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P&Z.Agenda.07-12-2023.Packet
CITY of CAPE GIRARDEAU Derek Jackson Nick Martin Melissa Stickel Call to Order. PLANNING &. ZONING COMMISSION AGENDA PLANNING & ZONING COMMISSION WEDNESDAY, JULY 12, 2023 7:00p.m. City Hall, 44 North Lorimier Street Council Chambers Kevin Greaser, Chairman Scott Blank, Vice Chairman Deborah Young, Secretary Chris Martin Sommer McCauley-Perdue Sid Whittington Approval of minutes of the June 14, 2023 meeting. Appearances regarding items not on the agenda. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. Public hearing 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). ACTION TAKEN: __ Recommended Approval __ Recommended Denial Tabled 2. Public hearing on proposed zoning of property located at 2797 Benton Hill Road as R-1, Single- Family Suburban Residential District upon annexation. ACTION TAKEN: Recommended R-1 __ Recommended Other Zoning Tabled 3. 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, located at the southeast corner of South West End Boulevard and Walnut Street. ACTION TAKEN: __ Approved (in substantial conformity) __ Recommended Approval (not in substantial conformity) __ Recommended Denial (not in substantial conformity) Tabled 4. Public hearing 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. ACTION TAKEN: __ Approved __ Approved with Conditions Denied Tabled 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org Page I of2 CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION 5. Public hearing 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. ACTION TAKEN: __ Approved __ Approved with Conditions Denied Tabled OTHER ITEMS AND COMMUNICATION Commission Communication. Staff Communication. • Update on items from previous Commission meetings going on to City Council. Adjournment. ****************** The Planning & Zoning Commission of the City of Cape Girardeau, Missouri, may, as a part of a regular meeting or a special meeting, hold a closed session in the Council Chambers to discuss legal actions, causes of legal action or litigation, leasing, purchasing or sale ofreal estate, or confidential or privileged communication with its attorneys, pursuant to RSMo. Sections 610.021 (1) and 610.021 (2). * * * * * * * * * * * * * * * * * * NOTE: Public hearings on rezoning and special use permit requests recommended for approval by the Planning & Zoning Commission tonight will be held at the City Council meeting on Monday, August 7, 2023. Rezoning and special use permit requests recommended for denial tonight will be referred to the City Council at its meeting on Monday, July 17, 2023. Subdivision plats recommended for approval or denial by the Planning & Zoning Commission tonight will be presented to the City Council at its meeting on Monday, July 17, 2023, unless there are outstanding staff review comments. Development Code exception requests are decided by the Planning & Zoning Commission. They do not go on to the City Council. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org Page 2 o/2 CITY of CAPE GIRARDEAU PLANNING St ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES June 14, 2023 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Scott Blank, Kevin Greaser, Derek Jackson, Chris Martin, Nick Martin, Sommer McCauley-Perdue, Melissa Stickel, Sid Whittington, Deborah Young Commission Members Absent: None Staff Present: Carol Peters, Trevor Pulley, Ryan Shrimplin Call to Order Chairman Greaser called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the May 10, 2023 meeting were unanimously approved upon a motion made by Mr. Jackson and seconded by Mr. Blank. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of Trice Development to rezone property located at 1201, 1207, 1211, 1215, and 1217 South Kingshighway from M-2 (Heavy Manufacturing/Industrial District) to M-1 (Light Manufacturing/Industrial District). Mr. Chris Koehler, Koehler Engineering & Land Surveying, presented the request. He explained that the property currently has some self-storage units, which are a nonconforming use under the current M-2 zoning. His client would like to construct additional units, but the property must be rezoned in order to do so. Self-storage units are a permitted use in the M-1 district. 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. Whittington and seconded by Mr. Nick Martin to recommend approval of the rezoning request. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and O abstaining (Aye: Blank, Greaser, Jackson, C. Martin, N. Martin, McCauley-Perdue, Stickel, Whittington, Young). 2. A public hearing was held on the request of Springfield Sign on behalf of CWC-RE Holdings, LLC for an exception from Development Code Section 25-137(b), freestanding signs, and Section 25-1370), directional signs, for property located at 433 Cape West Crossings. Mr. Scott Rhodes, CWC-RE Holdings, LLC, presented the request. He explained that the exception is to allow a freestanding sign that exceeds the maximum height and area. He noted that the proposed sign is similar in height and area to other existing signs along Interstate 55. The exception is also to allow two directional signs that exceed the maximum area. The property is allowed a second freestanding sign, along Cape West Crossings. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes June 14, 2023 Page 2 of 4 CWC-RE Holdings, LLC has agreed to a reduced maximum height and area for this sign in exchange for approval of the proposed signs. 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: Based on the applicable code requirements, the property is allowed two freestanding signs: one along Interstate 55 and one along Cape West Crossings. The latter, which is not proposed at this time, is allowed to have an area of 150 square feet and a height of 35 feet. The applicant is proposing to transfer a portion of the allowable area and height from the Cape West Crossings sign to the Interstate 55 sign and the directional signs. In other words, the applicant is agreeing to lower the maximum area and height of the Cape West Crossings sign by the amounts needed for the other signs. This constitutes a substantial equivalent because the aggregate allowable sign area and height for all of the signs are not increased. 