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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 10-13-2021�41:k ik"M I ZENON 10i 59C PLANNING & ZONING COMMISSION PLANNING &ZONING COMMISSION MEETING MINUTES October 13, 2021 City Hall — Council Chambers Present: Scott Blank, Kevin Greaser, Derek Jackson, Patrick Koetting, Nick Martin, Melissa Stickel, Sid Whittington, Deborah Young Absent: Ed Thompson Staff Present: Carol Peters, Ryan Shrimplin (',,qll to Ordtow Chairman Greaser called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the September 8, 2021 meeting were unanimously approved upon a motion made by Mr. Koetting and seconded by Mr. Jackson. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. The Commission reviewed the request of Cape Retirement Community, Inc. for approval of the amended final development plan for Phase 1 of The Chateau Girardeau at Ramsay's Run Planned Development District, located on Bloomfield Road between Benton Hill Road and Cords Way. Chris Koehler, Koehler Engineering & Land Surveying, presented the request on behalf of the applicant. He explained that the final development plan for Phase 1 was approved by the City Council in December 2019. The COVID pandemic struck shortly thereafter, and the project was delayed. His client now wishes to move forward, but with some minor changes. Instead of subdividing the property into lots and conveying them to residents, Cape Retirement Community, Inc. will maintain. ownership of the land and dwellings. In addition, the dwelling types have changed. Instead of single-family detached dwellings and townhouses, there will be single-family detached dwellings, duplexes, and triplexes. A staff report was submitted to the Commission, which recommended approval of the amended final development plan, subject to staff comments being successfully addressed. A motion was made by Mr. Whittington and seconded by Ms. Stickel to approve the amended final development plan, subject to staff comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Whittington, Young). 2. A public hearing was held on the request of Jimmy Wilferth to rezone property located on Walnut Street, South West End Boulevard, and Beaudean Lane from R-2 (Single -Family Urban Residential District) and R-4 (Medium Density Multifamily Residential District) to PD (Planned Development District) and for approval of the preliminary development plan for South Side Farms. Ms. Stickel recused herself from the discussion and vote for business reasons. Mr. Wilferth, Vice President of Marketing & Foundation for Saint Francis Healthcare System, presented the request. He explained that the proposed planned City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 13, 2421 Page 2 of 5 development is a partnership between Saint Francis Foundation and several community organizations, and is modeled after similar projects in other states designed to provide jobs and services to the residents in the surrounding neighborhoods. The key component of the project is an urban farm, which will contain vegetable gardens, greenhouses, aquaculture ponds, a well to facilitate water circulation in the ponds, an apiary, goats, chickens, a farmer's market, a cafe, a restaurant, meeting space, offices, and training facilities. The development will also include a vocational school/training facility, an early childhood development/community center, a multi-purpose venue, supportive housing units, and single-family detached and townhouse residential units. There are also plans for a health care clinic and a substation for the Cape Girardeau Police Department, with the location of each to be determined. A staff report was submitted to the Commission, which recommended approval of the rezoning request and the preliminary development plan, subject to the following tasks being completed: 1. The applicant shall work with the City staff to establish maximum numbers for the chickens, goats, and beehives. 2. The applicant shall work with the City staff to determine the limits of the maintenance easement along the drainage ravine and resolve any conflicts. 3. The applicant shall work with the City staff on the layouts of the private streets to ensure compliance with the City's street design requirements. 4. The applicant shall work with the City staff on the location and design of all street and ravine pedestrian crossings. Mr. Whittington asked how Cape Girardeau's population compared to the urban farm communities that were researched. Mr. Wilferth stated that the communities range in population from 30,000 to 100,000. Ms. Young applauded Mr. Wilferth on his efforts to coordinate the various components of the plan. She asked how he and his partners can ensure that the local residents actually reap the benefits of the project. Mr. Wilferth explained that a non-profit organization has been formed to operate the urban farm, while the other components will be transferred to the partner organizations. The non-profit organization's board consists of local representatives. William Bird, Jr., Pastor of Greater Dimension Ministries, stated that Mr. Wilferth worked extensively with local leaders to develop the plan, who will remain involved in the project to ensure its success. Tameka Randle, Executive Director of PORCH Initiative of Cape Girardeau, stated that the plan aligns with PORCH's goals. She noted that the project will be evaluated periodically to determine if adjustments need to be made. Chad Hartle, RCH Development, Inc., stated that he will serve as the developer of the housing component. He has submitted an application to the Missouri Housing Development Commission (MHDC) for financing and tax credits. MHDC will announce the approved applications in December. If approved, the housing will be completed in 2023. Mr. Greaser mentioned that he received a letter of support from Adrian Taylor, Pastor of Lighthouse Ministries. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 13, 2021 Page 3 of 5 Seeing no other appearances to speak, Chairman Greaser closed the public hearing. A motion was made by Mr. Koetting and seconded by Mr. Jackson to recommend approval of the rezoning request and the preliminary development plan for South Side Farms, subject to 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, Martin, Whittington, Young; Abstain: Stickel). 3. A public hearing was held on the request of Stephen N. Limbaugh, Jr. for an exception from Development Code Section 25-604(a), fence height and surface requirements, for property located at 207 North Bellevue Street. Judge Limbaugh presented his request. He explained that he wishes to replace an existing privacy fence with one that will better screen the adjacent apartment complex from his yard. 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 purpose of the above requirement is to prevent adjacent property owners and tenants from being adversely affected by very tall fences, especially privacy fences, which create an opaque barrier. In general, 6 feet is a sufficient height to screen one yard from another. As the height increases above 6 feet, the fence begins to screen more than just the yard for which is intended. It can obstruct views of trees and other elements of the skyline. In the case of the subject property, the owner is requesting additional fence height due to the slope of the yard, which runs along the adjacent property. The owner desires to keep the top of the fence level, so the additional height is needed to allow the fence to extend all the way to the ground. The fence height will not exceed 6 feet in the areas where there is no slope. This serves as a substantial equivalent because the additional portion of the fence will generally be below the 'grade of the adjacent property and therefore will not adversely affect the neighbor's view of the skyline. 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. Based on the above findings, staff recommended approval of the exception request. Chairman Greaser opened the public hearing and, 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 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Whittington, Young). City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 13, 2021 Page 4 of 5 4. Chairman Greaser announced that the public hearing on the request of Jacob and Charmayne Fish for an exception from Development Code Section 25-604(a), fence height and surface requirements, for property located at 365 South Lake Drive, was cancelled due to the applicant withdrawing the request. SUBDIVISION PLATS 5. The record plat of Ziggi's Kingshighway Subdivision was reviewed by the Commission. Chris Koehler, Koehler Engineering & Land Surveying, was available for questions from the Commission. A staff report was submitted to the Commission, which recommended approval of the plat. A motion was made by Ms. Stickel and seconded by Mr. Koetting to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Whittington, Young). 6. The record plat of Cape Rock West Subdivision was reviewed by the Commission. Steve Taylor, C. E.O. of First Missouri State Bank of Cape County, explained that the bank owns two adjacent parcels, which are being resubdivided into three lots. 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. Whittington and seconded by Mr. Koetting to recommend approval of the plat per the staff report recommendation. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, Koetting, Martin, Stickel, Whittington, Young). OTHER ITEMS AND COMMUNICATION Commission Communication There were no communication items from the Commission. Staff Communication Use Tax Presentation — Mr. Shrimplin gave a presentation on the proposed City of Cape Girardeau use tax. He stated that the tax measure will be on the November 2, 2021 ballot. If approved, collection of the tax will begin in January 2023. Commission Appointment Recommendation Chairman Greaser informed the Commission that his term and Ms. Stickel's term are set to expire on November 1, 2021. The Commission members reviewed the City Advisory Board applications on file for those interested in serving on the Planning & Zoning Commission. After reviewing the applications, the Commission recommended reappointing Chairman Greaser and Ms. Stickel. Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 8:20 p.m. upon a motion made by Ms. Stickel and seconded by Mr. Koetting. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 13, 2021 Page 5 of 5 Resp ctfully submitted, atric Koettin , ecretary