Loading...
HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 03-09-2022CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES March 9, 2022 City Hall -Council Chambers . 44 North Lorimier Street Commission Members Present: Scott Blank, Kevin Greaser, Derek Jackson, Melissa Stickel, Deborah Young Commission Members Absent: Patrick Koetting, Nick Martin, Ed Thompson, Sid Whittington · Staff Present: Carol Peters, Ryan Shrimplin Call to Order Chairman Greaser called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the February 9, 2022 meeting were unanimously approved upon a motion made by Mr. Jackson and seconded by Ms. Stickel. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of St. Francis Real Estate Foundation to rezone property at the northeast corner of Walnut Street and Beaudean Lane from R-2 (Single- Family Urban Residential District) to PD (Planned Development District) and for approval of the amended preliminary development plan for the South Side Farms Planned Development District. Ms. Stickel recused herself from the discussion and vote due to her involvement in the project. Chris Koehler, Koehler Engineering & Land Surveying, presented the request. He explained that the preliminary development plan has been revised to include one (1) additional parcel on the east side of Beaudean Lane, which is currently zoned R-2. Other revisions include the following: • The agricultural production/teaching facility (urban farm) has moved from the northwest corner of Walnut Street and Beaudean Lane to the southeast corner of Walnut Street and South West End Boulevard. It is now located adjacent to the multi-purpose venue with restaurant spaces and outdoor seating ("Ballpark Village"). • The townhouses and single-family detached dwellings have moved from the southeast corner of Walnut Street and South West End Boulevard to the northwest corner of Walnut Street and Beaudean Lane. As a result, the street configuration has changed. The number of townhouse and single-family detached dwelling units has not changed. • The supportive housing units (apartments) were previously shown on the north side of Walnut Street between the agricultural production/teaching facility and the vocational school/training facility. The units have moved to two (2) sites. One (1) City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 9, 2022 Page 2 of 5 group of units is now located at the northeast corner of Walnut Street and Beaudean Lane. This is the parcel to be rezoned to PD. The other group is located on the west side of Beaudean Lane, north and east of the single-family detached dwellings. The number of supportive housing units has not changed. • The early childhood developmenUcommunity center has moved from the south side of Walnut Street to the northwest corner of Maple Street and Beaudean Lane. • A portion of the property originally occupied by the agricultural production/teaching facility is now designated as a community park. The park is located between the single-family detached dwellings and the vocational school/training facility. A staff report was submitted to the Commission, which recommended approval of the rezoning request and the amended preliminary development plan, subject to the following conditions: 1. The applicant shall work with the City staff to determine the limits of the maintenance easement along the drainage ravine and resolve any conflicts. 2. The applicant shall work with the City staff on the design of the streets to ensure compliance with the City's street design requirements. As part of the project, the applicant shall upgrade Beaudean Lane to meet said requirements. 3. The applicant shall work with the City staff on the location and design of all street and ravine pedestrian crossings. Mr. Koehler explained that the housing component will be funded in part by state tax credits. The developer, Chad Hartle, had to prepare the budget for the project and submit it as part of the tax credit application. At the time the budget was prepared, Mr. Hartle was not aware that the City staff would recommend requiring Beaudean Lane to be upgraded. Thus, the cost of the street upgrade was not factored into the budget. For this reason, Mr. Hartle would like the Commission's recommendation to exclude the requirement to upgrade Beaudean Lane. Mr. Koehler then presented an alternate amended preliminary development plan with the street connections and driveways on Beaudean Lane removed except for two driveways, each serving a single-family detached dwelling. Mr. Shrimplin stated that the City staff has reviewed the alternate plan and is agreeable to Mr. Hartle's request. Chairman Greaser opened the public hearing and, seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Jackson and seconded by Mr. Blank to recommend approval of the rezoning request and the alternate amended preliminary development plan, subject to the following conditions: 1. The applicant shall work with the City staff to determine the limits of the maintenance easement along the drainage ravine and resolve any conflicts. 2. The applicant shall work with the City staff on the design of the streets to ensure compliance with the City's street design requirements. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 9, 2022 Page 3 of 5 3. The applicant shall work with the City staff on the location and design of all street and ravine pedestrian crossings. The motion passed with a roll call vote of 4 in favor, 0 in opposition, and 1 abstaining (Aye: Blank, Greaser, Jackson, Young; Abstain: Stickel). 