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: 1. The maximum area and height for the Cape West Crossings freestanding sign shall be adjusted as follows: the maximum area shall be 72.31 square feet and the maximum height shall be 20 feet. · A motion was made by Mr. Blank and seconded by Ms. McCauley-Perdue to approve the exception request. The motion passed with a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining (Aye: Blank, Greaser, Jackson, C. Martin, N. Martin, McCauley-Perdue, Stickel, Whittington, Young). SUBDIVISION PLATS 3. The record plat of Cape West 19th Subdivision was reviewed by the Commission. Mr. Greaser recused himself from the discussion and vote for business reasons. Ms. Adrienne Henry, Drury Southwest, Inc., presented the plat. She stated that the plat combines two (2) parcels. In response to a question by Mr. Chris Martin, Ms. Henry stated that there are no plans to develop the property at this time. A motion was made by Ms. Stickel and seconded by Mr. Chris Martin to recommend approval of the record plat. The motion passed with a roll City of Cape Girardeau Planning & Zoning Commission Meeting Minutes June 14, 2023 Page 3 of 4 call vote of 8 in favor, 0 in opposition, and 1 abstaining (Aye: Blank, Jackson, C. Martin, N. Martin, McCauley-Perdue, Stickel, Whittington, Young; Abstain: Greaser). OTHER ITEMS AND COMMUNICATION Chapter 30 Amendment Regarding Off-Street Parking Regulations 4. Mr. Shrimplin presented a proposed amendment to the off-street parking regulations in the Development Code (Chapter 25 of the City's Code of Ordinances). He stated that the amendment adds a parking requirement for multifamily dwellings for senior citizens (age- restricted). Staff was asked by a developer of senior housing facilities to consider establishing a separate requirement because multifamily dwellings restricted to senior citizens generate a lower parking demand than regular multifamily dwellings. Upon research, staff determined that a ratio of 1.25 spaces for each dwelling unit is appropriate because it provides one space per unit plus additional spaces for guests, management, etc. The amendment also adds a provision requiring a calculation resulting in a fractional number or decimal equivalent to be rounded up to the nearest whole number. A motion was made by Mr. Jackson and seconded by Ms. Stickel to recommend approval of the amendment as proposed. The motion passed unanimously. 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 May 15, 2023: • Chapter 30 Amendment Regarding A-1, Airport District -2nd & 3rd Readings • EOC Subdivision Record Plat -2nd & 3rd Readings • Griffin Farm First Subdivision Vacation - 2 nd & 3rd Readings The City Council approved the following on June 5, 2023: • 603 North Henderson Avenue Special Use Permit - 1 st Reading • Hunter's Place Third Subdivision Record Plat -1st Reading • Deer Creek Road Subdivision Record Plat -1st Reading • Veterans Point Subdivision Record Plat -1st Reading • Baldwin Creek Subdivision Record Plat - 1 st Reading At the request of Chairman Greaser, Mr. Pulley gave an update on the West End Boulevard Transportation Trust Fund (TTF) project. He stated that the project is moving along and that construction should be completed by August or September. Adjournment City of Cape Girardeau Planning & Zoning Commission Meeting Minutes June 14, 2023 Page 4 of 4 There being no further business, the Commission voted unanimously to adjourn the meeting at 7:15 p.m. upon a motion made by Ms. Stickel and seconded by Mr. Jackson. Respectfully submitted, Deborah Young, Secretary Planning & Zoning Commission APPLICATION FOR: ADDRESS OF PROPERTY: PROPERTY OWNER: APPLICANT/ REPRESENTATIVE: CURRENT ZONING: REQUESTED ZONING: REZONING 97 North Kingshighway GEN3 Investments, LLC Chris Wheeler M-1 (Light Manufacturing/Industrial) C-2 (Highway Commercial) CITY of CAPE GIRARDEAU STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner cJ28 MEETING DATE: July 12, 2023 COMMUNITY DEVELOPMENT SUBJECT: Rezoning Request for Property at 97 North Kingshighway A rezoning application has been submitted for the property at 97 North Kingshighway. The applicant is requesting that the property be rezoned from M-1 (Light Manufacturing/Industrial District) to C-2 (Highway Commercial District). The immediately surrounding properties are zoned C-2 (Highway Commercial District) to the south and east, and M-1 (Light Manufacturing/Industrial District) to the north and west. This area is characterized by commercial and light industrial uses. The Cape Vision 2040 Comprehensive Plan's Future Land Use Map shows the subject property as Regional Commercial. In considering a rezoning request, the Planning and Zoning Commission and the City Council must determine if the proposed zoning district is reasonable and in reasonable conformity with the existing uses and value of the immediately surrounding properties. The subject property contains a retail strip center and is located in a commercial corridor. A majority of the properties in the corridor are zoned C-2. Rezoning the subject property to C-2 would allow the types of uses typically found in a retail strip center, which is not the case with the current M-1 zoning. It is for these reasons that the proposed zoning district is reasonable and in reasonable conformity with the existing uses and value of the immediately surrounding properties. Based on the above findings, staff recommends approval of the rezoning request. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org • C2 190 Rezoning Request -97 North Kingshighway • 190 Requested rezoning from M-1 (Light Manufacturing/Industrial District) to C-2 (Highway Commercial District) Future Land Use Recommendation: Regional Commercial 2350 • 2350 • 11 • C2 • 97 9j 97 M1 • 97 97 97 97 • • •,t,•9,• C2 2126 • i CITVOjCAPE D Property to be Rezoned Parcels GIRARDEAU Zoning District Crea ted by: Community Development r---... _______ J,; Caro l Peters I May 31 , 2023 Rezoning Request .. 97 North Kingshighway Requested rezoning from M-1 ------to C-2 (High 190 • 190 • 2350 • C: .:.J O> e Reco C: 'fl-"---.lfl / • E Cl) .:.J z 11 • CITYOjCAPE G I RARDEAU 97 9j97 • 97 97 97 97 • • •,Jr •s,• Created by: Community Development r--.....