Loading...
HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 02-10-2021PLANNING & ZONING COMMISSION PANNING & ZONING COMMISSION MEETING MINUTES February 10, 2021 Zoom Online Video Conference Present: Scott Blank, Kevin Greaser, Derek Jackson.. Patrick Koetting, Melissa Stickel, Ed Thompson, Sid Whittington, Deborah Young Absent: None Staff Present: Carol Peters, Ryan Shrimplin CAII to Order Chairman Greaser called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the January 13, 2021 meeting were unanimously approved upon a motion made by Mr. Thompson and seconded by Mr. Blank, REZONINGS SPECIAL USE PERMITS AND EXCEPTIONS A public hearing was held on the request of McDonald's USA, LLC for an exception from Development Code Section 25-911(b)(1), driveway throat length, at 1701 North Kingshighway, Mr. Thompson recused himself from the discussion and vote for business reasons. Matthew Allen, American Engineers, Inc., presented the request. He explained that the property has an unusual shape, making it challenging to meet McDonald's site design requirements as well as the City's requirements. In order to provide the minimum number of off-street parking spaces, the throat length of the driveway in the southwest corner of the site must be reduced. A staff report was submitted to the Commission, which contained the following findings of fact: Criterion #1: As part of the exception request, a "substantial equivalent" is proposed. "Substantial equivalent" means an alternate design, method or feature that accomplishes the same purpose as the applicable Development Code requirement. Finding. The primary purpose of the driveway throat length requirement is to ensure sufficient stacking room for vehicles entering and exiting via the driveway. The driveway in question is one-way (exit only). There are two other driveways serving the site, both of which are two-way (enter and exit). The exit -only designation of the driveway in question and the provision of additional driveways, which will allow exiting traffic to disperse, serve as a substantial equivalent because fewer stacking i spaces will be needed for the driveway in question. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes February 10, 2021 Page 2 of 5 Finding: The substantial equivalent proposed by the applicant ensures fairness among property owners and tenants, which makes approval of the exception request consistent with the general spirit and intent of the Development Code. Based on the above findings, staff recommended approval of the exception request. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Koetting and seconded by Ms. Stickel to approve the exception request. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 1 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Stickel, Whittington, Young; Abstain: Thompson) A public hearing was held on the request of McDonald's USA, LLC for an exception from Development Code Section 25-804(a), street landscaping strip, at 1701 North Kingshighway. Mr. Thompson recused himself from the discussion and vote for business reasons. Matthew Allen, American Engineers, Inc., presented the request. He explained that, like the previous request, the unusual shape of the property and the various site design requirements make it necessary to reduce the width of the street landscaping strip along North Mount Auburn Road and North Kingshighway. In these areas, a white 3 -rail fence is proposed since there will not be enough room for the required plantings. A staff report was submitted to the Commission, which contained the following findings of fact: Criterion 91: As part of the exception request, a "substantial equivalent" is proposed. "Substantial equivalent" means an alternate design, method or feature that accomplishes the same purpose as the applicable Development Code requirement. Finding: The primary purpose of the street landscaping strip requirement is to visually enhance the areas between parking spaces and the public right-of-way when the spaces are in close proximity to the right-of-way. The visual enhancement is in the form of plantings. A minimum width of 10 feet is required for the street landscaping strip in order to provide sufficient room for the plantings, including the root systems. In lieu of providing the minimum width, the applicant is proposing to install a white 3 -rail fence where the plantings are required along North Mount Auburn Road and North Kingshighway. This qualifies as a substantial equivalent because the fence is decorative in nature and will effectively serve as a visual enhancement. However, staff feels it is still important to provide the plantings on the site, especially since there are other areas along the right-of-way where they could be planted. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: The substantial equivalent proposed by the applicant ensures fairness among property owners and tenants, which makes approval of the exception request consistent with the general spirit and intent of the Development Code. �„ City of Cape Girardeau Planning & Zoning Commission Meeting Minutes February 10, 2021 Page 3 of 5 Based on the above findings, staff recommended approval of the exception request, subject to the following conditions: 1. The final design and location of the proposed fence shall be subject to approval by the City staff; and 2. Any plantings required for the street landscaping strip that are not planted therein shall be planted elsewhere on the site, with the types and locations of the plantings subject to approval by the City staff. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. Mr. Whittington asked if the fence will cause any sight distance issues at the exits. Mr. Allen replied that the fence will be far enough away from the exits that it won't cause any sight distance issues. Mr. Blank asked about the type of material for the fence. Mr. Allen stated that the fence will most likely be vinyl. Mr. Blank questioned the need for the fence. Mr. Shrimplin explained that, unlike a variance, an exception cannot be granted unless a substantial equivalent is provided. The fence qualifies as a substantial equivalent. A motion was made by Mr. Whittington and seconded by Mr. Jackson to approve the exception request with the conditions in the staff report. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 1 abstaining. (Aye: Blank, Greaser, Jackson, Koetting, Stickel, Whittington, Young; Abstain: Thompson) SUBDIVISION PLATS The record plat of Cape West 18" Subdivision was reviewed by the Commission. Mr. Greaser recused himself from the discussion and vote for business reasons. 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. Koetting and seconded by Mr. Blank to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 1 abstaining. (Aye: Blank, Jackson, Koetting, Stickel, Thompson, Whittington, Young, Abstain: Greaser) OTHER ITEMS AND COMMUNICATION Amended Rules of Procedure Mr. Shrimplin asked if there were any questions or comments regarding the amended Rules of Procedure. There being no questions or comments, the amended Rules of Procedure were unanimously approved upon a motion made by Mr. Koetting and seconded by Ms. Stickel. Commission Appointment Recommendation Chairman Greaser explained that Mr. Skinner resigned from the Commission due to a conflict with his new teaching schedule. Ms. Peters obtained the advisory board applications from the City Manager's Office, which were emailed to the Commission members. Mr. Thompson stated that he was not able to open the files containing the applications. He made a motion to table �. the discussion to the next meeting. Mr. Koetting seconded the motion, which passed unanimously. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes February 10, 2021 Page 4 of 5 Commission Communication Chairman Greaser informed the Commission that he will be out of town for the next meeting on March 10, 2021. 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 January 19, 2021: • Zoning of annexed property at 4178 State Highway K— 2ntl & 3itl Readings The City Council approved the following on February 1, 2021: • Rezoning of property at 1246 & 1248 Meadowbrook Lane — 1" Reading • Chapter 25 Amendment Regarding Administrative Relief and Exceptions — 1" Reading Mr. Shrimplin explained that the Chapter 25 Amendment Regarding Administrative Relief and Exceptions was not reviewed by the Commission because the changes only involved administrative relief, a staff approval process. The amendment created a special type of administrative relief for properties taken out of compliance with the Development Code as a direct result of a City transportation project. 2. Update on Transportation Trust Fund (TTF) Projects Transportation Trust Fund 5 (TTF5) • Fountain Street from William Street to Independence Street — The City Manager is discussing the project with the City Council to determine the next course of action. Staff is awaiting a decision on the project. • 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 — Based on the results of the traffic study, a dedicated right turn lane for southbound North Sprigg Street at William Street is not warranted. Staff will focus on making improvements at the southwest corner of this intersection instead. The consultant is looking at pavement core samples. • West End Boulevard from Rose Street to Bertling Street — The project is in the final stages of acquisition. Staff plans to advertise for bids in late winter, with construction beginning in early spring. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes February 10, 2021 Page 5 of 5 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. Respgctful,y submitted, Ltn / Patrick g, Secretary