits may be required in order to
conduct the proposed use. I/we will ensure that all required licenses and permits are obtained prior to conducting the use and/or
commencing work. I/we also understand that a use granted under a Special Use Permit must commence within twelve(12)months •
of the approval date or the permit will become void,unless an extension has been granted.
7 /08-/9-016,
Owner Signature Date
Owner Signature Date
I certify that I am an Agent authorized by the Property Owner(s)of Record to file this application on their behalf.
Applicant Signature (if other than Owner) Date
Revised 8/8/2012
All of Lots Numbered Eight (8) and Nine (9) of Amended Route "W" Comr
subdivision in the City and County of Cape Girardeau, Missouri, as shown by pla
Book 17 at Page 99, in the land record of Cape Girardeau County, Missouri.
Being and intended to be the same property conveyed to Deer Creek Christie,
described in General Warranty Deed recorded in Book 1046 at Page 748 in the Ian,
Girardeau County, Missouri. •
The Real Property or its address is commonly known as 2039 Cape LaCroix Road, Ca
63701.
1
Describe the proposed use of the property:
Deer Creek Doggie Day Camp is a truly interactive experience for
dogs. Instead of "warehousing" dogs, like most local pet daycares do,
we purposely keep the ratio of Campers (dogs) to Counselors
(employees) low to ensure that each and every dog is being interacted
with. Dogs rotate from their indoor classrooms to one of two outdoor
play yards and no dog is ever left unattended. The Counselors work
with the Campers on a variety of skills including basic obedience,
correcting behavioral issues, and positive play.
The Camp's hours are Monday-Friday, 6:30 a.m. to 7 p.m. and
Saturdays, 8 a.m. to 1 p.m. We are closed on Sundays. We do not do
any overnight boarding at the Camp.
Special Use Criteria: •
1) The proposed special use will not substantially increase
traffic hazards or congestion: The building formerly housed a •
private school/daycare for 16 years and their enrollment was much
higher that the 25 or so dogs we see at the Camp. Not all dogs come
on all days either. There on average 25 trips into the daycare a day.
2) The proposed special use will not substantially increase fire
hazards: We do not have any items at the Camp that would be a fire
hazard. All fire codes have been met.
3) The proposed special use will not adversely affect the
character of the neighborhood: Our daily hours do not differ much
from the hours maintained when the building was a
school/daycare. We are only open half days on Saturdays and closed
in Sundays. There are on average 12 dogs in the play yard at a time.
There are also 2 counselors for every 10 dogs.
4) The proposed special use will not adversely affect the
general welfare of the community: Other doggie daycares in the
community are in much higher traffic areas in smaller spaces. Deer
Creek Doggie Day Camp is more exclusive...the dogs are interacted
with outside and not left alone to bark or misbehave.
5) The proposed special use will not overtax public
utilities: We use fewer utilities than the prior owner
(school/daycare), as we do not cook school lunches or use the kitchen.
The adjacent property owners are as follows:
1.) ARC'S Properties LLC
Mailings address
1015 Corporate Square Dr.
St Louis, MO 63132
2.) Corner Development LLC
Mailing address
2832 Waldon Blvd
Cape Girardeau, MO 63701
3.) Riverwest Partners LC
Mailing Address
2832 Waldon Blvd
Cape Girardeau, MO 63701
4
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Sec. 30-333. C-1, general commercial district.
(a) Purpose. The C-1 district is primarily intended for areas of the city located along minor
thoroughfares and adjacent to residential districts. Appropriate uses for this district include •
commercial developments not requiring long term outdoor display of merchandise, as well as
certain governmental, institutional, and community service facilities. Other uses having the
potential to significantly affect adjacent residential districts may be allowed with approval of a
special use permit.
(b)Permitted principal uses.
(1)Art galleries or museums.
(2) Banks or other financial institutions.
(3) Bed and breakfasts.
(4) Commercial day cares.
(5) Commercial recreation facilities, excluding driving ranges and outdoor shooting or
racing.
(6) Funeral homes or mortuaries.
(7)Governmental facilities.
(8) Health or fitness centers.
(9) Institutions of higher education, including business, career or technology schools.
(10) Instructional schools for art, dance, music, martial arts or other disciplines.
(11) Libraries.
(12) Microbreweries.
(13) Middle schools, secondary schools, or development centers for people with physical,
mental or developmental disabilities.
(14) Nurseries or greenhouses.
(15) Nursing homes.
(16) Offices.
(17) Parks or playgrounds.
(18) Personal service establishments.
(19) Pet grooming facilities, excluding kennels.
(20) Police or fire stations.
(21) Residential treatment facilities.
(22) Restaurants or bars.
(23) Retail or rental establishments, excluding the sale or rental of outbuildings, vehicles,
or large agricultural or construction equipment.
