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HomeMy WebLinkAboutPlanning and Zoning Commission Minutes 07-12-2023 - DraftCITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES D (� July 12, 2023 City Hall — Council Chambers 44 North Lorimier Street Commission Members Present: Scott Blank, Kevin Greaser, Derek Jackson, Chris Martin, Nick Martin, Deborah Young Commission Members Absent: Sommer McCauley -Perdue, Sid Whittington Staff Present: Carol Peters, Trevor Pulley, Ryan Shrimplin Call to nrcier Chairman Greaser called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the June 14, 2023 meeting were unanimously approved upon a motion made by Mr. Jackson and seconded by Mr. Blank. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS A public hearing was held on the request of Chris Wheeler to rezone property located at 97 North Kingshighway from M-1 (Light Manufacturing/Industrial District) to C-2 (Highway Commercial District). Mr. Wheeler presented the request. He stated that the property contains a retail strip center, which may have uses that are not allowed in the M-1 district. Mr. Shrimplin stated that C-2 (Highway Commercial District) would be a more appropriate district for the current use of the property. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A staff report was submitted to the Commission, which recommended approval of the rezoning request. A motion was made by Mr. Blank and seconded by Mr. Jackson to recommend approval of the rezoning request. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, C. Martin, N. Martin, Young). 2. A public hearing was held on the proposed zoning of property at 2797 Benton Hill Road as R-1 (Single -Family Suburban Residential District) upon annexation. Mr. Shrimplin explained that the owner of 2797 Benton Hill Road submitted a petition for annexation to the Cape Girardeau city limits. The owner intends to build a single-family home on the property. Mr. Chris Martin recused himself from the discussion and vote due to his involvement with the homeowners association for the neighboring subdivision. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A staff report was submitted to the Commission, which recommended City of Cape Girardeau Planning & Zoning Commission Meeting Minutes July 12, 2023 Page 2 of 5 zoning the property as R-1 (Single -Family Suburban Residential District) upon annexation. A motion was made by Mr. Jackson and seconded by Mr. Blank to recommend zoning the property as R-1 (Single -Family Suburban Residential District) upon annexation. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and 1 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, Young; Abstain: C. Martin). 3. The Commission reviewed the request of Koehler Engineering & Land Surveying, Inc., on behalf of Saint Francis Foundation Real Estate, LLC, for approval of the final development plan for Phase 2 of the South Side Farms planned development. Mr. Greaser recused himself from the discussion and vote due to business reasons. Mr. Chris Koehler, Koehler Engineering & Land Surveying, Inc., presented the request. He explained that Phase 2 contains several agricultural uses as well as a multi-purpose building providing restaurant, meeting, and/or market space. Mr. Jimmy Wilferth, Vice President of Foundation & Marketing for Saint Francis Healthcare System, was also in attendance to answer any questions. Chairman Greaser opened the public hearing Ms. Ramona Bailey, 516 North Street, asked what percentage of the food from the farm will be available for residents of the neighborhood. Mr. Wilferth replied by stating that 100% of the food from the farm will be available for purchase by the local residents first. Any excess food will be sold at farmers markets and local restaurants, with 100% of the proceeds going back to the farm operations fund. He noted that the farm will be managed by a different entity than the one managing the housing (Phase 1) portion of the planned development. Ms. Bailey questioned whether the proposed number of off-street parking spaces would be sufficient. Mr. Koehler explained that the plan has been revised to increase the number of parking spaces, but the demand is expected to be lower than a typical farm due to the site being within a walkable neighborhood. Ms. Young asked for clarification of Mr. Wilferth's statement regarding food from the farm being made available for purchase by the local residents first. Mr. Wilferth explained that the food will be reasonably priced, but for sustainability reasons it will not be free. Mr. Shrimplin informed the Commission that a revised plan had recently been submitted. He stated that the original version showed a single driveway, located on Walnut Street, leading to a parking area containing 25 spaces. This has been replaced with two driveways on South West End Boulevard, leading to two parking areas connected by a gated service drive for deliveries. The number of parking spaces has increased to 29, which eliminates one of the two exceptions identified in the initial review. He stated that the other exception, to exceed the maximum fence height, is still needed. The revised plan indicates that the row crops and the aquaculture pond will be enclosed by an eight -foot high chain link fence with a black PVC coating. Mr. Wilferth asked if a galvanized chain link fence would be allowed. Mr. Shrimplin explained that, in order to meet the substantial equivalent criterion for exceptions, the fence is required to have a decorative design and a mostly open surface. Staff does not consider galvanized metal, or any finish or treatment that allows the bare metal to show through, to be decorative. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes July 12, 2023 Page 3 of 5 Ms. Bailey asked how many people are expected to be employed by the farm. Mr. Wilferth stated that the urban farms he researched employ 25 to 40 people. He noted that the number of jobs for this farm is not yet known; however, the employees will be paid minimum wage or higher. Mr. David Atkins, 133 East Cape Rock Drive, asked if the farm will accept Electronic Benefit Transfer (EBT) cards or food stamps. Mr. Wilferth replied that he is looking into the matter. Mr. Blank thanked Mr. Wilferth and Saint Francis Foundation for investing in the neighborhood. Chairman Greaser closed the public hearing. A staff report was submitted to the Commission, which recommended that the Planning & Zoning Commission approve the final development plan, subject to staff's comments being successfully addressed. A motion was made by Mr. Chris Martin and seconded by Mr. Nick Martin to approve the final development plan, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and 1 abstaining. (Aye: Blank, Jackson, C. Martin, N. Martin, Young, Abstain: Greaser). 3. A public hearing was held on the request of William Bruce McKenzie and Charmagne Schneider for an exception from Development Code Section 25-161(a), fence height and surface requirements, for property located at 10 Edgewood Road. Mr. McKenzie presented the request. He stated that he and Ms. Schneider would like to replace the existing fence in the front yard with a five-foot high black metal picket fence to keep their large dogs contained. Mr. Chris Martin asked if just a section of the fence would be replaced. Mr. McKenzie explained that the entire fence along the front property line would be replaced, tying into a different style of fence along the side yard. Mr. Shrimplin stated that the property currently has two different fence styles. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A staff report was submitted to the Commission, which contained 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. Finding: The purpose of the requirement is to limit fence height to what is reasonable and necessary for the use of the property. Excessively high fences can adversely affect the character of the neighborhood. The proposed fence will not adversely affect the character of the neighborhood because it has a decorative appearance and a mostly open surface. This qualifies as a substantial equivalent. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: 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 July 12, 2023 Page 4 of 5 Based on the above findings, staff recommended approval of the exception request. A motion was made by Ms. Young and seconded by Mr. Nick Martin to approve the exception request. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, C. Martin, N. Martin, Young). 4. A public hearing was held on the request of Trico Development for an exception from Development Code Section 25-223(b), parking lot interior landscaping requirements, for property located at 1201, 1207, 1211, 1215, and 1217 South Kingshighway. Mr. Chris Koehler, Koehler Engineering & Land Surveying, Inc., presented the request. He explained that the north half of the property contains self -storage units, and the owner plans to construct additional units on the south half. Due to the site constraints, it is not feasible to provide the minimum parking lot interior landscaping area percentage. The owner has agreed to provide additional plantings along South Kingshighway and along the creek as a substantial equivalent. He noted that the current development has no parking lot interior landscaping areas, so even the reduced amount proposed will be a significant improvement. Chairman Greaser opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A staff report was submitted to the Commission, which contained 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. Finding: The purpose of the requirement is to enhance the appearance of parking lots by including landscaping areas containing at least one type of groundcover and at least one type of plant (tree or shrub). The property contains self -storage units that are being expanded. Providing the minimum 15% parking lot interior landscaping area would hinder the ability to access the units. In exchange for approving a reduced parking lot interior landscaping area percentage, the applicant is proposing to provide enhanced landscaping (plantings) at the front of the property along South Kingshighway and along the creek running through the property. This constitutes a substantial equivalent because these areas will contain more plantings than what is required by the Development Code, and it will enhance the appearance of the property. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: 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, subject to the following condition: POO City of Cape Girardeau Planning & Zoning Commission Meeting Minutes July 12, 2023 Page 5 of 5 1. The final design of the enhanced landscaping shall be subject to approval by the City staff. Said landscaping shall be maintained at all times. A motion was made by Mr. Jackson and seconded by Ms. Young to approve the exception request, subject to the staff -recommended condition. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, C. Martin, N. Martin, Young). OTHER ITEMS AND COMMUNICATION Commission Communication Chairman Greaser announced that Melissa Stickel had resigned from the Commission. Staff Communication Staff had no communication items. Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 7:35 p.m. upon a motion made by Mr. Nick Martin and seconded by Ms. Young. Respectfully submitted, Deborah Young, Secretary