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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 05-10-2017 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING AND ZONING COMMISSION MEETING MINUTES May 10, 2017 City Hall — Council Chambers Present: Trae Bertrand, Larry Dowdy, Kevin Greaser, Patrick Koetting, Scott McClanahan, Doug Spooler, Thomas J. Welch Absent: Jeff Glenn, Bruce Skinner Staff Present: Alex McElroy, Carol Peters, Ryan Shrimplin Chairman Bertrand called the meeting to order at 7:00 p.m. The minutes of the April 12, 2017 meeting were unanimously approved upon motion made by Mr. Koetting and seconded by Mr. Spooler. REZONINGS, SPECIAL USE PERMITS. AND EXCEPTIONS 1. A public hearing was held on the request of Joyce Blattner to rezone property at 600 Highland Drive from the R-3 (High Density Single-Family Residential) district to the R-2 � (Single-Family Urban Residential) district. Mrs. Joyce Blattner, applicant, stated she recently acquired a small tract of land from the adjacent Rockwood Park property to use as part of her lot, and she would like to have it rezoned to match the zoning of her original lot. Mr. Shrimplin explained that Rockwood Park is zoned R-3 but the surrounding lots, including Mrs. Blattner's lot, are zoned R-2. At the time the City executed a Quit Claim Deed to Mrs. Blattner for the tract, staff recommended she submit a rezoning application in order to establish a single zoning designation for all of her property. Chairman Bertrand opened the public hearing and seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Welch and seconded by Mr. McClanahan to recommend approval of the request of Joyce Blattner to rezone property at 600 Highland Drive from the R-3 (High Density Single-Family Residential) district to the R-2 (Single-Family Urban Residential) district. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Greaser, Koetting, McC/anahan, Spoo/er, We/ch) 2. A public hearing was held on the request of Gerald Jones for exceptions from Development Code Section 25-1003, number of driveways; Section 25-102, driveway width; Section 25- 911, driveway spacing; and Section 25-911(b)(1), driveway throat length, at 2015 Walden Pond Way. Mr. Chris Koehler, representing the applicant, stated Mr. Jones has plans to construct two (2) additional multi-family buildings on Walden Pond Way. The proposed design and layout of the additional buildings is consistent with that of the existing buildings on this street. The exceptions are being requested due to changes in the code since the construction of the existing buildings. A staff report was submitted to the Commission, containing the following findings of fact: � Section 25-1003 Number of drivewavs City of Cape Girardeau Planning &Zoning Commission Meeting Minutes May 10, 2017 Page 2 of 5 � 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 properties are located in the Walden Park planned development. The approved development plan for Walden Park shows six multifamily buildings on Walden Pond Way (three of which have been constructed). These buildings are unique in that they are not townhouses, but each unit has a garage on the ground floor of the building. The garages are located on the front and sides of the building. Due to site constraints, it is not possible to provide access to all of the garages from a single driveway. The development does include common driveways between the buildings for access to the side garages. This serves as a substantial equivalent because some of the driveways will serve more than one property. 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. � Section 25-102 Drivewav width 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: Each of the driveways serving the garages on the front of the building has a proposed width of 38.2 feet, and one driveway on 2028 Walden Pond Way has a proposed width of 50 feet. The 38.2 foot driveway width is consistent with that of the existing buildings, and is designed to allow vehicles to back directly out of the garages and on to the street without having to maneuver within a short distance. The 50 foot wide driveway serves as a hammerhead turnaround for emergency apparatus. As with the first exception, the common driveways serve as a substantial equivalent because they are only 20 feet wide, which is 10 feet less than the maximum driveway width. This serves to offset the width of the other driveways. 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. � City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � May 10, 2017 Page 3 of 5 Section 25-911 Drivewav spacin� 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 38.2 foot wide driveways serving the garages on the front of the building are proposed to have 8.2 feet of space between them in order to align the driveways with the garages as explained in the second exception. The spacing on the outer edges of the driveways, however, is significantly more than the minimum driveway spacing, which serves as a substantial equivalent. 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. Section 25-911(b)(1) Drivewav throat len�lth � 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 50 foot minimum driveway throat length requirement in the Development Code is based on a typical multifamily development where the driveway serves as the entrance to the development and leads to one or more parking lots. As stated in the first exception, these buildings are unique due to the character of the Walden Park planned development. The street (Walden Pond Way) actually serves as the entrance to the multifamily portion of Walden Park, whereas the driveways function as both access to the garages and additional parking spaces. The street takes the place of the driveway throat and therefore serves as a substantial equivalent. 