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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 11-08-2017 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING & ZONING COMMISSION MEETING MINUTES November 8, 2017 City Hall — Council Chambers Present: Larry Dowdy, Jeff Glenn, Patrick Koetting, Scott McClanahan, Bruce Skinner, Doug Spooler, Thomas J. Wetch Absent: Trae Bertrand, Kevin Greaser Staff Present: Carol Peters, Ryan Shrimplin Call to Order Vice-Chairman Glenn called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the October 11, 2017 meeting were unanimously approved upon motion made by Mr. Koetting and seconded by Mr. McClanahan. � Mr. Mike Hoffman with Teska Associates gave a presentation on Cape Vision 2040, the new comprehensive plan. He reported that a community visioning workshop was held on November 7, 2017 at Cape Central Middle School. Over thirty (30) citizens participated in the workshop. He stated there will be a Cape Vision 2040 idea booth at the Spaghetti Day event on Thursday, November 9, 2017 from 11:00 a.m. to 7:00 p.m. In addition, a quick poll is currently open on the project website, www.capevision2040.com. This is the first of a series of quick polls on various topics. Citizens may sign up on the website to receive updates via email. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of SEMO Development, LLC to rezone property at 3301 Hopper Road from R-1 (Single-Family Suburban Residential District) to C-1 (General Commercial District). Mr. Chris Koehler with Koehler Engineering, representing the applicant, stated there is a sale contract pending on the large tract at the southwest corner of North Mt. Auburn Road and Hopper Road. The buyer, SEMO Development, LLC, is requesting that the three (3) acres closest to the intersection be rezoned to C-1. He explained that the remainder of the tract will remain residential. A staff report was submitted to the Commission, which recommended approval of the rezoning request. Vice-Chairman Glenn opened the public hearing. Ms. Cynthia Austin with Realty Executives of Cape County stated she is the real estate broker for the seller and that she is in attendance to answer any questions. Ms. Claudia Thomas, 925 Collins Street, stated she is not against the rezoning but is concerned because she heard that the City would be taking a ten (10) foot sewer easement from her property as part of this project. She stated that she � had just finished making several improvements to her property, including a two-car garage, which would be adversely affected by such an easement. Mr. Shrimplin explained that the request is only to change the zoning of a portion of the property and that there are no City of Cape Girardeau Planning &Zoning Commission Meeting Minutes November 8, 2017 Page 2 of 7 � easements involved. He added that the City is aware of a property owner on Collins Street who is having issues with his septic system, but no plans for a sewer main extension have been made at this time. Mr. Mike Peters with SEMO Development, LLC stated that Ms. Thomas' consent would be required in order for the City to obtain an easement on her property. Seeing no appearances to speak, Vice-Chairman Glenn closed the public hearing. A motion was made by Mr. Skinner and seconded by Mr. Spooler to recommend approval of the request of SEMO Development, LLC to rezone property at 3301 Hopper Road from R-1 (Single-Family Suburban Residential District) to C-1 (General Commercial District). The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, We%h) 2. A public hearing was held on the request of Rhodes Properties, LC to rezone property at the northwest corner of North Mt. Auburn Road and Kage Road from C-1 (General Commercial District) to C-2 (Highway Commercial District). Mr. Scott Rhodes with Rhodes Properties, LC explained that the property consists of four (4) lots which are being redeveloped. Two (2) of the lots are zoned C-2 and the other two (2) lots are zoned C-1. He would like to rezone the C-1 lots to avoid having split-zoned lots in the new development. A staff report was submitted to the Commission, which recommended approval of the rezoning request. Vice-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 recommend approval of the request of Rhodes Properties, LC to rezone property at the northwest corner of North Mt. Auburn Road and Kage Road from C-1 (General Commercial District) to C-2 (Highway Commercial District). The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, Welch) 3. A public hearing was held on the request of Robin Keesee for a special use permit to operate a bed and breakfast in the R-3 (High Density Single-Family Residential) district at 135 South West End Boulevard. Mr. Bob Harring and Ms. Robin Keesee, applicants, explained that Ms. Keesee would like to operate a bed and breakfast in the three (3) story home, built in 1908. There will be two (2) rooms for the resident operators and three (3) guest rooms. A staff report was submitted to the Commission, containing the following findings of fact: Criterion #1: The proposed special use will not substantially increase traffic hazards or congestion. Findinq: Traffic generated by the proposed special use will be limited to the residents and guests. Given that there will only be two (2) residents and three (3) guest rooms with no other uses, the volume of traffic is expected to be low and will not substantially increase traffic hazards. Criterion #2: The proposed special use will not substantially increase fire hazards. � City of Cape Girardeau Planning &Zoning Commission Meeting Minutes November 8, 2017 � Page 3 of 7 Findinq: The proposed special use will be in compliance with the City's Building and Fire Codes, and will operate in compliance with other local and state laws governing bed and breakfasts. As such, it will not substantially increase fire hazards. Criterion #3: The proposed special use will not adversely affect the character of the neighborhood. Findinq: The applicant is proposing to maintain the character and appearance of the historic house and site, and thus will not adversely affect the character of the neighborhood. Criterion #4: The proposed special use will not adversely affect the general welfare of the community. Findin : The proposed special use will enhance, rather than adversely affect, the general welfare of the community because it will represent an investment in the property, thereby increasing its value and contributing to the economic growth of the community. Criterion #5: The proposed special use will not overtax public utilities. Findinq: The property is currently served by public utilities and the additional usage � generated by the guests will be minimal. Based on the above findings, staff recommended approval of the Special Use Permit request, subject to the following conditions: 1. This special use shall meet all applicable requirements of the Zoning and Development Codes. 