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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 03-13-2019 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION l� PLANNING & ZONING COMMISSION MEETING MINUTES March 13, 2019 City Hall —Council Chambers Present: Larry Dowdy, Jeff Glenn, Kevin Greaser, Derek Jackson, Patrick Koetting, Bruce Skinner, Doug Spooler, Ed Thompson, Thomas J. Welch Absent: None 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 February 13, 2019 meeting were unanimously approved upon motion made by Mr. Koetting and seconded by Mr. Dowdy. � REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of Cape Retirement Community, Inc. to rezone property along Bloomfield Road between Benton Hill Road and Cords Way from R-4 (Medium Density Multifamily Residential District) to PD (Planned Development District) and for approval of a preliminary development plan. Mr. Chris Koehler, representing the applicant, explained that the property to be rezoned is 53.68 acres and is proposed to be developed for a retirement community with a mix of housing types. The development, named The Chateau at Ramsay's Run, will be adjacent to the Dalhousie Golf Club and will contain several amenities to encourage active lifestyles. The development will be done in phases, with the first phase consisting primarily of single-family detached homes. A staff report was submitted to the Commission, which recommended approval of the rezoning request and the preliminary development plan, subject to staff's comments on the preliminary development plan being successfully addressed. Chairman Glenn opened the public hearing and seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Greaser and seconded by Mr. Koetting to recommend approval of the rezoning request and the preliminary development plan, subject to the condition in the staff report. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Jackson, Koetting, Skinner, Spoo/er, Thompson, Welch) 2. A public hearing was held on the request of Koehler Engineering & Land Surveying, Inc. for an exception from Development Code Section 25-805, bufferyards, at 989 North Mt. Auburn � Road. Mr. Chris Koehler, applicant, explained that his client, Dr. Ross Bennett, is developing the property for a new office for his dental practice. The Development Code requires a bufferyard along the south property line. In lieu of the required plantings, Dr. City of Cape Girardeau Planning &Zoning Commission Meeting Minutes March 13, 2019 Page 2 of 4 � Bennett is proposing a 6 foot high privacy fence. The reason for the request is because there is a sanitary sewer main in the bufferyard, and the City staff does not want trees planted near it. A staff report was submitted to the Commission, containing 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 proposed fence qualifies as a substantial equivalent because it would screen the commercial development from the adjacent residential properties. 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 will provide an instant screen. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Findinq: The proposed substantial equivalent 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 Glenn opened the public hearing. Ms. Janice Slaubaugh, 328 Collins Street, asked if the fence would extend across both Dr. Bennett's lot and the adjacent lot to the west, which is also zoned commercial. Mr. Koehler stated that the fence would only extend across Dr. BennetYs lot for now. Another request for a fence in lieu of the bufferyard plantings may be made in the future once the adjacent lot is ready to be developed. Seeing no other appearances to speak, Chairman Glenn closed the public hearing. A motion was made by Mr. Skinner and seconded by Mr. Thompson to approve the exception request. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Spoo/er, Thompson, Welch) 3. A public hearing was held on the request of Coast to Coast Signs, LLC for an exception from Development Code Section 25-506(j)(2)a, off-premises directional signs, at 2147 William Street. Mr. Gary Bowfes, applicant, explained that the proposed off-premises directional sign is for Cape Small Animal Clinic at 210 Christine Street. The Development Code allows a maximum of 6 square feet for the sign, but in order to fit the existing frame of the freestanding sign and also contain the necessary information, a sign panel of 9.9 square feet is proposed. A staff report was submitted to the Commission, containing 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 owner of the proposed off-premises directional sign is proposing to � transfer 3.9 square feet of the maximum freestanding sign area for their property at 210 Christine Street to the proposed sign at 2147 William Street. This qualifies as a City of Cape Girardeau Planning &Zoning Commission Meeting Minutes March 13, 2019 � Page 3 of 4 substantial equivalent because the overall maximum sign area for 210 Christine Street remains the same. 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 owner of the proposed off- premises directional sign 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, with the following condition: 1. The maximum freestanding sign area for the property at 210 Christine Street shall be reduced by 3.9 square feet. Chairman Glenn 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 Mr. Welch to approve the exception request, subject to the condition in the staff report. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Spoo/er, Thompson, We/ch) � SUBDIVISION PLATS 4. The record plat of Scheibe Garden Subdivision was reviewed by the Commission. The plat showed four tracts being resubdivided to form two new lots on Capaha Trail. 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. Spooler and seconded by Mr. Koetting to recommend approval of the record plat, subject to the condition in the staff report. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Spoo/er, Thompson, We/ch) 5. The record plat of Haarig Development Subdivision was reviewed by the Commission. The plat showed a tract being subdivided to form two new lots at the southeast corner of South Sprigg Street and Good Hope Street. 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. Koetting and seconded by Mr. Jackson to recommend approval of the record plat, subject to the condition in the staff report. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Greaser, Jackson, Koetting, Skinner, Spoo/er, Thompson, Welch) OTHER ITEMS AND COMMUNICATION 6. Chapter 30 Amendment ReqardinA Guest Houses � Mr. Shrimplin reviewed a proposed amendment to the Zoning Code (Chapter 30 of the Code of Ordinances) regarding guest houses. He explained that staff recently met with a citizen who wishes to convert her existing detached garage into a guest house. The garage has a City of Cape Girardeau Planning &Zoning Commission Meeting Minutes March 13, 2019 Page 4 of 4 �► floor area of 780 square feet. Staff informed the citizen that Section 30-412 of the Zoning Code (Chapter 30 of the Code of Ordinances) limits the floor area of a guest house to 500 square feet. The citizen asserted that this amount of floor area is not sufficient for a guest house to be occupied and used comfortably. This prompted staff to review and evaluate the guest house regulations. Upon doing so, staff decided to make several changes. The proposed amendment adds a definition of guest house to the Definitions section of the code and replaces the current Guest Houses section with a new section which sets the maximum floor area at 800 square feet. The new section allows guest houses in the rear or side yard whereas the current section only allows them in the rear yard. Additionally, the new section does not require the driveway serving the guest house to also serve the principal dwelling, as the current section does. The remaining changes amount to re-wording current requirements for purposes of clarity and consistency. A motion was made by Mr. Koetting and seconded by Mr. Welch to recommend approval of the amendment as proposed. The motion passed unanimously. Commission Communication Mr. Spooler requested an update on the Cape Vision 2040 Comprehensive Plan. Mr. Shrimplin explained that staff is systematical►y reviewing each chapter of the draft plan and making comments and edits. Staff is also reviewing the draft future land use map. He will give a presentation on the plan at the next Commission meeting. Staff Communication � Mr. Shrimplin gave the following updates: • Update on items from previous Commission meetings going on to City Council - Southeast Health West Campus Record Plat —the plat is being held from Council review until the public improvements are completed and ready for acceptance by the City or a performance guarantee agreement is executed. - Chapter 25 Amendment Regarding Signs — second and third readings were approved on March 4, 2019. - Chapter 25 Amendment Regarding Driveway Spacing Requirements — second and third readings were approved on March 4, 2019. Adiournment There being no further business, the Commission voted unanimously to adjourn the meeting at 7:25 p.m. upon a motion made by Mr. Koetting and seconded by Mr. Spooler. RespectFully submitted, � W � r�.r. evin Greaser Secretary ;