-------1.1 Carol Peters I May 31 , 2023 2200 • D Property to be Rezoned [=1 Parce ls Future Land Use Light Indu strial CJ Local Commercial CJ Regional Commercial Suburban Mixed Use REZONING/ SPECIAL USE PERMIT APPLICATION CITY of CAPE GIRARDEAU COMMUNI TY DEVE LO PMENT DE PARTMENT, 44 NORTH LO R IMI ER STRE ET , CAP E GIRARD EAU, MO 63701 (573) 339-6327 Property Address/Location 97 N KINGSHIGHWAY ST , CAPE GIRARDEAU , MO 6370 1 Appl icant Prope rty Owne r of Reco rd !I Same as Appl ican t CH RIS W HEE LER Mailing Address I City , State , Zip 97 N KINGSHIGHWAY ST STE 9 CAPE GIRARDEAU , MO 63701 Telephone I Email 573 -450-3998 . MICPROPERTYMANAGER@GMAIL.COM Contact Person CH R IS WH EE LER Mailing Address I City , State, Zip Telephone I Email (Attach additional owners information, if necessary) Type of Reques t Proposed Spe ci al Use (Specia l Use Perm it requests on ly) 8 Rezon ing Spe ci al Use Permit Both Ex ist ing Zoning Distr ict Proposed Zoning Distr ict (Rezoning requests only) M-1 , Light Manufacturing /Industrial District [:] C-2, Highway Commercial Di strict G Lega l descr ipt ion of property to be rezoned and /or upon wh ich the specia l use is to be conducted See att ache d. Descr ibe the pr oposed use of the property. Mixed use co mm ercial lease space . Appli cation continues on next page O FF IC E USE ONLY Date Received & By '£/-1 I {2 e.:f) File# 14 5'] MUNIS Applic ation # ( '.? 1tJ '1 MUNIS Permit# _____ _ Application Fee Received$ j 3 5 I 024 D Credit Card D Cash Planning & Zoning Commission Recommendation _____ Date ____ _ City Counci l Final Action _____ Date ____ _ Revised 07 /01 /22 Special Use Criteria (Special Use Permit requests only) Explain how the special use permit request meets the criteria below. Attach additional sheets, if necessary. 1) The proposed special use will not substantially increase traffic hazards or congestion. 2) The proposed special use will not substantially increase fire hazards. 3) The proposed special use will not adversely affect the character of the neighborhood. 4) The proposed special use will not adversely affect the general welfare of the community. 5) The proposed special use will not overtax public utilities. In addition to this completed application form, the following items must be submitted: _ Base Application fee -$135.00 payable to City of Cape Girardeau ADDITIONAL ITEMS REQUIRED _ Planned Development rezoning only -Additional $80 payable to City of Cape Girardeau _ List of adjacent property owners (see Instructions for requirements) See Instructions for more information. CERTIFICATIONS _ One (1) set of mailing envelopes, stamped and addressed to adjacent property owners OR $2.60 per adjacent property owner, if stamped envelopes are not submitted _ One (1) full size copy of a plat or survey of the property, if available _ One (1) full size set of plans, drawn to an appropriate scale, depicting existing features to be removed, existing features to remain, and all proposed features such as: buildings and structures, paved areas, curbing, driveways, parking stalls, trash enclosures, fences, retaining walls, light poles, detention basins, landscaping areas, freestanding signs, etc. (Planned Development rezonings and Special Use Permits only) One (1) set of Planned Development documents (Planned Development rezonings only) The undersigned hereby certifies that: 1) They are the Property Owner(s) of Record for the property described in this application; 2) They acknowledge that the special use permit, if approved, will become null and void if the use for which the permit was granted does not commence within twelve (12) months of the approval date, unless an extension has been granted; and 3) The acknowledge that they are responsible for ensuring that all required licenses and permits are obtained prior to co r work on the property. < . ;-~lfif '5\~o\~:) Property Owner of Record Signature and Printed Name Date (Provide additional owners signatures and printed names in the space below, if applicable) The undersigned hereby certifies that they are an agent duly authorized by the Property Owner(s) of Record to file this application on their behalf, and that the Property Owner(s) of Record hereby agree to the above certifications. Applicant Signature and Printed Name Date Revised 07 /01/22 97 N Kingshighway, Cape Girardeau, MO That part of Lots No. 4 and 5 ofR.L. Sturdivant's Subdivision ofOutlot No. 81 in U.S.P. Survey No. 2199, City and County of Cape Girardeau, State of Missouri, described as follows: Commence at the intersection of the East line of Leming Lane, and the North line of Independence Street (fom1erly Missouri State Route "K"), marked by a½" iron pin, the Place of Beginning, thence South 82°12'55" East, with the North line of said Independence Street, 297.70 feet, to a point on the West line of U.S. Route 61, marked by a right of way marker, thence with said West line, North 48°38'34" East, 67.03 feet, to a right of way marker, thence in a Northwesterly direction, with the arc of a curve to the left, having a radius of 598.92 feet, a distance of 110.01 feet (the chord of said arc bears North 00°51 '08" West, 109.85 feet), thence North 6°13'55" West, 165.30 feet, thence leaving the West right of way line of U.S. Route 61, North 80°32'33" West, 96.40 feet, thence North 50°12'01" West, 3.44 feet, thence North 80°50'24" West, 104.63 feet, thence South 53°08'06" West, 25.00 feet; thence North 86°51 '54" West, 10.00 feet, to the Northeast comer of The United Oil Warehouse; thence with the East building line of said warehouse, South 3°08'06" West, 100.00 feet to the Southeast corner of said warehouse, thence with the South building line of said warehouse and said South line extended, North 86°51 '54" West, 98.16 feet, to the East line of Leming Lane, thence with said East line, South 2°54' West, 197.14 feet, to the Place of Beginning and containing 2.162 acres, more or less. LESS AND EXCEPT Lots 1 and 2 as described in Record of Plat of Kingshighway Subdivision, recorded on 12/12/2019 in the Land Records of Cape Girardeau County, State of Missouri, at Document No. 2019-12402. 