(24)Television or radio studios, including any transmitting facilities.
(25)Transit terminals.
Page 1
(26)Veterinary clinics or animal hospitals, excluding livestock.
(27)Wineries.
(c) Permitted accessory uses.
(1)Accessory structures and uses customarily incidental to the above uses, as permitted
in section 30-403, supplemental regulations.
(2) Solar energy systems, as permitted in section 30-410, supplemental regulations.
(d) Special uses.
(1) Banquet facilities.
(2) Hotels or motels.
(3) Kennels.
(4) Meeting halls.
(5) Mini warehouses or self-storage units.
(6) Public utilities, except for buildings or accessory structures that are normal and
customary in a zoning district which would allow other buildings or structures of the same
nature as a use-by-right.
(7)Telecommunication towers, as permitted in section 30-404, supplemental regulations.
(8) The allowance of additional height up to a total of sixty (60) feet, not to exceed a total
of five (5) stories.
(9)Transitional housing.
(10)Vehicle fueling, service or repair facilities, excluding body or paint shops.
(11)Vehicle washing facilities, including automatic or hand wash.
(12) Wind energy conversion systems, as permitted in section 30-410, supplemental
regulations.
(e) Standards.
(1) All storage of merchandise, materials, products or equipment shall be within a fully
enclosed building or in an open yard so screened that the items being stored are not
visible from the street or any adjacent property.
(2) Outdoor display of merchandise is prohibited, except as follows:
a. Merchandise may be displayed outdoors as part of a temporary use, as
permitted in section 30-406, temporary uses. Nursery stock, accessory
landscaping decorations, and seasonal and holiday decorations may also be
displayed outdoors during the appropriate season. Such displays are permitted
in accordance with the following provisions:
1. Displays shall not be located in a right-of-way.
2. Displays shall not be located in parking spaces used to meet the
minimum number of parking spaces as required elsewhere in the City
Code. Displays that are part of a bazaar, craft sale, garage or yard sale,
Page 2
or similar temporary event are exempt from this requirement, as
determined by the city manager.
3. Displays shall not impede vehicular or pedestrian access.
4. Displays shall not alter the structure of any building.
5. Displays shall not create a health or safety hazard.
6. Displays shall be well kept and orderly.
7. Signs may be displayed as permitted elsewhere in the City Code.
8. The display of seasonal items shall be limited to a time period that is
customary for the season associated with the display, which shall be at
the discretion of the city manager.
(3) Outdoor service areas and equipment such as loading docks, mechanical equipment,
storage areas or waste containers shall be located in the rear or side yard and screened
as required elsewhere in the City Code.
(f)Height, area, width, setback and open space requirements.
(1) Maximum height: Forty(40)feet, not to exceed three (3) stories.
(2) Minimum lot area: None.
(3)Minimum lot width: None.
(4) Minimum setbacks:
a. Front yard:Twenty-five (25)feet.
b. Rear yard: None, except twenty(20)feet when adjacent to a residential use or
district, or ten (10)feet when adjacent to an agricultural use or district.
c. Side yard: None, except twenty (20) feet when adjacent to a residential use or
district, or ten (10)feet when adjacent to an agricultural use or district.
(5) Minimum open space. Fifteen (15) percent of the lot area.
(Ord. Na 4109, art. 2, 3-1-10; Oni. No. 4149, art. 4, 8-16-10; Ord. Na 4206, arts. 8, 20, 3-7-11)
Page 3
Sec. 30-401.-Special use permits.
(a) Purpose. Subject to the provisions of this section, the city council may by ordinance on its own motion or
on application grant a special use permit for the special uses specifically identified in each zoning district
from which the uses are otherwise prohibited by this chapter.The city council shall impose appropriate
conditions and safeguards for the issuance of the special use permit, which may include a specified period
of time for the permit, a limitation of the persons who may carry out such use, and limitations upon or
requirements for the size or design of buildings and other improvements upon the property, all for the
purpose of conserving and protecting property and property values in the neighborhood.
(b) Application for special use permit. Applications for special use permits shall be made and processed in the
same manner as provided in section 30-206 relating to applications for district changes.
(1) The city council shall determine whether such building or use will:
a. Substantially increase traffic hazards or congestion;
b. Substantially increase fire hazards;
c. Adversely affect the character of the neighborhood;
d. Adversely affect the general welfare of the community; and
e. Overtax public utilities.
(2) If the council's finding is negative as to all the subject referred to in this section,the application may
be granted; if affirmative as to any subject, then such special use permit shall be denied.
(3) Any proposed special use shall otherwise comply with all the regulations set forth in this chapter for
the district in which such use is located.
(Ord. No. 4109, art. 2, 3-1-10)