Loading...
HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 02-08-2017 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING AND ZONING COMMISSION MEETING MINUTES February 8, 2017 City Hall — Council Chambers Present: Trae Bertrand, Larry Dowdy, Jeff Glenn, Scott McClanahan, Bruce Skinner, Doug Spooler, Thomas J. Welch Absent: Patrick Koetting, Kevin Greaser Staff Present: Carol Peters, Ryan Shrimplin Call to Order: Chairman Bertrand called the meeting to order at 7:00 p.m. The minutes of the January 11, 2017 meeting were unanimously approved upon motion made by Mr. Spooler and seconded by Mr. McClanahan. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was continued on the request of Scott Rhodes to rezone property at 201, 205, 207, 209, 211, 213, and 215 South Kingshighway from the C-2 (Highway Commercial) � district to a PD (Planned Development) district and for the approval of a preliminary — development plan. Mr. Chris Koehler, engineer with Koehler Engineering and Land Surveying, and Nancy Browne, attorney with the Limbaugh Firm, represented the applicant. Mr. Koehler and Ms. Browne explained that the property is an existing shopping center which the applicant plans to redevelop. A building addition on the north side of Hobby Lobby is under construction, which will be leased to Dollar Tree. The other buildings in the development will eventually be demolished to make room for new commercial buildings. The portion of the building south of Hobby Lobby will be redeveloped for future retail and/or restaurant uses. Two (2) new buildings at the northeast and southeast corners of the development are also planned. Mr. Koehler explained that exceptions are being requested from the required minimum number of parking spaces (624 spaces required; 479 spaces proposed) and the required minimum parking space depth (19 feet required; 18 feet proposed) for the entire development. He noted the existing shopping center was developed many years ago, prior to the City's adoption of the current parking standards. Ms. Browne stated the reduction in parking is due to Hobby Lobby, which is required to have a minimum of 304 parking spaces per the City Code, but there is not sufficient room on the site for this number of spaces. Hobby Lobby has agreed to 159 parking spaces as shown on the preliminary development plan. Mr. Koehler stated a traffic impact analysis will be submitted to City staff for review. A staff report was submitted to the Commission, recommending approval of the rezoning request and the preliminary development plan, subject to staff's comments being addressed. Chairman Bertrand opened the public hearing and seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Glenn and seconded by Mr. McClanahan to recommend approval of the request of Scott Rhodes to rezone property at 201, 205, 207, 209, 211, 213, and 215 South Kingshighway � from the C-2 (Highway Commercial) district to a PD (Planned Development) district and for the approval of the preliminary development plan, 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: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) City of Cape Girardeau Planning &Zoning Commission Meeting Minutes February 8, 2017 Page 2 of 6 � 2. A public hearing was held on the request of DeJoys of Shoneys, Inc. to rezone property at 2640 Hopper Road from the C-2 (Highway Commercial) district to the RUMD (Residential Urban Mixed Density) district. Mr. Marc Mahnke, engineer with Strickland Engineering, represented the applicant. Mr. Mahnke stated the applicant would like to redevelop the property for duplexes, townhouses, and/or multifamily dwellings. He has been working with the applicant to determine the best use of the property, taking into consideration the challenges of the creek and utility easements running through the property. Chairman Bertrand opened the public hearing. Mrs. Kim Sellers and Mrs. Kathy Mattes, representing Birthright at 2633 Hopper Road, asked if the development would cause any parking issues on the street in front of their facility. Mr. Shrimplin explained that the City Code requires a minimum number of off-street parking spaces to be provided based on the use of the property. Seeing no other appearances to speak, Chairman Bertrand closed the public hearing. Chairman Bertrand stated he would not usually be in favor of rezoning a property without knowing specifically what is being proposed. In this instance, however, RUMD is in line with the surrounding area and redevelopment would definitely be an improvement. The staff report recommended approval. A motion was made by Mr. Skinner and seconded by Mr. Spooler to recommend approval of the request of Dejoys of Shoneys, Inc. to rezone property at 2640 Hopper Road from the C-2 (Highway Commercial) district to the RUMD (Residential Urban Mixed Density) district. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) 3. A public hearing was held on the request of Sign Master for an exception from Development Code Section 25-506(a), wall signs, at 2311 Bloomfield Road, Suite 108. Mr. Jim Sparks, � applicant, explained that Sign Master recently moved into a tenant space on the west end of the building at 2311 Bloomfield Road. They are proposing to transfer a portion of the permitted wall sign area from the north elevation to the west elevation, which is visible from South Kingshighway. A staff report was submitted to the Commission, containing 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. Findinq: Per the above code section, the subject tenant space is permitted wall signage on one elevation which has street frontage (north). In order to display wall signage on the west elevation, the applicant is proposing to transfer a portion of the permitted wall sign area from the north elevation. 