101 A N. Kingshighway, Cape Girardeau, MO 101 RN. Kingshighway, Cape Girardeau, MO TRACT ONE: That part of Lots 4 and 5 of R. Sturdivant's Subdivision of Outlot Numbers 58, 59, and 81, and part of 60, in U.S.P.S. Survey Number 2199 as recorded in Plat Book 2 at Page 61 in the Land Records of Cape Girardeau County, Missouri, all in Townships 30 and 31 North, Range 13 East of the Fifth Principal Meridian, in the City and County of Cape Girardeau, State of Missouri, more particularly described as follows: Begin at the Northeast Corner of Lot l of Kingshighway Subdivision as recorded in Document Number 2019-12402 in the Land Records of said County; thence North 83°09'02" West, 197.67 feet; thence North 01 °07'23" East, 78.58 feet; thence North 82°26'32'' East, 179.55 feet to a point on the West right of way line of Nmth Kingshighway; thence with said right of way line, South 07°34'31" East, 126.89 feet to the Point of Beginning, and containing 0.44 acres, more or less, being subject to any easements of record. TRACT TWO: That part of Lots 4 and 5 of R. Sturdivant's Subdivision of Outlot Numbers 58, 59, and 81, and part of 60, in U.S.P.S. Survey Number 2199 as recorded in Plat Book 2 at Page 61 in the Land Records of Cape Girardeau County, Missouri, and all of Lot 2 of Kingshighway Subdivision as recorded in Document Number 2019-12402 of said Land Records, all in Townships 30 and 31 North, Range 13 East of the Fifth Principal Meridian, in the City and County of Cape Girardeau, State of Missouri, more particularly described as follows: Commence at the Northeast Corner of Lot 1 of Kingshighway Subdivision as recorded in Document Number 2019-12402 in the Land Records of said County; thence North 83°09'02" West, 156.87 feet along the North Line of said Subdivision to the Point of Beginning; thence leaving said North Line, South 06°51 '24" West, 71.25 feet along the East Line of Lot 2 of said Subdivision; thence North 82°11 '00" West, 1.20 feet; thence South 51 °42'08" West, 34.15 feet; thence North 88°17'52" West, 10.00 feet; thence South 01 °42'08" West, 100.09 feet to a Point on the South Line of Lot 2 of said Kingshighway Subdivision; thence along said South Line, North 88°18'06" West, 98.23 feet to a point on the East Line of North Leming Lane; thence along said East Line, North 01°33'24" East, 205.73 feet; thence North 06°27'46" East, 263.80 feet; thence leaving said East Line, North 87°26'51" East, 51.85 feet; thence South 06°13'28" East, 199.25 feet; thence South 01 °07'23" West, 78.58 feet; thence South 83°09'02" East, 40.80 feet to the Point of Beginning, and containing 1.03 acres, more or less, being subject to any easements of record. CROSS ROADS PLA7A 21 OF 76 I ON-POINT PRO P ERTY ADVI SO RS J rP _.$. o.~ p cu O ,_ :'? £ u t;:. Property Property Mailing Address City State Zipcode Name Address Walgreens 1 s Kingshighway l'o 115q Deerfield IL 60015 SE Health 2126Independence i1tlo lnd.epenJen MO 63701 Point Fitness St B Arby's 2134 Independence 12.0~ mb -· t.w-J,h'lls Nl° St Aldi 2145Independence :l. rush-ti--11)( St 1 N Kingshighway 101 N Kingshighway Cape Girardeau MO 63701 11 S Kingshighway 1800 Overcenter Dr Moberly MO 65270 ~nishw Cape Girardeau MO 63701 Planning & Zoning Commission APPLICATION FOR: ADDRESS OF PROPERTY: PROPERTY OWNER: APPLICANT/ REPRESENTATIVE: CURRENT ZONING: REQUESTED ZONING: ZONING UPON ANNEXATION 2797 Benton Hill Road David A. & Holly E. Jones NIA R-1 (Single-family Suburban Residential) CITY of CAPE GIRARDEAU STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner tJ!S MEETING DATE: July 12, 2023 COMMUNITY DEVELOPMENT SUBJECT: Zoning of Property to be Annexed -2797 Benton Hill Road On June 20, 2023, the City Council acknowledged receipt of an annexation petition for the property at 2797 Benton Hill Road. As part of the annexation process, the Planning and Zoning Commission is charged with making a recommendation to the City Council regarding how the property should be zoned. The ad]acent properties to the northeast, west, and southwest are zoned R-1 (Single- Family Suburban Residential District). The other adjacent properties are outside the city limits and are not zoned. This area is characterized by single-family residential uses. The Cape Vision 2040 Comprehensive Plan's Future Land Use Map shows the subject property as Low Density Residential. In considering a zoning district for a property to be annexed, the Planning and Zoning Commission and the City Council must determine if the proposed zoning district is reasonable and in reasonable conformity with the existing uses and value of the immediately surrounding properties. The subject property is adjacent to several single- family residences and across the street from a single-family residential subdivision. All of the adjacent properties in the city limits are zoned R-1. It is for these reasons that the proposed zoning district is reasonable and in reasonable conformity with the existing uses and value of the immediately surrounding properties. Based on the above findings, staff recommends zoning the property as R-1 (Single- Family Suburban Residential District) upon annexation. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org s 2703 • 75 150 Zoning Recommendation for Property to be Annexed ended Zo R-1 (Single-family Suburban R re Land Use Recommend · CITYOjCAPE G I RARDEAU Created by: Community Development Carol Peters Jun e 12, 2023 R1 259 • c:::::J Area to be annexed Cape City Limits D Parcels Zoning District R1 Planning & Zoning Commission APPLICATION FOR: LOCATION OF PROPERTY: PROPERTY OWNER: APPLICANT/ REPRESENTATIVE: REQUESTED ZONING: REQUESTED SPECIAL USE: Final Development Plan (Planned Development District) South Side Farms -Phase 2 South West End Boulevard south of Shawnee Parkway and along Walnut Street and Beaudean Lane Saint Francis Foundation Real Estate, LLC Chris Koehler Koehler Engineering & Land Surveying, Inc. CITY of CAPE GIRARDEAU STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner Cf?.f3 MEETING DATE: July 12, 2023 SUBJECT: South Side Farms Phase 2 Final Development Plan COMMUNITY DEVELOPMENT An application has been submitted for approval of the final development plan of South Side Farms Phase 2, located at the southeast corner of South West End Boulevard and Walnut Street and zoned PD (Planned Development District). The City Council approved the amended preliminary development plan of South Side Farms on April 18, 2022. The Phase 2 final development plan proposes an urban farm consisting of row crops, perennial crops, fruit tree guilds, a woodland flower garden, greenhouses, a bee apiary, a barn, a shed, a deck, an aquaculture drain pond, an irrigation well, a restaurant/meeting/market building, an outdoor seating area, and a paved off-street parking lot containing 25 spaces. A five-foot,wide mowed walking path is proposed around and within the site. An eight-foot high chain link fence is proposed around the row crops and the aquaculture drain pond. The fence is intended to keep deer out. The only street access proposed is the parking lot driveway on Walnut Street. The site has access to water mains along South West End Boulevard and Walnut Street. The nearest sanitary sewer main is along the creek at the east end of the site. A sanitary sewer main extension is proposed. Refer to the application materials for more information. Section 30-71 (t)(2) of the Zoning Code contains the following criteria for determining if a final development plan is in substantial conformity with the approved preliminary development plan: (2) Substantial conformity defined. A final development plan shall be deemed not to be in substantial conformity with an approved preliminary development plan if it: a. Increases by more than five percent from the maximum density approved in the preliminary development plan. b. Increases by more than five percent the maximum floor area to be devoted to any nonresidential use. