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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 08-09-2017 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING & ZONING COMMISSION MEETING MINUTES August 9, 2017 City Hall — Council Chambers Present: Trae Bertrand, Larry Dowdy, Jeff Glenn, Kevin Greaser, Patrick Koetting, Scott McClanahan, Bruce Skinner, Doug Spooler, Thomas J. Welch Absent: None Staff Present: Carol Peters, Alex McElroy Call to Order Chairman Bertrand called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the July 12, 2017 meeting were unanimously approved upon motion made by Mr. McClanahan and seconded by Mr. Koetting. � REZONINGS. SPECIAL USE PERMITS. AND EXCEPTIONS 1. A public hearing was held on the request of Bradley Schlosser to rezone property at 1927 North Kingshighway from the RMH (Residential Manufactured Home) district to the R-4 (Medium Density Multi-family Residential) district. Mr. Schlosser explained that he would like to have the property rezoned in order to redevelop the property, currently a mobile home park, for a multi-family development. Mr. Glenn inquired about the building type and rental period. Mr. Schlosser responded by stating the project is in the conceptual phase and the building type has not yet been determined. He also stated the rental agreements would probably be on an annual basis rather than month to month. A staff report was submitted to the Commission, which recommended approval of the rezoning request. Chairman Bertrand opened the public hearing. Mr. Guy Cook, 1927 North Kingshighway, Unit #43, spoke in opposition to the request. Mr. Cook explained that he owns a mobile home on the property and was notified that he will have to remove it from the premises by a certain deadline. He estimated the cost to move the mobile home to be $4,000-$6,000. He stated he is on a fixed income and can't afford to move it; even if he could, the mobile home is very old and the other mobile home parks in the area would not accept it. Mrs. Susan Cabaniss, 1927 North Kingshighway, Unit#68, explained that she also owns a mobile home on the property and is on a fixed income. She stated if she and her husband had known this was going to happen, they would not have moved there. She stated she has heard the redevelopment will occur in phases, and requested that they be given one year to save up money before moving their mobile home, which is located toward the rear of the property. Mr. Dan Driskell, 1810 Silverthorne Trail, stated he is not necessarily opposed to the project � but would like more information on the type of development being planned. Chairman Bertrand explained that the proposed rezoning cannot be tied to a specific development plan and as such, the details of the proposed redevelopment are not pertinent to the City of Cape Girardeau Planning &Zoning Commission Meeting Minutes August 9, 2017 Page 2 of 5 � Commission's review. If the property is rezoned, then the applicant may use the property in any way he chooses within the code requirements, including those specific to the new zoning district. Mr. Don Beckham, 1820 Silverthorne Trail, stated he is not opposed to orderly development, but he is opposed to the Commission recommending approval of the rezoning request without knowing how the property will be used. He continued by stating he was aware of the mobile home park when he purchased his property, and he did not have any issues with that particular development. He does, however, have an issue with rezoning the property to a district that allows high density, low-income housing. He requested the Commission table the matter until more information about the proposed redevelopment is provided. Mr. Scott Blank, 1878 Silverthorne Trail, stated he also feels the Commission should table the matter. Mr. Schlosser stated he would create a nice development that would be an improvement over the existing development. Mr. Blank asked Mr. Schlosser if the project involves tax credits. Mr. Schlosser replied that he is unsure if tax credits will be involved. Mr. Blank reiterated that the matter should be tabled. Mr. Phil Cantoni, 1840 Silverthorne Trail, asked what the maximum height is in the R-4 district and if the rezoning could be approved with a condition restricting the buildings to a different height. Mr. Glenn stated the maximum height is five (5) stories not to exceed sixty (60) feet. He explained that conditions of approval cannot be imposed on a rezoning. Seeing no other appearances to speak, Chairman Bertrand closed the public hearing. Chairman Bertrand and Mr. Dowdy recused themselves from the discussion and vote for business reasons. A motion was made by Mr. Koetting and seconded by Mr. Greaser to table the request of Bradley Schlosser to rezone property at 1927 North Kingshighway from � the RMH (Residential Manufactured Home) district to the R-4 (Medium Density Multi-family Residential) district. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 2 abstaining. (Aye: G/enn, Greaser, Koetting, McC/anahan, Skinner, Spoo/er, Welch; Abstain: Bertrand, Dowdy) 2. A public hearing was held on the request of Shun Yang Cai for an exception from Development Code Section 25-506(a), wall signs, at 1017 Independence Street. Mrs. Lisa Cai, 1017 Independence Street, explained that her husband would like to place a sign on the east elevation of the building, which does not face a street, to advertise the restaurant to westbound drivers on Independence Street. 