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. � 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. Greaser to approve the request of Gerald Jones for exceptions from Devetopment Code City of Cape Girardeau Planning &Zoning Commission Meeting Minutes May 10, 2017 , Page 4 of 5 �,,,� Sections 25-1003, 25-102, 25-911, and 25-911(b)(1) at 2015 Walden Pond Way. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Greaser, Koetting, McC/anahan, Spoo/er, Welch) 3. A public hearing was held on the request of Gerald Jones for exceptions from Development Code Section 25-1003, number of driveways; Section 25-102, driveway width; Section 25- 911, driveway spacing; and Section 25-911(b)(1), driveway throat length, at 2028 Walden Pond Way. Mr. Chris Koehler, representing the applicant, explained that the exception requests are the same as those requested for 2015 Walden Pond Way. 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. Dowdy to approve the request of Gerald Jones for exceptions from Development Code Sections 25-1003, 25-102, 25-911, and 25-911(b)(1) at 2028 Walden Pond Way. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Greaser, Koetting, McC/anahan, Spooler, Welch) SUBDIVISION PLATS 4. The record plat of Deer Creek Ridge Subdivision was reviewed by the Commission. The staff report recommended approval, subject to staff's comments being addressed. No one appeared at the meeting to present the request to the Commission and answer questions. Mr. Shrimplin stated he met with the applicanYs representative and the surveyor to discuss their concerns about some of the staff's comments, including the requirement to provide a �jI fifty (50) foot right-of-way along with a ten (10)foot utility easement on each side of the right- of-way. A meeting with other staff members has been scheduled to further discuss the comments. A motion was made by Mr. Dowdy and seconded by Mr. Koetting to table discussion and action on the Deer Creek Ridge Subdivision record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Greaser, Koetting, McC/anahan, Spooler, Welch) OTHER ITEMS AND COMMUNICATION Shippinq Container Discussion Chairman Bertrand explained that on April 17, 2017, the City Council passed an ordinance imposing a 90-day moratorium on the issuance of building permits for construction projects utilizing shipping containers as building materials. During the moratorium, the Council has directed staff to research the issue and obtain input from the Planning & Zoning Commission on whether or not shipping containers should be allowed to be used as building materials and if so, how they should be regulated. Staff is seeking input on two categories. The first category is the use of shipping containers for occupancy by humans or animals, such as dwellings, offices, stores, restaurants, kennels, etc. The second category is the use of shipping containers for non-occupancy purposes that are made available to the public, such as self-storage units. Mr. Welch stated he felt a better way to recycle used shipping containers is to melt them down to produce metal wall studs. Mr. Greaser stated the repurposing of shipping containers is gaining in popularity across the country because of the cost effectiveness, and he noted that a number of cities have passed legislation banning or regulating such structures. He added that at the � end of the day, he would not want a shipping container house next to his house. Chairman City of Cape Girardeau Planning &Zoning Commission Meeting Minutes � May 10, 2017 Page 5 of 5 Bertrand concurred, stating he would not like them in his neighborhood either and would have a hard time voting for them to be placed in someone else's neighborhood. Mr. Koetting stated he has been a longtime advocate of this type of architecture, but he realizes there are likely several hurdles to cross before it would be accepted by the community. Mr. Welch stated he has concerns about the chemicals and lead based paint used on the shipping containers. Mr. McClanahan stated he believes shipping container buildings are found primarily on the East and West coasts in more contemporary developments, and they are not a good fit for Cape Girardeau at this time. He is, however, hesitant to close the door on the idea completely. Chairman Bertrand polled the Commission members on the two categories identified by staff. Four (4) Commission members (Mr. Bertrand, Mr. Dowdy, Mr. Greaser, and Mr. Spooler) felt the use of shipping containers for occupancy by humans or animals should be prohibited while three (3) Commission members (Mr. Koetting, Mr. McClanahan, and Mr. Welch) did not. Three (3) Commission members (Mr. Bertrand, Mr. Dowdy, and Mr. Greaser) felt the use of shipping containers for non-occupancy purposes that are made available to the public should be prohibited while four(4) Commission members (Mr. Koetting, Mr. McClanahan, Mr. Spooler, and Mr. Welch) felt it should be allowed only as a special use in certain commercial and industrial zoning districts. Mr. Shrimplin stated staff will present the results of the polls along with staff's research to the City Council for direction on how to proceed. Staff Communication Mr. Shrimplin informed the Commission that Teska Associates is preparing an agreement for � the City's comprehensive plan update. The process will begin once the agreement is finalized and approved by the City Council. He also stated a study oversight team has been formed to begin work on the regional bicycle and pedestrian plan for the Southeast Metropolitan Planning Organization (SEMPO). He added that Mr. Skinner from the Planning & Zoning Commission is a member of the study oversight team. Adiournment Upon motion made by Mr. Koetting and seconded by Mr. Spooler, the Commission voted unanimously to adjourn the meeting at 7:40 p.m. Respectfully submitted, ��� � Bruce Skinner Secretary �