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT c. Increases the height of buildings by more than five percent. d. Decreases by more than five percent the area approved for public and private open space, or changes the general location of such areas. e. Relocates approved circulation patterns to any extent that would decrease the ability of such patterns to function efficiently, adversely affect their relation to surrounding lands and circulation patterns, or would reduce their effectiveness as buffers or amenities. f. Significantly alters the arrangement of land uses within the planned development. g. Violates any provision of the codes and ordinances applicable to the proposed planned development. h. Departs from the preliminary development plan in any other manner which the Planning and Zoning Commission or City Council shall, based on stated findings and conclusions, find to materially alter the plan or concept for the proposed planned development. Staff has reviewed the final development plan and determined that it is in substantial conformity with the approved amended preliminary development plan. Two Development Code exceptions are being requested as part of the final development plan approval. The first exception is for the number of off-street parking spaces. The Code requires 28 spaces; the plan proposes 25 spaces. Staff supports this exception because the urban farm is intended to serve the surrounding neighborhood, which has an extensive network of public sidewalks. It is reasonable to assume that some of the farm workers and/or guests will walk to and from the site, thus reducing the parking demand. The second exception is for the height of the fence. The Code limits the fence to five or six feet, depending on the yard. The proposed fence is eight feet high. Staff supports this exception conditioned upon the fence having a decorative finish, such as paint or vinyl coating, with the final design subject to approval by staff. The attached staff review letter was sent to the applicant. At the time of this report, a corrected final development plan has not been received. Based on the above findings, staff recommends that the Planning & Zoning Commission approve the final development plan, subject to staff's comments being successfully addressed. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU June 29, 2023 Via email to: ckoeh ler@koehlereng ineeri ng. com Mr. Chris Koehler Koehler Engineering & Land Surveying 194 Coker Lane Cape Girardeau, MO 63701 RE: South Side Farms Phase 2 Final Development Plan Dear Mr. Koehler: COMMUNITY DEVELOPMENT City staff has completed its review of the above plan. During the review , the following items were found which need correction or attention: General 1. Where will the chickens and goats be kept? Will there be an outdoor grazing area? If so, will it be fenced? 2. Contact Andrew Maurer, Stormwater Coordinator, at (573) 339-6327 to discuss the aquaculture drain pond, the bee apiary, and the creek buffer. Narrative 3. Cover sheet -Revise the first part of the title to read as follows: FINAL DEVELOPMENT PLAN (PHASE 2) PLANNED DEVELOPMENT DISTRICT 4. Pages 2 through 5 -Check the section headers . Some are in bold and some are not. Some end with a colon and some do not. Make them all consistent. 5. Page 2 -The Applicant section is missing a number (1.). 6. Page 2, Section 3 -In the legal description, second paragraph, third line, the bearing has a dash instead of a degrees symbol. 7. Page 3, Section 4 -Change "Southside" to "South Side". 8. Page 3, Section 5 -The Phase 2 area consists of multiple parcels. Verify that none of the principal or accessory structures will cross a parcel line. If any structure will cross a parcel line and cannot be moved, then a record plat or a boundary adjustment plat may be necessary. 44 North Lorimier Street Cape Girardeau , MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 9. Page 3, Section 6.1, Item C -Change "Restaurant / Patio Area:" to "Restaurant / Meeting / Market Building & Outdoor Seating Area :" 10. Page 3, Section 6 .1, Item F -The Agriculture Buildings Exhibit Items list contains an error (the first number in the list is 12 ; it should be 1 ). 11 . Page 3, Section 6.1 -Revise the last sentence to read: "There will be no dwelling units in this phase ". 12 . Page 3, Section 6.2 -Revise the header to read : "OFF-STREET PARKING AND LOADING:". Explain how deliveries and shipments will be handled. What is the largest truck size anticipated? Will trailers be used? How will trucks and trailers circulate on the site? 13 . Page 3, Section 6.2 -28 off-street parking spaces are required, based on the proposed number of restaurants seats and employees on the largest shift. Revise the end of the second paragraph to read as follows: Based on the current Cape Girardeau Code Section 25-47, this would require 28 parking spaces . As most of the staff is expected to be local and walk to work, the PD provides a total of 25 spaces. An exception for a reduced number of parking spaces is requested as part of the Phase 2 Final Development Plan . A future phase of the PD located north of Walnut Street may provide overflow parking as well. 14. Page 3, Section 6.2 -Revise the third paragraph to read: "Access to the restaurant / meeting I market building will be along the mowed paths from the parking area, or along the paved sidewalks on Walnut Street and South West End Boulevard ." 15 . Page 4, Section 6.2 -Remove the last paragraph (i.e ., the paragraph at the top of the page). 16 . Page 4, Section 7 -A street landscaping strip is required if any portion of the parking area is within 20 feet of a public street right-of-way. Refer to Section 25-223(a). If this applies to the final development plan, address it in this section. Additionally, if any portion of the riparian corridor will be preserved , add a statement to this effect. 