2. A public hearing was held on the request of Landmark Lodging, LLC for an exception from Development Code Section 25-604(a), fence height and surface requirements, for property located at 1316 North Main Street. Malinda Mclain, Landmark Lodging, LLC, presented the request. She stated that the request is to allow a ten (10) foot high chain link fence along the side and rear of the parking lot for security purposes due to theft and vandalism at the site. Mr. Shrimplin explained that the property is zoned M-1 (Light Manufacturing/Industrial District), which requires all storage to be within a fully enclosed building or in an open yard so screened that the materials, products or equipment are not visible from the street or adjoining property. He stated that there are work trucks, trailers, tractors, and small excavating equipment in the parking lot. The initial staff report recommended denial of the exception request because the chain link fence did not meet the screening requirement. However, after speaking with the City Attorney, he made a determination that these items do not fall under the definition of "storage". He presented a staff report addendum, containing the following findings of fact in reference to the exception request: 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 requirement is to limit fence height to what is reasonable and necessary for the use of the property. Excessively high fences can adversely affect the character of the neighborhood. This is especially true of galvanized metal fences. However, there are conditions that could be imposed on the approval in order to keep the fence from adversely affecting the neighborhood. These conditions include: 1) applying a black finish to the fence, and 2) prohibiting barbed wire and razor wire. The mostly open surface area of the proposed fence, as modified by these conditions, constitutes a substantial equivalent. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: With the aforementioned conditions, approval of the exception request is consistent with the general spirit and intent of the Development Code. Based on the above findings, staff recommended approval of the exception request, subject to the following conditions: 1. All components of the fence system, including the gates, shall have a black finish, with the finish type and manner of application subject to approval by the City staff. 2. Barbed wire, razor wire, and similar dangerous fence materials shall be prohibited. Chairman Greaser opened the public hearing and, seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Jackson and seconded by Ms. Stickel City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 9, 2022 Page 4 of 5 to approve the exception request with the staff-recommended conditions. The motion passed with a roll call vote of 5 in favor, O in opposition, and O abstaining (Aye: Blank, Greaser, Jackson, Stickel, Young). SUBDIVISION PLATS 3. The record plat of Landmark Red Star First Subdivision was reviewed by the Commission. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Jackson and seconded by Ms. Stickel to recommend approval of the record plat. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and O abstaining (Aye: Blank, Greaser, Jackson, Stickel, Young). 4. The record plat of Saint Francis Health & Wellness Center Condominiums, Re~plat No. 4 was reviewed by the Commission. A staff report was submitted to the CommissJon, which recommended approval of the record plat. A motion was made by Ms. Stickel and seconded by Mr. Jackson to recommend approval of the record plat. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and O abstaining (Aye: Blank, Greaser, Jackson, Stickel, Young). 5. The record plat of Gordonville Road Chick-fil-A was reviewed by the Commission. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Blank and seconded by Mr. Jackson to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and O abstaining (Aye: Blank, Greaser, Jackson, Stickel, Young). OTHER ITEMS AND COMMUNICATION Commission Communication . Chairman Greaser noted that this was Mr. Thompson's fourth absence in a 12 consecutive month period. Per City ordinance, if any Commission member misses three (3) consecutive regularly scheduled meetings of the Commission, or four (4) regularly scheduled meetings in any twelve (12) continuous months, their position on the Commission shall automatically be deemed vacant. Mr. Thompson will need to re-apply if he wishes to be considered for appointment to the Commission again. 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 22, 2022: • Deer Run Estates Phase 1 Record Plat - 2 nd & 3rd Readings • Rezoning of Shadow Wood Villas Subdivision - 2 nd & 3rd Readings • Amended Final Development Plan for Century Casino at 777 North Main Street - 2 nd & 3rd Readings • 2536 Boutin Drive Special Use Permit - 2 nd & 3rd Readings City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 9, 2022 Page 5 of 5 • Church Enterprises Second Subdivision Record Plat - 2 nd & 3rd Readings • Debby Subdivision Record Plat - 1 st Reading • Chapter 25 Amendment Regarding Off-Street Parking Regulations - 1 st Reading The City Council approved the following on March 7, 2022: • Debby Subdivision Record Plat - 2 nd & 3rd Readings • Chapter 25 Amendment Regarding Off-Street Parking Regulations - 2 nd & 3rd Readings • 401 South Sprigg Street Special Use Permit - 1 st Reading • 618 Bellevue Street Rezoning -1 st Reading 2. Update on Transportation Trust Fund (TTF) Projects Transportation Trust Fund 5 (TTF-5) • Independence Street from North Broadview Street to Caruthers Avenue - A meeting was held with AT&T on February 9, 2022 regarding duct bank and potential conflicts. • . Main Street from Roberts Street to East Cape Rock Drive -Staff anticipates advertising for bids in May or June. • Sprigg Street from William Street to Broadway -Staff anticipates advertising for bids in April. • West End Boulevard from Rose Street to Bertling Street -Staff anticipates advertising for bids in May. Transportation Trust Fund 6 (TTF-6) Adiournment • College Street from Minnesota Avenue to West End Boulevard -Staff anticipates advertising for bids in late March. • Maria Louise Lane/Kiwanis Drive/Broadview Street Intersection Improvements -Staff is awaiting early draft plans, which were originally scheduled for late February. • South Sprigg Street from Shawnee Parkway/Route 7 4 to Southern Expressway -Design is underway. • Bertling Street from Perryville Road to Big Bend Road -The survey is finished. Staff will start on design soon. There being no further business, the Commission voted unanimously to adjourn the meeting at 7:25 p.m. upon a motion made by Ms. Stickel and seconded by Mr. Jackson.