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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 07-14-2021CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES July 14, 2021 City Hall — Council Chambers Present: Scott Blank, Kevin Greaser, Derek Jackson, Patrick Koetting, Nick Martin, Melissa Stickel, Ed Thompson, Sid Whittington, Deborah Young Absent: None Staff Present Carol Peters, Ryan Shrimplin Call to Order Chairman Greaser called the meeting to order at 7:00 p.m. Aoorova! of Minutes The minutes of the June 9, 2021 meeting were unanimously approved upon a motion made by Mr. Koetting and seconded by Mr. Jackson. REZONINGS SPECIAL USE PERMITS AND EXCEPTIONS 1. A public hearing was held on the proposed zoning of property located at 530 County Road 317 as C-2 (Highway Commercial District) upon annexation. Mr. Shrimplin explained that an annexation petition was recently submitted for the property. As part of the annexation process, the Planning and Zoning Commission is to make a recommendation to the City Council regarding how the property should be zoned. A staff report was submitted to the Commission, which recommended zoning the property as C-2 (Highway Commercial District) upon annexation. Chairman Greaser opened the public hearing. Ms. Suzanne Scherer, 550 County Road 317, explained that her grandparents sold the subject property to the current owner in the 1970s, The subject property surrounds the one -acre tract where she lives. She expressed concern about potential environmental hazards on the subject property because a roofing company used to bury shingles and debris in the rear portion. She asked how the annexation would affect her property. Mr. Shrimplin explained that the Planning and Zoning Commission is charged with making a recommendation regarding how the property should be zoned if it does get annexed. The annexation request is not a part of the Commission's purview. The City Council will hold a public hearing on both the annexation request and the recommended zoning district on July 19, 2021. Mr. David Dienstbach, 630 Onyx Lane, stated that he is an adjacent property owner. He asked how stormwater runoff from the proposed development would affect his property. Mr. Shrimplin explained that there is no formai development plan for the property at this time. `.► The owner has shared some ideas with the City staff, but no firm decisions have been made. The owner signed an annexation petition because he wanted to extend the City water and sanitary sewer mains to the property so they will be in place by the time he City of Gape Girardeau Planning & Zoning Commission Meeting Minutes July 14, 2021 Page 2 of 5 formalizes his development plans. The City has stormwater management regulations that the owner will have to follow in developing the property. The regulations are designed to prevent the development from adversely affecting the surrounding properties. Seeing no further appearances to speak, Chairman Greaser closed the public hearing. A motion was made by Mr. Thompson and seconded by Ms. Stickel to recommend zoning the property as C-2 (Highway Commercial District) upon annexation. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Thompson, Whittington, Young) 2. A public hearing was held on the request of D'Lorch Properties, LLC Go Mark Conrad for a special use permit to operate a vehicle sales business in the C-1 (General Commercial) district at 1295 Independence Street. Mr, Mark Conrad presented the request. He explained that the property was used as a car dealership years ago. There are two small buildings on the site, which he will remove and replace with a new building. The gravel area will be paved. There will be one entrance driveway, on Independence Street, and one exit driveway, on South Park Avenue. A staff report was submitted to the Commission, containing the following findings of fact: Criterion #1'. The proposed special use will not substantially increase traffic hazards or congestion. Finding: Due to the size of the property, the proposed vehicle sales business will be small. Fewer than a dozen vehicles will be on display at a time. The customer traffic for a business of this type and size is unlikely to cause traffic hazards or congestion. No more than three vehicles will be delivered at a time. Deliveries will be via heavy duty truck and trailer, which will park along the curb on South Park Avenue. Criterion #2: The proposed special use will not substantially increase fire hazards. Finding: The proposed vehicle sales business does not involve any activities or materials that substantially increase fire hazards. The business will operate in compliance with the Fire Code. Criterion 93: The proposed special use will not adversely affect the character of the neighborhood. Finding: The proposed redevelopment of the property will greatly improve its appearance and resolve existing problems such as gravel spilling out onto the street. Criterion #4: The proposed special use will not adversely affect the general welfare of the community. Finding: The proposed vehicle sales business will be conveniently located for customers in the surrounding neighborhoods and will help improve the appearance of the Independence Street corridor. ..r Criterion #5: The proposed special use will not overtax public utilities. rr City of Cape Girardeau Planning 8 Zoning Commission Meeting Minutes July 14, 2021 Page 3 of 5 Finding: The proposed vehicle sales business will not generate high utility demand. The only exterior lighting proposed is on the building (low -output fixtures) and on an existing utility pole (the applicant is working with Ameren to replace an existing light fixture with a new energy-efficient fixture). The new building will contain an office, a garage/shop, and a restroom. The utility demand will be relatively low, especially water and sewer. In reviewing the application, staff has identified two exceptions from the Development Code (Chapter 25 of the City's Code of Ordinances): Street Landscaping Strip Width. Section 25-804(a) requires all parking spaces located within 20 feet of a public street right-of-way to be separated from the nght-of- way by a street landscaping strip having a minimum width of 10 feet. The street landscaping strip is required to be completely covered with at least one type of ground cover and contain at least four plant types from the list in Section 25-806. The site plan submitted as part of the application shows the street landscaping strip width ranging from 1 to 10 feet. Staff supports the exception with the condition that, as a substantial equivalent, the applicant provides enhanced landscaping on the site beyond the base requirements, with the specific details being subject to approval by the City staff. Driveway