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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 03-10-2021CITY Ot CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES March 10, 2021 City Hall — Council Chambers Present: Scott Blank, Derek Jackson, Melissa Stickel, Ed Thompson, Sid Whittington, Deborah Young Absent: Kevin Greaser, Patrick Koetting Staff Present: Carol Peters, Ryan Shrimplin Call to Order Vice Chairman Thompson called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the February 10, 2021 meeting were unanimously approved upon a motion made by Mr. Blank and seconded by Ms. Stickel. `► REZONINGS. SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of A. G. Jones Properties, LLC to rezone property located between 937 Hawthorne Road and 2901 Hawthorne Road from R-1 (Single -Family Suburban Residential District) to R-3 (High Density Single -Family Residential District). A staff report was submitted to the Commission, which recommended approval of the rezoning request. Gerry Jones, A. G. Jones Properties, LLC, presented the request. He explained that he would like to develop the property for townhouses and/or duplexes. The property is approximately 3.1 acres. He would like to construct about twenty (20) units on the property. The development would be similar in appearance to Walden Park and contain designated green spaces. He stated that he would be happy to speak with anyone who may have questions about the project. Vice Chairman Thompson opened the public hearing. Bryan Lamburth, 2873 Hopper Road, presented the Commission with a petition opposing the rezoning request. He stated that the petition was signed by the surrounding property owners. He explained that Mr. Jones' property is adjacent to his back yard, and the proposed development would exacerbate the flooding issues that currently exist in the area. In addition, the proposed development would increase traffic on Hopper Road, which is already congested in the morning and afternoon due to the Clippard Elementary School traffic. Cyndy McCulloch, 2936 Shadow Wood Lane, asked Mr. Jones if the proposed development would be the same as Walden Park and if they would all be rental units. Mr. Jones replied that the units would be similar to those in Walden Park in terms of architectural design. However, there would be no multi -family buildings in this development. The units would be built so that they could be sold individually in the future, but at this time he plans on keeping them all as rental units. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 10, 2021 Page 2 of 4 Rebecca Scott, 2873 Hopper Road, expressed concerns about the potential for increased flooding. She stated that the residents dealing with the Flooding need to be protected from projects that will make things worse. Ms. Stickel explained that in order to develop land in the city, plans must be submitted and reviewed for compliance with the City Codes. This includes plans to manage the stormwater runoff generated by the development. Mr. Jones stated that the stormwater plans will be prepared by Koehler Engineering & Land Surveying, which has extensive experience in designing stormwater management systems. Seeing no other appearances to speak, Vice Chairman Thompson closed the public hearing. Mr. Whittington asked if the potential impact of a development on the adjacent property owners is considered when reviewing an application. Mr. Shrimplin explained that the City Codes are written to prevent or mitigate adverse impacts on other properties. The City Code regulates not only the use of land, but the manner in which land is developed as well. This includes requirements for off-street parking, exterior lighting, fences, retaining walls, landscaping and bufferyards, signs, stormwater management, utilities, streets, and other components of development. He reminded the Commission that the task at hand is to determine whether or not the proposed zoning district is reasonable and in reasonable conformity with the existing uses and value of the immediately surrounding properties. The details of the proposed development are not binding as part of a rezoning unless it is a Planned Development. He noted that the property owner has the right to develop the property, regardless of how it is zoned. If the rezoning is denied, then he can develop the property for single-family detached dwellings instead of townhouses or duplexes. The development standards apply either way. Regarding the existing flooding issues, he suggested that the residents contact the Public Works Department so the staff can investigate and determine the cause of the flooding. A motion was made by Mr. Whittington and seconded by Mr. Jackson to recommend approval of the rezoning request. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Jackson, Stickel, Thompson, Whittington, Young) 2. A public hearing on the request of Henry Lee McCoy, Jr. for a special use permit to operate a barber shop in the RUMD (Residential Urban Mixed Density) district at 334 North Frederick Street had been scheduled for the meeting but was cancelled. Mr. Shrimplin informed the Commission that the application was recently withdrawn. SUBDIVISION PLATS The record plat of Cypress Grove Subdivision was reviewed by the Commission. A staff report was submitted to the Commission, which recommended approval of the plat as submitted. Jeremy Pincosy, the property owner, explained that the property is very deep. He would like to subdivide it into two (2) lots, with the rear lot being a flag lot. As part of the plat, he is requesting a variance for reduced lot width for the flag lot, which staff supports. A motion was made by Mr. Jackson and seconded by Ms. Stickel to recommend approval of the plat. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Blank, Jackson, Stickel, Thompson, Whittington, Young) City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 10, 2021 Page 3 of 4 OTHER ITEMS AND COMMUNICATION Commission Appointment Recommendation A recommendation for the appointment of a new Planning & Zoning Commission member to replace Bruce Skinner was tabled at the last meeting due to Vice Chairman Thompson being unable to open the files containing the advisory board applications. Vice Chairman Thompson stated that he was finally able to open the files. The Commission removed the matter from the table and then reviewed the applications. A motion was made by Mr. Jackson and seconded by Mr. Blank to recommend the appointment of Nick Martin or Adrienne Henry to the Planning & Zoning Commission. The motion passed unanimously. Commission Communication Ms. Young asked if the special use permit application for 334 North Frederick Street was withdrawn in response to the conditions listed in the staff report recommendation, including the condition that the special use shall not have more than two (2) work stations. Mr. Shrimplin explained that, except for the aforementioned condition, the conditions in the staff report recommendation are all standard conditions imposed on any special use permit granted by the City. The limitation on the number of work stations was included as a condition because the Development Code requires barber shops to have 2.5 off-street parking spaces for each work station, and the property only has five (5) off-street parking spaces. This was discussed with the applicant prior to the filing of the application, and he understood that if he wanted additional work stations in the future, then he would need to provide additional off-street parking spaces. The application was withdrawn due to an issue between the applicant and the property owner. Staff Communication Mr. Shrimplin gave the following updates 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on February 15, 2021: Rezoning of property at 1246 & 1248 Meadowbrook Lane — 2"d & 3`d Readings Chapter 25 Amendment Regarding Administrative Relief and Exceptions — 2"d & 3`d Readings Cape West 18' Subdivision Record Plat— 1� Reading The City Council approved the following on March 1, 2021: • Cape West 18W' Subdivision Record Plat —210 & 3`d Readings • FY 2021-2026 Capital Improvements Program—Adopted 2. Update on Transportation Trust Fund (TTF) Projects \► Transportation Trust Fund 5 (TTFS) City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 10, 2021 Page 4 of 4 Fountain Street from William Street to Independence Street — The geotechnical studies revealed unstable soil conditions in the project area. The City Manager and the City Council are discussing the next course of action. • Independence Street from Gordonville Road/East Rodney Drive to Caruthers Avenue — Staff is continuing negotiations with the affected property owners. • Main Street from Roberts Street to East Cape Rock Drive — Staff has started the acquisition process. • Sprigg Street from William Street to Broadway — The consultant is working on the design. • West End Boulevard from Rose Street to Bertling Street — The project is in the final stages of acquisition. The project is scheduled to start in early spring. Transportation Trust Fund 6 (TTF6) — The City began collecting the tax in January. General services agreements with several engineering firms are being executed in preparation for the projects. Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 8:15 p.m. upon a motion made by Mr. Blank and seconded by Ms. Stickel. Respectfully /submitted, Ed Thompson, Vice Chairman