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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 12-11-2019 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING & ZONING COMMISSION MEETING MINUTES December 11, 2019 City Hail —Council Chambers Present: Larry Dowdy, Jeff Glenn, Kevin Greaser, Derek Jackson, Patrick Koetting, Bruce Skinner, Ed Thompson, Thomas J. Welch Absent: Doug Spooler Staff Present: Carol Peters, Ryan Shrimplin Call to Order Chairman Glenn called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the November 13, 2019 meeting were unanimously approved upon motion made by Mr. Greaser and seconded by Mr. Koetting. a ° REZONINGS. SPECIAL USE PERMITS, AND EXCEPTIONS 1. The Commission reviewed the request of Cape Retirement Community, Inc. for approval of the final development plan for Phase 1 of the Ramsay's Run Planned Development. A staff report was submitted to the Commission, which recommended approval. A motion was made by Mr. Thompson and seconded by Mr. Koetting to approve the final development plan. The motion passed by a vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Thompson, Welch) 2. A public hearing was held on the request of West Broadway Properties, LLC to rezone property at 623 Perry Avenue from R-3 (High Density Single-Family Residential District) to C-1 (General Commercial District). Mr. Gabe Wunderlich, Boulder Construction, LLC, appeared before the Commission to present the request. He explained that the applicant has plans to redevelop the properties at 1700/1702/1704 Broadway and 607 & 621 Perry Avenue and would like to include the subject property in the redevelopment. A staff report was submitted to the Commission, which recommended approval of the rezoning request. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Koetting and seconded by Mr. Jackson to recommend approval of the rezoning request. Chairman Glenn noted that when the Commission reviewed the rezoning request for the adjacent property at 621 Perry Avenue, � Mr. Rick Hetzel spoke at the public hearing and informed the Commission of a stormwater issue he is having on his property (610/612 and 618/620 Whitelaw Avenue). Chairman Glenn asked if the issue has been resolved. Mr. Shrimplin stated that the Public Works Department plans on making drainage improvements at Capaha Park, which may alleviate City of Cape Girardeau Planning &Zoning Commission Meeting Minutes December 11, 2019 - Page 2 of 4 �i some of the concern. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jaekson, Koetting, Skinner, Thompson, Welch) 3. A public hearing was held on the request of Boulder Construction, LLC for an exception from Development Code Section 25-804(b)(1), parking lot interior landscaping, at 1700/1702/1704 Broadway and 607 & 621 Perry Avenue. Mr. Chris Koehler, Koehler Engineering & Land Surveying, appeared before the Commission to present the request. He explained that currently, the site does not have any landscaping. The applicant is proposing to add landscaping to the site as part of the redevelopment, but it will be located on the periphery of the parking lot rather than internal to it. 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. Findinq: The applicant has plans to redevelop the subject property. As part of the redevelopment, the house at 621 Perry Avenue is proposed to be demolished so the parking lot at 1700/1702/1704 Broadway and 607 Perry Avenue can be expanded. The expanded portion of the parking lot is proposed to consist of a two-way drive � aisle with parking spaces on both sides. Per the code, a minimum of 15% of the expanded parking lot area shall contain interior landscaping. The term "interior" signifies that the landscaping must be within the parking lot boundary rather than adjacent to or outside of it. In order to avoid having to reduce the number of parking spaces to accommodate the required landscaping, the applicant is proposing to add landscaping areas to the existing portion of the development. The site plan submitted with the application shows all of the proposed landscaping areas for the entire property, including the expanded parking lot. While these landscaping areas are not within the expanded parking lot boundary, they provide a benefit by reducing the expanse of pavement that currently exists on the property. One of these areas is at the southeast corner, located at the intersection of Broadway and Perry Avenue. This large landscaping area exceeds the 15% requirement in terms of square feet of landscaping. Adding in the other landscaping areas further exceeds the 15% requirement. This qualifies as a substantial equivalent because the benefit of the additional landscaping as proposed is far greater than the benefit of providing the minimum 15% landscaping area within the expanded parking lot boundary. