Loading...
HomeMy WebLinkAboutPlanning and Zoning Commission Minutes 05-10-2023 - DraftCITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES D (� May 10, 2023 City Hall — Council Chambers 44 North Lorimier Street Commission Members Present: Scott Blank, Kevin Greaser, Derek Jackson, Nick Martin, Sommer McCauley -Perdue, Melissa Stickel, Sid Whittington, Deborah Young Commission Members Absent: Chris Martin 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 April 12, 2023 meeting were unanimously approved upon a motion made by Mr. Whittington and seconded by Mr. Jackson. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS A public hearing was held on the request of Tenmile Management, LLC for a special use permit for the purposes of constructing, maintaining, and operating a boutique hotel at 603 North Henderson Avenue in the R-4, Medium Density Multifamily Residential District. Mr. Ben Traxel, Tenmile Management, LLC, presented the request. He explained that his company plans to purchase the property from Southeast Missouri State University and convert the historic Himmbelberger House to a boutique hotel containing seven (7) guest rooms. He stated that no exterior changes to the house are proposed; the site changes include adding a parking lot and a dumpster in the rear yard, adding a retaining wall along the north property line, and adding landscaping and bufferyards. Mr. Shrimplin stated that the property is in the Boulevard Local Historic District, so the request will be reviewed by the Historic Preservation Commission on May 17, 2023. 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 special use permit request, subject to the following conditions: 1. Except as provided for herein, the special use authorized by this permit shall comply with all applicable laws and regulations. 2. Except as provided for herein, major modifications to said special use (including, but not limited to, the site plan) shall require the approval of the City Council. 3. This permit shall automatically expire twelve (12) months from the date of issuance if the building permit for said special use has not been issued. If the building permit is City of Cape Girardeau Planning & Zoning Commission Meeting Minutes May 10, 2023 Page 2 of 5 issued within this time frame and later expires due to lack of progress, then this permit shall automatically expire upon the expiration of the building permit. 4. This permit is not transferable without the approval of the City Council. 5. Bufferyards shall be provided along the north and west property lines in accordance with Section 25-224. 6. The final design of the dumpster enclosure, the retaining wall, and the bufferyards (including any privacy fences) shall be subject to approval by the City staff. 7. An exception is granted for reduced parking space and/or aisle dimensions. The final design of the parking lot shall be subject to approval by the City staff. 8. Any exterior changes to the building, and any signs, that are not consistent with the Historic Overlay design criteria and the Boulevard Local Historic District design guidelines shall require a Certificate of Appropriateness from the Historic Preservation Commission. A motion was made by Mr. Nick Martin and seconded by Mr. Blank to recommend approval of the special use permit request, subject to the conditions listed in the staff report. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). 2. A public hearing was held on the request of Innovated Construction, LLC, on behalf of the Islamic Center of Cape Girardeau, for an exception from Development Code Section 25- 161(a), fence height and surface requirements, for property located at 2307 Broadway. No one was in attendance on behalf of the applicant to present the request. Mr. Shrimplin explained that the request is for approval of a six -and -one-half (6.5) foot high black metal picket fence with a stone base and columns in the front yard of the property. The maximum fence height in the front yard of a commercial property is four (4) feet. 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 prevent privacy fences in the front yards of commercial properties. The proposed fence has a mostly open surface and a decorative design. Even though it will exceed the maximum height, it will not appear as a privacy fence. The design will enhance the appearance of the property from the street. This constitutes a substantial equivalent. 