17 . Page 4, Section 7 -Change "woodland flow gardens" to "a woodland flower garden ". 18. Page 4, Sections 9 through 15 -A section number was skipped. Renumber as 8 through 14. 19. Page 4, Section 8 -Change "There will be no public use spaces within this phase of the final PD, however" to "There will be no dedicated public open spaces or service facilities in this phase , howeve r". 20. Page 4, Section 8 -Change "Southside Farm" to "South Side Farms ". 21 . Page 4, Section 9 -Change "RESTRICTIVE CONVENANCES" to "RESTRICTIVE COVENANTS". 44 North Lorimier Street Cape Girardeau , MO 63701 (573) 339 -6327 cityofcape .org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 22. Page 4, Section 9 -Revise the sentence to read: "There are no restrictive covenants planned for this phase ." 23. Page 4, Section 1 O -Change "This Final Phase of the Planned Development will not require" to "This phase will not require". 24. Page 4, Section 10 -Change "restaurant / Ballpark Village" to "restaurant I meeting / market building ". 25. Page 4, Section 11. -Decapitalize "Nature" and change "Phase 1 Final Development Plan" to "Phase 2 Final Development Plan". 26. Page 4, Section 12 -Change "EASEMENTS AND RESTRICTIVE CONVENANCES (RECORDING)" to "RECORDING OF EASEMENTS AND RESTRICTIVE COVENANTS". 27. Page 4, Section 12 -Revise the sentence to read: "As stated previously, there are no restrictive covenants planned for this phase . The easement for the sewer main extension will be executed and recorded upon acceptance of the main by the City." 28. Page 4, Section 13 -Contact Drew St. John, Fire Marshal, at (573) 339-6330 to discuss firefighting pre-planning for this phase. Then revise this section accordingly. Please note that a majority of the site (including all of the crops, gardens, trees, and other vegetation) is combustible. 29. Page 4, Section 14 -Revise this section to read as follows: 14. FENCING An 8-foot high chain link fence with gates is proposed around the row crops and the aquaculture drain pond as shown on the accompanying exhibit. This is necessary to prevent deer from entering these areas . Cape Girardeau Code Section 25-161 limits fences for agricultural uses to 5 or 6 feet, depending on the yard. An exception for additional fence height is requested as part of the Phase 2 Final Development Plan . Please note that staff supports this exception conditioned upon the fence having a decorative finish, such as paint or vinyl coating, with the final design subject to approval by staff. 30. Page 5 -Add "development" after "final" and capitalize "planning and zoning commission" and "city council". Exhibit 31. Revise the title block to read: "PHASE 2 FINAL DEVELOPMENT PLAN EXHIBIT FOR SOUTH SIDE FARMS " 32. Change "DEVELOPMENT DESCRIPTION" to "LEGAL DESCRIPTION". 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 33. In the legal description, second paragraph, third line, the bearing has a dash instead of a degrees symbol. 34. Change the SW END BLVD. label to read: "SOUTH WEST END BOULEVARD". 35. The street name labels are difficult to read. Make the font darker. 36. Change "PROPOSED LEGEND" to "SYMBOLS LEGEND". 37. The background of the Symbols Legend header prints black, making it impossible to read . Change the background to white or a very light grey. 38. The symbol labeled in the Symbols Legend as PD PARCEL PROPERTY LINE is also used to represent right-of-way lines. Revise the Symbols Legend to include all symbols used in the drawing (right-of-way line, centerline, existing water main, existing sanitary sewer main, etc.). Make each symbol unique. Change the label for the PD parcel property line to read: "PHASE 2 SITE BOUNDARY". It is recommended that this symbol be changed to a bright color so it is more visible on top of the aerial image. 39. In the Symbols Legend, add "MAIN" after "PROPOSED 8" SANITARY SEWER". 40. In the Development Use Key section, remove "PROPOSED" wherever it appears. It is understood that everything in this section is proposed. 41. In the Development Use Key section, change "(SEE USE KEY)" to "(SEE KEYED NOTES)". 42. In the Use Key section, change "USE KEY" to "KEYED NOTES". 43. In the Keyed Notes section, change "RESTAURANT" to "RESTAURANT / MEETING / MARKET BUILDING ". 44. In the Keyed Notes section, revise Keyed Note 12 to read: "8" PVC SANITARY SEWER MAIN EXTENSION". Do not include "PROPOSED". 45. In the Keyed Notes section, Keyed Note 13, remove "PROPOSED". 46 . In the Keyed Notes section, the last Keyed Note is numbered incorrectly. It should be 14. 47. Show a 25-foot building setback along each right-of-way line . 48. The maximum driveway width for this use type is 30 feet. Indicate the width of the driveway. 49. The proposed sanitary sewer main extension runs underneath the aquaculture drain pond and its fence. Move the main so it is at least 10 feet away from the pond and fence . 50. Remove the mid-block crossing. Staff does not support it. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT Please make the necessary corrections and email PDF files of the corrected final development plan to cityplanning@cityofcape.org by July 10, 2023. Once the PDF files are received, City staff will review them to verify that the comments have been successfully addressed. If the PDF files are not received by July 10, 2023, then the Planning and Zoning Commission may postpone taking action on the final development plan or approve/recommend approval, subject to staff's comments being successfully addressed. Should you have any questions or wish to discuss any of the comments, please contact me. Sincerely, Ryan Shrimplin, AICP City Planner CC: Jimmy Wilferth, Saint Francis Foundation (jwi lferth@sfmc.net) Rachael Koehler, Koehler Engineering & Land Surveying (rkoehler@koehlerengineering.com ) Carrie Bumpus, Koehler Engineering & Land Surveying (cbumpus@koehlerengineering.com ) 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org South Side Farms Planned Development -Phase 2 Final Development Plan (,,.--,,~ CITY of CAPE '-,_ .