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Findinq: 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, subject �„rr to the following condition: City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � December 11, 2019 Page 3 of 4 1. The final design of the landscaping areas shall be subject to approval by the City staff. The landscaping area at the southeast corner of the property shall contain a combination of ground cover and plantings as approved by the City staff. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Koetting and seconded by Mr. Dowdy to approve the exception request, subject to the condition in the staff report. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Jackson, Koetting, Skinner, Thompson, We/ch) 4. A public hearing was held on the request of Boulder Construction, LLC for an exception from Development Code Section 25-805, bufferyards, at 1700/1702/1704 Broadway and 607 & 621 Perry Avenue. Mr. Chris Koehler, Koehler Engineering & Land Surveying, appeared before the Commission to present the request. He explained that the applicant is proposing a privacy fence in lieu of the required 20 foot wide bufferyard along the north property line. The fence will provide screening for the adjacent residence and allow more space for the proposed parking lot on the subject property. 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 equivalenY' is proposed. � "Substantial equivalent" means an alternate design, method or feature that accomplishes the same purpose as the applicable Development Code requirement. Findin : The proposed privacy fence qualifies as a substantial equivalent because it would screen the commercial development from the adjacent residential property in the same manner as the bufferyard plantings. Part of the purpose of requiring plantings in the bufferyard is to uttimately provide such a screen once they begin to mature. Unlike the plantings, the fence would provide an instant screen. Additionally, since the area in question is to be developed as a parking lot, the privacy fence would be much more effective at screening headlights. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Findin : 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, subject to the following condition: 1. The final design of the privacy fence shall be subject to approval by the City staff. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed � the public hearing. A motion was made by Mr. Skinner and seconded by Mr. Koetting to approve the exception request, subject to the condition in the staff report. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Thompson, Welch) City of Cape Girardeau Planning &Zoning Commission Meeting Minutes December 11, 2019 - Page 4 of 4 � OTHER ITEMS AND COMMUNICATION Commission Communication There were no communication items from the Commission. Staff Communication Mr. Shrimplin gave the following update: 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on November 18, 2019: • Graves Lynwood Subdivision Record Plat— 1 St Reading • West Broadway Properties Subdivision Record Plat— 1 St Reading • Blattner Fifth Subdivision Record Plat— 1 St Reading • Kingshighway Subdivision Record Plat— 1S� Reading • 623 North Main Street Rezoning —2"d & 3`d Readings • Journee Lane Subdivision Record Plat—2"d & 3�d Readings The City Council approved the following on December 2, 2019: � • 1205 South Mount Auburn Road Rezoning — 1 St Reading • 1400 West Cape Rock Drive Special Use Permit— 1St Reading • Sleepy Hollow Subdivision Record Plat— 1 St Reading • Summers Castle Rock Subdivision Record Plat— 1St Reading • Graves Lynwood Subdivision Record Plat—2"d 8� 3�d Readings • West Broadway Properties Subdivision Record Plat—2"d & 3`d Readings • Blattner Fifth Subdivision Record Plat—2"d 8� 3�a Readings • Kingshighway Subdivision Record Plat—2"d & 3�d Readings In reference to the 1205 South Mount Auburn Road rezoning, Mr. Shrimplin informed the Commission that Ms. Shamela Armour, Newbridge Properties, LLC, appeared before the City Council to address the concern about potential interference with the Withers Broadcasting transmitters. She explained that her design team worked with the radio station's engineers and determined that one (1) of the station's three (3) transmitters would be affected by the proposed building. She has reached out to Withers Broadcasting's contact, Mr. Rick Lambert, to find out how much it would cost to elevate the affected transmitter. Adiournment There being no further business, the Commission voted unanimously to adjourn the meeting at 7:15 p.m. upon a motion made by Mr. Koetting and seconded by Mr. Thompson. Re p tfu'Ny