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: Per the above code section, the subject building is permitted wall signage on two elevations that have street frontage (north and west). In order to display a wall sign on the east elevation, the applicant is proposing to transfer a portion of the permitted wall sign area from the north and west elevations. This qualifies as a "substantial equivalent" because the applicant receives the same amount of wall sign area, but gets to distribute it differently. Criterion #2: Approval of the exception request is consistent with the general spirit and � intent of the Development Code. City of Cape Girardeau Planning &Zoning Commission Meeting Minutes August 9, 2017 � Page 3 of 5 Findinq: The "substantial equivalenY' 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, with the following condition: 1. The aggregate sign area of all wall signs for the building shall not exceed the maximum permitted wall sign area per the City's sign regulations. Chairman Bertrand 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. Spooler to approve the request of Shun Yang Cai for an exception from Section 25-506(a), wall signs, at 1017 Independence Street with the staff recommended condition. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, G/enn, Greaser, Koetting, McC/anahan, Skinner, Spoo/er, Welch) SUBDIVISION PLATS 3. The record plat of The Lochs at Dalhousie— Phase V was reviewed by the Commission. Mr. Chris Koehler, Koehler Engineering & Land Surveying, represented the applicant. He explained that this is the next phase in the development, which is consistent with the � approved preliminary plat. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Skinner and seconded by Mr. Dowdy to recommend approval of The Lochs at Dalhousie — Phase V record plat. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, G/enn, Greaser, Koetting, McC/anahan, Skinner, Spoo/er, Welch) 4. The amended preliminary plat of Williamsburg was reviewed by the Commission. Mr. Marc Mahnke, Strickland Engineering, represented the applicant. He explained that the amended plat removes a portion of the tract from the Williamsburg subdivision and eliminates the previously proposed southern access point on Perryville Road. This access point is being replaced with a connection to Autumn Drive through a lot that currently contains a detention basin for the Arbor Heights subdivision. The developer is proposing to remove the existing basin and provide a new basin in one of the future phases of Williamsburg, which will serve both subdivisions. A staff report was submitted to the Commission, which recommended approval of the amended preliminary plat subject to staff's comments being addressed. Chairman Bertrand asked if the property owners in the Arbor Heights subdivision have been notified of the proposed changes to the detention basin lot. Mrs. Peters stated the City has not notified the property owners; it is not known if the developer has notified them. Chairman Bertrand asked staff to make sure the property owners are notified. A motion was made by Mr. Glenn and seconded by Mr. Spooler to recommend approval of the Williamsburg amended preliminary plat, subject to staff's comments being addressed. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, G/enn, Greaser, Koetting, McC/anahan, Skinner, Spoo/er, Welch) � City of Cape Girardeau Planning &Zoning Commission Meeting Minutes August 9, 2017 Page 4 of 5 � OTHER ITEMS AND COMMUNICATION Chapter 30 Amendment Reqardinq Shippinq Containers 5. Chairman Bertrand explained the proposed amendment to Chapter 30 of the City Code regarding shipping containers, which staff submitted to the Commission. He stated the amendment permits, by right, the use or keeping of one (1) or more shipping containers on the same property for twelve (12) consecutive months or less in any zoning district. A special use permit is required to continue such activity beyond the twelve (12) month period. Mr. Rick Vines, 296 Blue Bird Lane, stated he owns a business that rents and sells shipping containers. He asked why shipping containers are being singled out by the amendment. He stated there are other containers that have a similar appearance to shipping containers but do not qualify as a "shipping container" based on the proposed definition. Chairman Bertrand explained that the definition was discussed and approved by the Commission at a previous meeting, and that the amendment should not adversely affect Mr. Vines' business because it allows shipping containers on a property for up to a year. Mr. Vines stated he has had customers who rented shipping containers for periods up to three (3) years. Chairman Bertrand indicated that periods in excess of one year are considered long term and thus would require a special use permit under the amendment. He added that Mr. Vines will have the opportunity to share his questions and comments with the City Council at its public hearing. A motion was made by Mr. Glenn and seconded by Mr. Greaser to recommend approval of the proposed amendment to Chapter 30 of the City Code regarding shipping containers. The motion passed with a roll call vote of 9 in favor, 0 in opposition, � and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, Greaser, Koetting, McC/anahan, Skinner, Spoo/er, Welch) Commission Communication Mr. Dowdy asked what the next step is for Mr. Schlosser's rezoning request. Chairman Bertrand explained that since the matter has been tabled, a motion will need to be made, seconded, and approved by the Commission in order to remove it from the table and resume discussion on the request. He added that Mr. Schlosser should discuss his plans with the neighboring property owners before the Commission removes the matter from the table. Staff Communication Mr. McElroy reported on the progress of the comprehensive plan update. He stated Teska Associates and Orion Planning + Design just finished a two-day trip to Cape Girardeau, during which they interviewed over thirty (30) stakeholders and met with the Comprehensive Plan Oversight Committee and City staff. The trip was very productive, and many insightFul comments were received. The Teska team will process the information and work with staff to schedule the initial public engagement events. Mr. McElroy encouraged everyone to follow the progress of the plan update and participate in the upcoming events. Adiournment Upon motion made by Mr. Koetting and seconded by Mr. McClanahan, the Commission voted � j unanimously to adjourn the meeting at 7:55 p.m. `w' City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � August 9, 2017 � Page 5 of� Respe ully sub d, � ��c�-�" � e Skinner Secretary � �