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. 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. � City of Cape Girardeau Planning &Zoning Commission Meeting Minutes February 8, 2017 /�+� Page 3 of 6 ( � 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 tenant space shall not exceed the maximum permitted wall sign area per the Development Code. Chairman Bertrand opened the public hearing and seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Glenn and seconded by Mr. Dowdy to approve the request of Sign Master for an exception from the Development Code to allow a wall sign on the west building elevation, with no street frontage, at 2311 Bloomfield Road, Suite 108, subject to the condition that the aggregate sign area of all wall signs for the tenant space shall not exceed the maximum permitted wall sign area per the Development Code. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spoo/er, Welch) 4. A public hearing was held on the request of MRV Banks for an exception from Development Code Section 25-804(a), landscaping, at 1267 North Mt. Auburn Road. Mr. Chris Koehler, engineer with Koehler Engineering and Land Surveying, represented the applicant. He explained that the applicant is redeveloping the property, formerly occupied by the Cape Girardeau Area Chamber of Commerce, for a banking facility. The applicant would like to add a row of parking within twenty (20) feet of the right-of-way, which requires a ten (10) foot wide street landscaping strip per the code. The exception request is for a reduced street � landscaping strip width, ranging from zero (0) to four (4) feet, in order to accommodate the __ additional row of parking. He added that there is an existing monument sign in the area where the additional row of parking is proposed, which creates a visual obstruction to drivers on North Mt. Auburn Road. If the exception request is approved, the sign will be relocated and positioned further back from the street, which will improve drivers' line of sight. He then submitted to the Commission photos showing examples of other developments along Mt. Auburn Road where visual obstructions currently exist. A staff report was submitted to the Commission, containing the following findings of fact: Criterion #1: As part of the exception request, a "substantial equivalenY' is proposed. "Substantial equivalenY' 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 requirement is to visually enhance parking lots along the right-of-way by providing softscape features and also to provide adequate separation between parking lots and the right-of-way to prevent traffic conflicts. The applicant is proposing new landscaping islands in the front parking lot as a substantial equivalent. While the new islands will add softscape features to the parking lot, they will not be located along the right-of-way. Additionally, the new islands do not qualify as a substantial equivalent in terms of providing separation between the parking lot and the right-of-way. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. � Findinq: The request is not consistent with the general spirit and intent of the Development Code due to lack of a substantial equivalent. The request is also City of Cape Girardeau Planning &Zoning Commission Meeting Minutes February 8, 2017 Page 4 of 6 � inconsistent with the code because the parking along the right-of-way as proposed would create a visual obstruction for drivers both on the street and at the exit driveway. Based on the above findings, staff recommended denial of the exception request. Chairman Bertrand opened the public hearing and seeing no appearances to speak, he closed the public hearing. Mr. McClanahan asked if the site plan submitted with the exception application shows more than the required minimum number of parking spaces. Mr. Koehler replied by stating the proposed parking exceeds the required minimum number per the code, but most of the parking is located in the rear of the property, and the applicant needs more parking in front of the building. Not only is it more convenient for customers, it also makes them feel safer when it's dark outside. Mr. Glenn indicated that while he supports not having visual obstructions on the site, there are several other developments on North Mt. Auburn Road that have obstructions and do not meet the current code requirements. Mr. Welch stated that while other developments have similar site issues, two wrongs don't make a right, and the Commission's job is to ensure the safety of the citizens and that developers follow the code requirements. A motion was made by Mr. Skinner and seconded by Mr. Dowdy to approve the request of MRV Banks for an exception from the Development Code to reduce the street landscaping strip width from the required ten (10) feet down to a width ranging from zero (0) to four (4) feet, at 1267 North Mt. Auburn Road. The motion passed with a roll call vote of 6 in favor, 1 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spoo/er, Nay: Welch) � SUBDIVISION PLATS 5. The amended preliminary plat of Collins Mill Subdivision was reviewed by the Commission. Mr. Chris Koehler, engineer with Koehler Engineering