·' G I R A R D E A U Created by : Commun ity Development • Caro l Peters June 23 , 2023 c::::J Final Dev. Plan -Phase 2 C] Final Dev. Plan -Phase 1 D Parcels REZONING/ SPECIAL USE PERMIT APPLICATION CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT, 44 N LORIMIER ST, CAPE GIRARDEAU , MO 63701 (573) 339-6327 Property Address/Location,, 900 S West End Blvd. --.)ClLlfh SidEt. ~~V""M Applicant Koehler Engineering and Land Surveying Inc Property Owner of Record (if other than Applicant) St. Francis Foundation Real Estate Mailing Address 194 Coker Ln. City, State, Zip Mailing Address Cape Girardeau MO 63701 211 Saint Francis. Dr. City, State, Zip Cape Girardeau Mo 63703 Email Telephone 573-335-3026 Email ckoehler@koehlerengineering.c Telephone 573-331-5124 jwi lferth@sfmc.net Contact Person (If Applicant is a Business or Organization) Chris Koehler PE (Attach additional owners information, if necessary) Type of Request 'hnal Develcy,ment Pl;i..n C:l Rezoning Special Use Permit Both Proposed Zoning District (Rezoning requests only) Legal description of property to be re oned and/or upon which the special use is to be conducted See Attached Describe the proposed use of the property. Farming -Aquaculture -Perennial Crops -Greenhouse -Fru it Trees OFFICE USE ONLY Application continues on next page Date Received & By-~~• _-_/_~_-_2.~2~--File# \169 MUNIS Application# Application Fee Received $ 2 15 -'1~425" Credit Card Cash l4D# MUNIS Permit# ____ _ Planning & Zoning Commission Recommendation _____ Date ____ _ City Council Final Action _____ Date ____ _ Revis ed 12/21/2021 Special Use Criteria (Special Use Permit requests only) Explain how the special use permit request meets the criteria below. Attach additional sheets, if necessary. 1) The proposed special use will not substantially increase traffic hazards or congestion. See Traffic Discussion in Preliminary PD Document 2) The proposed special use will not substantially increase fire hazards. Structures and infrastructure will be built in accordance with current fire codes, and should not sub. increase fire hazards. 3) The proposed special use will not adversely affect the character of the neighborhood. The character of the neighborhood should dramatically improve with the introduction of this Planned Development. 4) The proposed special use will not adversely affect the general welfare of the community. The general welfare of the community should improve as a result of this Planned Development. 5) The proposed special use will not overtax public utilities. Based upon a review of the utilities with Cape Gir. Public Works Dept. Staff, existing infrastructure will not be overtaxed. ADDITIONAL ITEMS REQUIRED See Instructions for more information. CERTIFICATIONS In addition to this completed application form, the following items must be submitted: _ Application fee ($135.00 payable to City of Cape Girardeau + additional $80 for Planned Development rezonings) _ List of adjacent property owners (see Instructions for requirements) _ One (1) set of mailing envelopes, stamped and addressed to adjacent property owners _ One (1) full size copy of a plat or survey of the property, if available _ One (1) full size set of plans, drawn to an appropriate scale, depicting existing features to be removed, existing features to remain, and all proposed features such as: buildings and structures, paved areas, curbing, driveways, parking stalls, trash enclosures, fences, retaining walls, light poles, detention basins, landscaping areas, freestanding signs, etc. (Planned Development rezonings and Special Use Permits only) One (1) set of Planned Development documents (Planned Development rezonings only) The undersigned hereby certifies that: 1) They are the Property Owner(s) of Record for the property described in this application; 2) They acknowledge that the special use permit, if approved, will become null and void if the use for which the permit was granted does not commence within twelve (12) months of the approval date, unless an extension has been granted; and 3) They acknowledge that they are responsible for ensuring that all required licenses and permits are obtained prior to commencing any use or work on the property. Property Owner of Record Signature and Printed Name Date (Provide additional owners signatures and printed names in the space below, if applicable) The undersigned hereby certifies that they are an agent duly authorized by the Property Owner(s) of Record to file this application on their beh , nd t at the Prop~l¥-J9Wftel'tS-I-.Qt.B.a.G;e-rd hereby agree to the above certifications. Date Revised 12/21/2021 FINAL DEVELOPMENT PLAN Southside Farm Phase 2 -Agriculture) PLANNED DEVELOPMENT DISTRICT For SOUTH SIDE FARMS Cape Girardeau, Missouri PREPARED FOR: The St. Francis Foundation c/o: Mr. James Wilferth, VP of FOUNDATION 211 SAINT FRANCIS DRIVE Cape Girardeau, MO 63703 PREPARED BY: Koehler Engineering & Land Surveying, Inc. 194 Coker Lane Cape Girardeau, Missouri, 63701 Phone: 573-335-3026 R1 -June 14, 2023 APPLICANT: The Saint Francis Foundation, c/o Mr. James Wilferth, VP of Foundation 211 Saint Francis Drive Cape Girardeau, MO 63703 573-331-5133 2. PROFESSIONAL CONSULTANTS: CIVIL ENGINEERING: Christopher Koehler, PE, PLS Koehler Engineering and Land Surveying, Inc. 194 Coker Lane Cape Girardeau, Missouri 63701 ckoehler@koeh lerengineering .com 573-335-3026 LEGAL CONSUL TANT: St. Francis Healthcare System Corporate Counsel Mr. Daniel Schuenemeyer, Esq . 211 Saint Francis Drive Cape Girardeau, MO 63703 5 73-331-3000 3. LEGAL DESCRIPTION OF SUBJECT PROPERTY: Description of Planned Development Parcel ALL OF THAT PART OF OUTLOTS 45 AND 52 OF UNITED STATES PRIVATE SURVEY NUMBER 2199, TOWNSHIP 30 NORTH, RANGE 14 EAST OF THE FIFTH PRINCIPAL MERIDIAN, IN THE CITY AND COUNTY OF CAPE GIRARDEAU, STATE OF MISSOURI, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE MOST NORTHWESTERLY CORNER OF LIBERTY SUBDIVISION, A SUBDIVISION RECORDED IN DOCUMENT 2019-03213 IN THE LAND RECORDS OF CAPE GIRARDEAU COUNTY, MISSOURI, THENCE WITH THE WEST LINE OF SAID SUBDIVISION, SOUTH 06°46'09" WEST, 413.26 FEET; THENCE NORTH 82°40'14" WEST, 257 .50 FEET; THENCE SOUTH 32°57'55" WEST, 98.62 FEET; THENCE SOUTH 47°50'22" WEST, 234.40 FEET; THENCE SOUTH 47°50'22" WEST, 273.78 FEET; TO A POINT ON THE EAST LINE OF WEST END BLVD., THENCE WITH SAID EAST LINE, NORTH 06°32'46" EAST, 676.52 FEET; TO THE POINT OF CURVATURE OF A CURVE TO THE RIGHT HAVING A RADIUS OF 22.00 FEET; THENCE ALONG THE ARC OF SAID CURVE A DISTANCE OF 34.56 FEET TO A POINT ON THE SOUTH LINE OF WALNUT STREET, THENCE WITH SAID SOUTH LINE, SOUTH 83°22'26" EAST, 6.00 FEET; TO THE POINT OF CURVATURE OF A CURVE TO THE LEFT HAVING A RADIUS OF 430.00 FEET; THENCE ALONG THE ARC OF SAID CURVE A DISTANCE OF 259.63 FEET, THENCE ALONG A REVERSE CURVE HAVING A RADIUS OF 600 FEET, A DISTANCE OF 359 .17 FEET; THENCE CONTINUING ALONG THE SOUTH LINE OF WALNUT STREET, SOUTH 83°40'13" EAST, 28.35 FEET TO THE POINT OF BEGINNING AND CONTAINING 6.94 ACRES, MORE OR LESS, 21 Page 4. DATE OF AMENDED PRELIMINARY DEVELOPMENT PLAN APPROVAL The Amended Preliminary Development Plan of Southside Farms was approved by the City Council on April 18, 2022 (Ordinance No. 5531). 