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 May 10, 2023 Page 3 of 5 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. Ms. Young noted that the application states the reason for the request is to keep the children safe when playing outdoors. She stated that she felt a four (4) foot high fence would be sufficient to keep the children safe. A motion was made by Mr. Jackson and seconded by Ms. McCauley -Perdue to approve the exception request. The motion passed with a roll call vote of 7 in favor, 1 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington; Nay. Young). SUBDIVISION PLATS 3. The record plat of Hunter's Place Third Subdivision was reviewed by the Commission. Mr. Bo Shantz, the property owner, presented the plat. He explained that the plat splits a lot into two lots; he intends to build a home on one of the lots and list the other one for sale. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Ms. Stickel and seconded by Mr. Nick Martin to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). 4. The record plat of Deer Creek Road Subdivision was reviewed by the Commission. Mr. Matt DeJournett, DeJournett Surveying, presented the plat. He stated that the property is being split in order to sell part of it. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Whittington and seconded by Mr. Jackson to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). 5. The record plat of Veterans Point Subdivision was reviewed by the Commission. Mr. Chris Koehler, Koehler Engineering & Land Surveying, presented the plat. He stated that the plat subdivides a lot to create two (2) new lots. One of the lots will be developed for a Tru by Hilton hotel. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Ms. Stickel and seconded by Mr. Jackson to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). 6. The record plat of Maurer Family Land was reviewed by the Commission. Mr. Chris Koehler, Koehler Engineering & Land Surveying, presented the plat. He stated that the plat portions out a large 94 -acre lot from the Dalhousie property west of Bloomfield Road and south of County Road 208. Mr. Shrimplin noted that the plat contains an exception from the street frontage requirement. In lieu of the lot fronting on a public or private street, a private City of Cape Girardeau Planning & Zoning Commission Meeting Minutes May 10, 2023 Page 4 of 5 access easement will be established to provide legal access between the lot and Bloomfield Road. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Jackson and seconded by Ms. Stickel to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). 7. The record plat of River City Centre First Subdivision was reviewed by the Commission. Mr. Nick Martin recused himself from the discussion and vote due to a business relationship with the property owner. Mr. James Randol, Bowen Engineering & Surveying, presented the plat. He stated that the plat subdivides the West Park Mall lot into three (3) lots. Mr. Shrimplin explained that the mall is zoned PD, Planned Development. However, there is no development plan on file. Staff determined that the C-2, Highway Commercial lot standards should be used, which is why a 25 -foot front yard setback is shown along the right-of-way lines. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Jackson and seconded by Mr. Blank to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 7 in favor, 0 in opposition, and 1 abstaining (Aye: Blank, Greaser, Jackson, McCauley -Perdue, Stickel, Whittington, Young; Abstain: N. Martin). 8. The record plat of Deer Run Estates Phase 2 was reviewed by the Commission. Mr. Marc Mahnke, Strickland Engineering, presented the plat. He stated that the plat creates an additional twenty-eight (28) single-family residential lots. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staff's comments being successfully addressed. A motion was made by Mr. Jackson and seconded by Ms. McCauley -Perdue to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, N. Martin, McCauley -Perdue, Stickel, Whittington, Young). OTHER ITEMS AND COMMUNICATION Commission Communication None of the Commission members had any communication items. Staff Communication Mr. Shrimplin gave the following updates: 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on April 17, 2023: • 1301 North Main Street Rezoning — 2 d & 3rd Readings • Chapter 30 Amendment Regarding R-4, Medium Density Multifamily Residential District — 2nd & 3rd Readings 0 South Side Farms Phase 1 Final Development Plan — 1St Reading POO • South Side Village Record Plat — 1 st Reading The City Council approved the following on May 1, 2023: Adjournment City of Cape Girardeau Planning & Zoning Commission Meeting Minutes May 10, 2023 Page 5 of 5 • South Side Farms Phase 1 Final Development Plan — 2nd & 3 Readings • South Side Village Record Plat — 2nd & 3rd Readings • Chapter 30 Amendment Regarding A-1, Airport District — 1 st Reading • EOC Subdivision Record Plat — 1St Reading • Griffin Farm First Subdivision Vacation — 1St Reading There being no further business, the Commission voted unanimously to adjourn the meeting at 7:30 p.m. upon a motion made by Mr. Jackson and seconded by Ms. McCauley -Perdue. Respectfully submitted, Deborah Young, Secretary