2. Major modifications to this special use, including the building and site, shall require the approval of the City Council. 3. This permit shall automatically expire twelve (12) months from the date of issuance if the use for which it was granted has not commenced. 4. This permit is not transferable without the consent of the City Council. 5. Signage for this special use shall be limited to two (2) signs, one of which may be a freestanding sign. The maximum sign area shall be six (6) square feet for a wall or porch sign and twelve (12) square feet for a freestanding sign. The maximum height for a freestanding sign shall be six (6) feet. In addition, directional signs shall be permitted in accordance with the City's sign regulations. Signage shall be decorative in nature and subject to approval by the City staff. Vice-Chairman Glenn opened the public hearing and seeing no appearances to speak, he � closed the public hearing. Mr. Skinner asked if the property would be renovated. Ms. Keesee stated there would only be minor work to the interior of the house such as painting and finishing the floors and that there would be no exterior changes. Vice-Chairman Glenn City of Cape Girardeau Planning &Zoning Commission Meeting Minutes November 8, 2017 Page 4 of 7 � asked Ms. Keesee if she is aware of the staff recommended conditions of approval. Ms. Keesee stated she is aware of the conditions and has no concerns with them. A motion was made by Mr. Skinner and seconded by Mr. McClanahan to recommend approval of the request of Robin Keesee for a special use permit to operate a bed and breakfast in the R-3 (High Density Single-Family Residential) district at 135 South West End Boulevard, subject to the conditions listed in the staff report. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, Welch) 4. A public hearing was held on the request of Rhodes Properties, LC for an exception from Development Code Section 25-804, parking lot landscaping requirements, at 1505 North Mt. Auburn Road. Mr. Scott Rhodes with Rhodes Properties, LC explained that he is requesting an exception from the requirement to provide a minimum ten (10) foot wide street landscaping strip adjacent the parking spaces along North Mt. Auburn Road as part of the construction of a new bank for MRV Banks. He stated the site plan shows a street landscaping strip that varies from five (5) feet to seventeen (17) feet, with a pinch point of two (2) feet. He also stated that MRV Banks looked at different layouts and this was the best they could do because of their site requirements. He mentioned that MRV Banks looked at other sites along Mt. Auburn Road which, after improvements were made, did not even have a two (2) foot wide street landscaping strip. 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 purpose of the street landscaping strip minimum width requirement is to ensure a minimum separation between parking spaces and the street right-of-way, regardless of the actual distance from the edge of the street pavement, which can change over time. The minimum separation ensures there is adequate space for landscaping (including root systems) between the parking spaces and the right-of- way at all points, and also ensures that those entering and exiting the parked vehicles are a safe distance from the street traffic. The application proposes, as a substantial equivalent, an overall site landscaping percentage that exceeds the minimum requirement. While the additional landscaping is beneficial, having it in other areas of the site does not accomplish the same purpose as the street landscaping strip minimum width requirement. It should be noted that the number of parking spaces provided on the site and the width of the drive aisle exceed the respective minimum requirements in the Development Code. Staff informed the applicant that the exception could be reduced and possibly eliminated by reducing the number of parking spaces and/or the drive aisle width. The applicant indicated that they do not wish to revise the site plan to reduce or eliminate the exception. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Findinq: Approval of the exception request is not consistent with the general spirit � and intent of the Development Code due to lack of a substantial equivalent and the fact that the site plan could be revised to reduce or eliminate the exception. City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � November 8, 2017 Page 5 of 7 Based on the above findings, staff recommended denial of the exception request. Vice-Chairman Glenn opened the public hearing and seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Spooler and seconded by Mr. Skinner to approve the request of Rhodes Properties, LC for an exception from Development Code Section 25-804, parking lot landscaping requirements, at 1505 North Mt. Auburn Road. Mr. Spooler stated that this request is similar to the request that was made for the previous site MRV Banks was considering —the former Chamber of Commerce site on South Mt. Auburn Road — which was approved by the Commission. In response to Mr. McClanahan's question, Mr. Chris Koehler with Koehler Engineering clarified that freestanding signage would only be placed at the northeast corner of the property, which would not impair vision at the intersection. Mr. Glenn added that the Commission has had concerns with this same issue on other properties along Mt. Auburn Road but have always been able to work them out. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, Welch) 5. A public hearing was held on the request of Drury Development Corporation for an exception from Development Code Section 25-102, driveway standards, at 118 Siemers Drive. Mr. Chris Koehler with Koehler Engineering explained that his client, Drury Development Corporation, is requesting an exception from the requirement that a driveway be at least fifty (50) feet from an intersection. The property is being developed for a new � commercial strip center and the driveway on Campster Drive is proposed to align with the existing driveway on the White Castle property across the street, making it 36.12 feet from the intersection of Siemers Drive and Campster Drive. 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 subject property is being developed for a new commercial strip center. The proposed driveway spacing is based on the site layout and is intended to make vehicular circulation through the site safe and efficient. The proposed driveway aligns with the existing driveway on the White Castle property across Campster Drive. The alignment of the driveways will reduce the possibility of traffic conflicts caused by opposing turning movements. This qualifies as a substantial equivalent because the alignment of the driveways meets the general spirit and intent of both the Development Code and the City's standard specifications and drawings. 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. City of Cape Girardeau Planning &Zoning Commission Meeting Minutes November 8, 2017 Page 6 of 7 � Vice-Chairman Glenn opened the public hearing. He reported that staff received an email from White Castle, which expressed opposition to the request unless the proposed driveway is restricted to right-in/right-out access. Mr. Koehler stated his client is not in favor of restricting the driveway access. Seeing no appearances to speak, Vice-Chairman Glenn closed the public hearing. A motion was made by Mr. McClanahan and seconded by Mr. Koetting to approve the request of Drury Development Corporation for an exception from Development Code Section 25-102, driveway standards, at 118 Siemers Drive. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Koetting, McC/anahan, Skinner, Spooler, Welch) SUBDIVISION PLATS 6. The record plat of AB Commercial Properties Subdivision was reviewed by the Commission. Mr. Chris Koehler with Koehler Engineering, representing the applicant, explained that the plat reconfigures two (2) lots for future development. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being addressed. A motion was made by Mr. Skinner and seconded by Mr. Spooler to recommend approval of the AB Commercial Properties Subdivision record plat, subject to staff's comments being addressed. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McClanahan, Skinner, Spooler, Welch) 7. The record plat of Bartlett Subdivision was reviewed by the Commission. No one was in � attendance to present the request. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Koetting and seconded by Mr. Spooler to recommend approval of the Bartlett Subdivision record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McClanahan, Skinner, Spooler, Welch) 8. The record plat of Painter Subdivision was reviewed by the Commission. Mr. Phillip Smith, architect, representing the applicant, explained that the plat consolidates two (2) lots into one (1) lot for an apartment development. A staff report was submitted to the Commission, which recommended approval of the record plat. Mr. Dowdy recused himself from the discussion and vote for business reasons. A motion was made by Mr. Welch and seconded by Mr. McClanahan to recommend approval of the Painter Subdivision record plat. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 1 abstaining. (Aye: G/enn, Koetting, McClanahan, Skinner, Spoo/er, We%h; Abstain: Dowdy) 9. The record plat of A Re-Subdivision of Lot #1 of Physicians Alliance Subdivision was reviewed by the Commission. Mr. Chris Koehler with Koehler Engineering, representing the applicant, explained that the plat subdivides a lot at the southeast corner of Percy Drive and South Farrar Drive. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Koetting and seconded by Mr. Spooler to recommend approval of A Re-Subdivision of Lot #1 of Physicians Alliance Subdivision record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye:Dowdy, G/enn, Koetting, McC/anahan, Skinner, Sp00%r, Welch) 10. The record plat of Rhodes Mount Auburn Subdivision was reviewed by the Commission. Mr. � Chris Koehler with Koehler Engineering, representing the applicant, stated he is in City of Cape Girardeau Planning &Zoning Commission Meeting Minutes November 8, 2017 � Page 7 of 7 attendance to answer any questions. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Koetting and seconded by Mr. Spooler to recommend approval of the Rhodes Mount Auburn Subdivision record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McClanahan, Skinner, Spooler, Welch) 11. The record plat of Shadow Wood Villas Condominiums Phase I was reviewed by the Commission. Mr. Chris Koehler with Koehler Engineering, representing the applicant, stated he is in attendance to answer any questions. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being addressed. A motion was made by Mr. Welch and seconded by Mr. Koetting to recommend approval of the Shadow Wood Villas Condominiums Phase I record plat, subject to staff's comments being addressed. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, Welch) 12. The record plat of Williamsburg Phase 4 was reviewed by the Commission. Mr. Marc Mahnke with Strickland Engineering, representing the applicant, explained that the plat is for the next phase in the Williamsburg subdivision and that it conforms to the amended preliminary plat recently approved by the City Council. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being addressed. A motion was made by Mr. McClanahan and seconded by Mr. Welch to � recommend approval of the Williamsburg Phase 4 record plat, subject to staff's comments being addressed. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, G/enn, Koetting, McC/anahan, Skinner, Spooler, Welch) OTHER ITEMS AND COMMUNICATION Staff Communication Mr. Shrimplin encouraged everyone to visit the Cape Vision 2040 idea booth at the Spaghetti Day event and to take the quick poll on the project website. Adiournment Upon motion made by Mr. Koetting and seconded by Mr. Spooler, the Commission voted unanimously to adjourn the meeting at 7:45 p.m. Respectfully submitted, �r anner % Secretary �