s � itted, ser Secretary CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION �1 PLANNING & ZONING COMMISSION MEETING MINUTES December 11, 2019 City Hall —Council Chambers Present: Larry Dowdy, Jeff Glenn, Kevin Greaser, Derek Jackson, Patrick Koetting, Bruce Skinner, Ed Thompson, Thomas J. Welch Absent: Doug Spooler Staff Present: Carol Peters, Ryan Shrimplin Call to Order Chairman Glenn called the meeting to order at 7:00 p.m. A�proval of Minutes The minutes of the November 13, 2019 meeting were unanimously approved upon motion made by Mr. Greaser and seconded by Mr. Koetting. � REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. The Commission reviewed the request of Cape Retirement Community, Inc. for approval of the final development plan for Phase 1 of the Ramsay's Run Planned Development. A staff report was submitted to the Commission, which recommended approval. A motion was made by Mr. Thompson and seconded by Mr. Koetting to approve the final development plan. The motion passed by a vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Thompson, Welch) 2. A public hearing was held on the request of West Broadway Properties, LLC to rezone property at 623 Perry Avenue from R-3 (High Density Single-Family Residential District) to C-1 (General Commercial District). Mr. Gabe Wunderlich, Boulder Construction, LLC, appeared before the Commission to present the request. He explained that the applicant has plans to redevelop the properties at 1700/1702/1704 Broadway and 607 & 621 Perry Avenue and would like to include the subject property in the redevelopment. A staff report was submitted to the Commission, which recommended approval of the rezoning request. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Koetting and seconded by Mr. Jackson to recommend approval of the rezoning request. Chairman Glenn noted that when the Commission reviewed the rezoning request for the adjacent property at 621 Perry Avenue, � Mr. Rick Hetzel spoke at the public hearing and informed the Commission of a stormwater issue he is having on his property (610/612 and 618/620 Whitelaw Avenue). Chairman Glenn asked if the issue has been resolved. Mr. Shrimplin stated that the Public Works Department plans on making drainage improvements at Capaha Park, which may alleviate City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � December 11, 2019 Page 3 of 4 1. The final design of the landscaping areas shall be subject to approval by the City staff. The landscaping area at the southeast corner of the property shall contain a combination of ground cover and plantings as approved by the City staff. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Koetting and seconded by Mr. Dowdy to approve the exception request, subject to the condition in the staff report. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Thompson, Welch) 4. A public hearing was held on the request of Boulder Construction, LLC for an exception from Development Code Section 25-805, bufferyards, at 1700/1702/1704 Broadway and 607 & 621 Perry Avenue. Mr. Chris Koehler, Koehler Engineering & Land Surveying, appeared before the Commission to present the request. He explained that the applicant is proposing a privacy fence in lieu of the required 20 foot wide bufferyard along the north property line. The fence will provide screening for the adjacent residence and allow more space for the proposed parking lot on the subject property. 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 equivalenY' means an alternate design, method or feature that accomplishes the same purpose as the applicable Development Code requirement. Findin�: The proposed privacy fence qualifies as a substantial equivalent because it would screen the commercial development from the adjacent residential property in the same manner as the bufferyard plantings. Part of the purpose of requiring plantings in the bufferyard is to ultimately provide such a screen once they begin to mature. Unlike the plantings, the fence would provide an instant screen. Additionally, since the area in question is to be developed as a parking lot, the privacy fence would be much more effective at screening headlights. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Findinq: 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, subject to the following condition: 1. The final design of the privacy fence shall be subject to approval by the City staff. Chairman Glenn opened the public hearing. Seeing no appearances to speak, he closed � the public hearing. A motion was made by Mr. Skinner and seconded by Mr. Koetting to approve the exception request, subject to the condition in the staff report. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Thompson, Welch)