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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 08-14-2013 CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION � PLANNING AND ZONING COMMISSION MEETING MINUTES August 14, 2013 City Hall — Council Chambers Present: Trae Bertrand, Larry Dowdy, William Hinckley, Randy Kluge, Ralph Maxton, Scott McClanahan, Doug Spooler Absent: Jeff Glenn, Thomas J. Welch 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 July 10, 2013 meeting were unanimously approved upon motion made by Mr. Hinckley and seconded by Mr. Spooler. HEARINGS, DISCUSSION &VOTING � 1. A public hearing was held on the request of First Midwest Bank of Dexter for a variance from Development Code Section 25-1005, driveway spacing at 1820 North Kingshighway. Ms. Kathy Bertrand, representing First Midwest Bank, appeared before the Commission and explained that the bank will be constructing a new facility on the subject property, with one driveway on Destination Boulevard and one on Carondalet Avenue. The driveway on Carondalet would create an unsafe situation if it were to be placed the required distance from the adjacent Casa Mexicana driveway. It would lead to vehicles passing in front of the bank's drive-thru lanes. She also mentioned that the Casa Mexicana driveway is close to the bank's property line, making it difficult to allow the appropriate spacing between the two driveways. No one else spoke in favor of, or in opposition to, the request. A staff report was submitted to the Commission containing the following findings of fact: Criterion #1: The requested variance arises from a condition which is unique to the property in question and which is not ordinarily found, and is not created by an action or actions of the property owner, the applicant or predecessors in title. Finding: The variance request arises from a unique combination of two circumstances. First, the existing Casa Mexicana driveway on Carondalet is a short distance from the applicanYs north property line. Second, the site layout of the bank necessitates the placement of its driveway on Carondalet toward the north end of the street frontage. The location of the Casa Mexicana driveway is not the result of actions by the bank property owner or the applicant. � Criterion #2: The granting of the variance will not adversely affect the rights of adjacent property owners or residents. Planning & Zoning Commission Meeting Minutes August 14, 2013 Page 2 � Finding: If granted, the variance will not infringe on the rights of adjacent property owners or tenants. Carondalet is a private street with low traffic volumes, low speeds, and no line-of-sight constraints. As such, the proposed driveway location will not create traffic conflicts with adjacent properties. The variance is being requested in order to prevent traffic conflicts on the site, as described below. Criterion #3: The strict application of the provisions of the Development Code from which the variance is requested will constitute unnecessary hardship upon the utilization of the property. Finding: The site plan submitted with the application shows both the proposed and required locations of the driveway. In reviewing the site plan, City staff concluded that the strict application of the code requirement will result in an unnecessary hardship because it will result in unsafe and inefficient traffic circulation on the site. Vehicles entering and exiting via the driveway will have to pass directly in front of the drive-thru lanes without proper clearance. Criterion #4: The requested variance will not adversely affect the public health, safety, morals, order, convenience, prosperity, or general welfare. Finding: If granted, the variance will allow for better placement of the driveway so as to prevent conflicts in traffic circulation on the site. This will promote safety; thus, the variance will not adversely affect the public. Criterion #5: Granting the requested variance will not undermine the general spirit and intent of � the Development Code. Finding: Given the unique circumstances, the hardship upon the utilization of the property if it is denied, and the benefit to the public if it is granted, the variance meets the spirit and intent of the Development Code. Based on the above findings, City staff recommended approval of the variance request. Chairman Bertrand, being related to Ms. Bertrand, recused himself from the discussion and vote. A motion was made by Mr. Hinckley and seconded by Mr. Maxton to approve the variance request. The motion passed with a vote of 6 in favor, 0 in opposition, and 1 abstaining. SUBDIVISION PLATS 2. A record plat for Timon Way Third Subdivision was reviewed by the Commission. The plat subdivides an existing 1.44 acre lot into two lots. No one appeared before the Commission. The staff report recommended approval as submitted. Mr. Dowdy asked how the access easement would affect the building placement on Lot 1. Mr. Shrimplin explained that the lot would still have sufficient width to construct a home. Mr. Dowdy asked about the setback from the access easement. Mr. Shrimplin clarified that setbacks are from property lines and not easements. Mr. Shrimplin also explained that City staff had informed the owner that the water main would need to be extended all the way across Lots 1 and 2 in order to provide service to Lot 2. As such, the owner is considering extending both the street and the main, and subdividing Lot 2 into two lots in the future in order to get the necessary return on his investment. A motion was made by Mr. Dowdy and seconded by Mr. McClanahan to 1�,,� recommend approval of the record plat of the Timon Way Third Subdivision as submitted. The motion passed with a vote of 7 in favor, 0 in opposition, and 0 abstaining. Planning & Zoning Commission Meeting Minutes August 14, 2013 � Page 3 Adiournment Upon motion made by Mr. McClanahan and seconded by Mr. Hinckley, the Commission voted unanimously to adjourn the meeting at 7:10 p.m. Respectfully submitted, Randy KI ge Secretary � �