Throat Length. Section 25-911(b) requires all nonresidential driveways adjacent to local and collector streets to have a throat length of at least 50 feet. The site plan submitted as part of the application shows the driveway on South Park Avenue as having a throat length of approximately 20 feet. Staff supports the exception because the volume of traffic on South Park Avenue is low and the applicant is providing, as a substantial equivalent, a wide drive aisle in what would be the remaining 30 foot section of the throat. The wide drive aisle allows for additional vehicle stacking should it become necessary. Based on the above findings, staff recommended approval of the special use permit request, subject to the following conditions: 1. The special use shall meet all applicable requirements of the Zoning and Development Codes except for the street landscaping strip width and driveway throat length exceptions approved as part of this permit. As a condition of approval of the street landscaping strip width exception, the applicant shall provide enhanced landscaping on the site beyond the base requirements, with the specific details being subject to approval by the City staff. 2. Major modifications to the special use (including, but not limited to, the site plan) shall require the approval of the City Council. 3. This permit shall automatically expire 12 months from the date of issuance if the building permit has not been issued If the building permit is issued within this time frame and later expires due to lack of progress, then this permit shall automatically expire upon the expiration of the building permit. 4. This permit is not transferable without the approval of the City Council. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes July 14, 2021 Page 4 of 5 r Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. Ms. Stickel stated that there is a similar type of use one block over on Independence Street. Mr. Martin noted the existing billboard on the property, and he asked Mr. Conrad if he will own it. Mr. Conrad responded by saying that he will own the billboard, and he plans on keeping it for now. A motion was made by Mr. Koetting and seconded by Mr. Jackson to recommend approval of the special use permit request, subject to the conditions in the staff report. The motion passed with a roll call vote of 9 in favor, 0 In opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel. Thompson, Whittington, Young) SUBDIVISION PLATS 3. The record plat of Debby Subdivision was reviewed by the Commission. Mr. Darryl Sauer, one of the property owners, explained that he had his property surveyed a few years ago. The survey revealed that his retaining wall crosses the south property line. He spoke with the neighbor, who agreed to resubdivide their respective lots to remove the encroachment. A staff report was submitted to the Commission, which recommended approval of the plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Kcetting and seconded by Mr. Jackson to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel Thompson, Whittington, Young) 4. The record plat of Ferndale Anthony Southwest Subdivision was reviewed by the Commission. Mr. Mark Guess, Koehler Engineering and Land Surveying, representing the property owners, was available for questions from the Commission. A staff report was submitted to the Commission, which recommended approval of the plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Jackson and seconded by Mr. Knotting to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Thompson, Whittington, Young) 5. The record plat of Cape West Crossing East First Subdivision was reviewed by the Commission. Mr. Jeff Maurer, the property owner, explained that the plat resubdivides several lots and a portion of the vacated Northview Drive right-of-way. Lot 1 will be developed first and will contain a multi -tenant commercial building. Plans for the remaining lots have not been finalized. Mr. Whittington asked Mr. Maurer if he owns the property on Bloomfield Road that was recently converted to a stormwater detention basin. Mr. Maurer responded by saying the detention basin property and the properties in the proposed subdivision are owned by his company, Mayson Investments, LLC. He explained that the detention basin was constructed to comply with the Missouri Department of Natural Resources (DNR) requirements. Mr. Whittington asked how the proposed development would affect the residential properties across Northview Drive. Mr. Shrimplin explained that some of the properties in the proposed subdivision are zoned R-1 (Single -Family Suburban Residential District) and that a rezoning application has been filed to rezone them to C-2 (Highway Commercial District). The rezoning request will be on the Commission's next meeting agenda. He noted that the Development Code contains bufferyard requirements that will apply to the proposed development. Mr. Maurer stated that he has spoken with several of the surrounding property owners, and none of them shared any concerns about City of Cape Girardeau Planning & Zoning Commission Meeting Minutes July 14, 2421 Page 5 of 5 the project. A staff report was submitted to the Commission, which recommended approval of the plat, subject to staffs comments being successfully addressed. A motion was made by Mr. Koetting and seconded by Ms. Stickel to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 8 in favor, 1 in opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Thompson, Young, Nay: Whittington) The record plat of River's Edge Subdivision was reviewed by the Commission. Mr. Mike Peters, the property owner, was available for questions from the Commission. A staff report was submitted to the Commission, which recommended approval of the plat, subject to staff's comments being successfully addressed. A motion was made by Ms. Stickel and seconded by Mr. Thompson to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Greaser, Jackson, Knotting, Martin, Stickel, Thompson, Whittington, Young) OTHER ITEMS AND COMMUNICATION Commission Communication There were no communication items from the Commission. Staff Communication t Mr. Shrimplin gave the following update: L 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on June 21, 2021: • Frederick Subdivision No, 1 Record Plat -2°d & 3`d Readings • Zoning of property at 3920 Bloomfield Road upon annexation — 2n' & V Readings • R & D Subdivision Record Plat— 1s` Reading The City Council approved the following on July 6, 2021: • R & D Subdivision Record Plat — 2nd & 3' Readings • D & K Stock Subdivision Record Plat— I" Reading Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 7:35 p.m. upon a motion made by Mr. Koetting and seconded by Mr. Jackson. Respectfully submitted, Ratri KoettfSecretary