and Land Surveying, represented the applicant. He informed the Commission that the amended preliminary plat shows a common ground lot being expanded to include a former residential lot, to allow for a larger stormwater detention basin. As a result, the lots are renumbered. In addition, the developer has decided to develop the subdivision in three (3) phases instead of two (2). The staff report recommended approval. A motion was made by Mr. Dowdy and seconded by Mr. Glenn to recommend approval of the Collins Mills Subdivision amended preliminary plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) 6. The record plat of Collins Mill Subdivision Phase 2 was reviewed by the Commission. Mr. Chris Koehler, engineer with Koehler Engineering and Land Surveying, represented the applicant. He stated the plat continues the development of the Collins Mill Subdivision by creating Lots 13-25 and the common ground lot for the stormwater detention basin. The staff report recommended approval. A motion was made by Mr. McClanahan and seconded by Mr. Spooler to recommend approval of the Collins Mills Subdivision Phase 2 record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) 7. The record plat of American RV Storage Subdivision was reviewed by the Commission. Mr. .�._ Phillip Smith, architect with Phillip B. Smith Architect LLC, represented the applicant. He � stated he was available for questions from the Commission. Mr. Shrimplin explained that City of Cape Girardeau Planning &Zoning Commission Meeting Minutes February 8, 2017 � Page 5 of 6 the plat shows the tract containing Roofers Mart (24 Sheridan Drive) being divided into two lots, with the eastern lot being joined with the vacated Sunset Boulevard right-of-way and the lot on the other side. The staff report recommended approval. A motion was made by Mr. Glenn and seconded by Mr. McClanahan to recommend approval of the American RV Storage Subdivision record plat. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) 8. The record plat of Capital Real Estate Subdivision was reviewed by the Commission. No one appeared before the Commission to present the request. Mr. Shrimplin stated the plat divides an "L" shaped tract into two (2) lots. A variance is shown for a reduced front yard setback along North Middle Street for both lots (25 feet required; 10 feet proposed). Staff supports the variance since there are existing homes on Lot 2 which are between ten (10) and fifteen (15) feet from the right-of-way line. Staff issued comments on the plat, which have not yet been addressed. The staff report recommended approval, subject to staff's comments being addressed. A motion was made by Mr. Dowdy and seconded by Mr. Spooler to recommend approval of the Capital Real Estate 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: Bertrand, Dowdy, Glenn, McClanahan, Skinner, Spooler, Welch) The Commission discussed its policy on tabling agenda items when neither the applicant nor their representative attends the meeting to present their request and answer questions. It was � decided that such situations will be handled on a case-by-case basis. If there are questions or concerns about the application that cannot be addressed, the agenda item will be tabled. OTHER ITEMS AND COMMUNICATION Proposed Amendment to Development Code. Article VI — Fences The Commission continued its review of the proposed amendment to the fence regulations. Mr. Glenn noted the current regulations stipulate a maximum fence height of eight (8) feet for playgrounds and schools, which is proposed to be lowered to six (6) feet. He asked why staff is proposing this change. Mr. Shrimplin stated the six (6) foot limit does not apply to athletic fields, baseball backstops, and tennis courts, where there is a need for higher fences. Aside from these facilities, staff did not see a reason why a school would need a fence higher than six (6) feet. He added that if such a situation arises, the school could apply for an exception. A motion was made by Mr. Skinner and seconded by Mr. Glenn to recommend approval of the fence amendment as proposed. The motion passed by a unanimous vote. Staff Communication Mr. Shrimplin stated the deadline for receiving Statements of Qualifications (SOQ's) for the Comprehensive Plan update is February 17, 2017. A selection team has been formed, consisting of City staff and one representative from the Comprehensive Plan Oversight Committee. Mr. McClanahan has agreed to serve as the Oversight Committee's representative. The selection team will generate a short list of firms to be interviewed and make its decision in � March. It is anticipated the planning process will begin in May. He encouraged the Commissioners to participate in the public engagement stages of the process. City of Cape Girardeau Planning &Zoning Commission Meeting Minutes February 8, 2017 Page 6 of 6 � Mr. Shrimplin discussed other planning efforts that are already underway, including the City Council's Strategic Plan update and the Downtown Strategic Plan update. He also mentioned that the Southeast Metropolitan Planning Organization (SEMPO) will be entering into a contract with a consultant for a regional bicycle and pedestrian plan. The plan is being funded in part by a federal transportation planning grant. Adiournment Upon motion made by Mr. Glenn and seconded by Mr. McClanahan, the Commission voted unanimously to adjourn the meeting at 8:00 p.m. Respectfully submit .���-�-- ruce Skinner Secretary � �