5. PRELIMINARY SUBDIVISION PLAT: There will be no subdivision of the property under or in conjunction with this submission. 6. TABULATION OF LAND USES: 6.1 The development will contain the following: A. Agricultural Row Crop Land: 37,818 SF or 12.5% B. Parking Area and Drive: 9,840 SF or 3.3% C. Restaurant/ Patio Area: 7,000 SF or 2.3% D. Aquaculture Drain Pond: 2,500 SF or 0.8% E. 5' Mowed Walking Paths: 9,650 SF or 3.2% F. Agriculture Buildings (Exhibit items 12, 2, 3, 5, 6, 9, & 14) 13,085 SF or 4.3% G. Terracing/ Perennial Crop Area: 1,673 SF or 0.6% H. Woodland Flower Garden: 1,226 SF or 0.4% I. Mini-Terrace/ Fruit Tree Guilds 8,140 SF or 2.7% J. Bee Apiary 400SF or 0.1% K. Gravel Drive / area around shed: 5,220 SF or 1.7% L. Open / Undeveloped Space: 205,754 or 68.1% Total: 302,306 SF or 100% There will be no dwelling units on this parcel. 6.2 OFF-STREET PARKING: The agricultural uses will not have dedicated off-street parking. Staff will be minimal, and most staff is anticipated to walk to the area. The proposed gravel drive between the row-crop areas will accommodate adequate parking for agricultural staff members. The future restaurant will require some parking, however the restaurant is intended to cater primarily to walking clientele, whether from the ball park west of West End Blvd., or from the local neighborhood. The restaurant will be multi-purpose, with the same space configurable as either restaurant, meeting area, or market. The highest use for seating would be expected to be the restaurant use. The restaurant will seat up to 35 persons inside and outside (70 total), and a maximum staff of four persons would be expected to be working at any one time. Based on the current Cape Girardeau Code Section 25-47, this would require 27 parking spaces. As most of the staff is expected to be local and walk to work, the PD provides a total of 25 spaces. A future phase of the PD located north of Walnut Street will provide overflow parking as well. Total# of Off-Street Parking Spaces: 25 Spaces Access to the restaurant will be along the mowed paths from the parking area, or along paved sidewalks along Walnut and West End Blvd. 31Page This has been reviewed with City Staff. The Developer is requesting, and City Staff has indicated support for, a development code exception to allow for the reduced parking indicated for the restaurant as noted above. 7. LANDSCAPING PLAN: There is no landscaping as such; however the agricultural use in and of itself will provide significant landscaping. As noted in Section 6 of this report, there will be row crops, woodland flow gardens, terraced crops, and fruit trees. 9. PUBLIC USE SPACES There will be no public use spaces within this phase of the final PD, however there will be many opportunities for public access under the direction and supervision of the Southside Farm representatives. This agricultural use is planned to be both a production and demonstration facility. Accordingly, there will be many times when public use and access is encouraged. 10. RESTRICTIVE CONVENANCES: There are no restrictive covenants planned for this portion of the planned development. 11. UTILITY PLANS This Final Phase of the Planned Development will not require any new utility main services, except for the proposed sanitary sewer indicated on the accompanying exhibit. At a future date, when the construction plans are submitted for the restaurant/ Ballpark Village and adjacent parking area, the construction plans for the sanitary sewer main extension will be provided. The final location of the main may be shifted a few feet, however it will be in approximately the location indicated on the plan exhibit. An easement 20 feet in width will be provided over the final location. 12. CHANGES FROM THE APPROVED PRELIMINARY DEVELOPMENT PLAN: The Nature and extent of the Phase 1 Final Development Plan is in substantial conformity with the approved Amended Preliminary Development Plan. 13. EASEMENTS AND RESTRICTIVE CONVENANCES (RECORDING) There are no additional restrictive covenants intended to accompany this final phase of the PD. 14. FIRE PROTECTION Most of the improvements are not combustible (crops and metal buildings). Additionally, fire code restrictions for agricultural buildings are typically not required. The only required fire protection needed would be for the restaurant, which is easily accessible to the fire apparatus from West End Blvd. 15. DEVELOPMENT CODE EXCEPTION The fence indicated on the plan will be 8 feet high, which is in excess of that allowed under Code Section 25-161. This is required to protect the row crop area from deer, which are in abundance in the project location and can do severe damage to crops. 41Page SUMMATION: This completes the final plan requirements in accordance with Section 30-71 of the City of Cape Girardeau Municipal Code, as specified therein, with the exception of any further information which the planning and zoning commission and the city council shall find necessary for full consideration. Upon being made aware of any such requirements, the applicant will respond with submission of same. SI Page --- ----PO PARCEL PROPERTY LINE - - - -• OTHER / ADJACENT PROPERTY LINE • -PROPOSED SANITARY MANHOLE --ss--ss--• PROPOSED 8" SANITARY SEWER AERIAL UTILITIES ARE NOT SHOWN FOR a.ARITY. IT IS NOlm lHAT THREE PHASE AERIAL El£ClRIC AND CABlE lV IS AVAILABLE ALONG ntE EAST R/W Of S. 'ltEST END BLW., AND SINGlE PHASE El.£CTRIC IS AVAILABLE ALONG THE SOUTH LINE Of WALNUT SlREET. THE PROPOSED DEVEl..OPMENT Will. NOT HAVE ANY NEGATIVE IMPACT ON STORMWAlER QUALITY OR RUNOFF, Willi lHE EXCEPTION OF (POTENllALL Y) lHE PARKING AREA AND MARKO. D£TAJL£D PLANS AND SUPPORTING CALCULATIONS 'MU. BE PROVIDED FOR THOSE ITEMS 'M-tEN A BUILDING PERMIT IS SOUGtH. ---- DEVELOPMENT USE KEY AGRICULTURAL ROW CROPS (±37,818 SQ . FT.) PROPOSED AQUACULTURE DRAIN POND 5' MOWED ACCESS / WALK ING PATH PROPOSED STRUCTURE (SEE USE KEY) WOODLAND FLOWER GARDEN (±1,226 SQ. FT.) TERRACING / PERENNIAL CROPS (±1,673 SQ. FT.) MINI TERRACE / FRUIT TREE GUILDS (±8,140 SQ. GRAVEL DRIVE AREAS NOT INDICATED HEREON FOR A SPECIFIC USE 'MLL REMAIN OPEN AND UN-UTILIZED UNTIL SUCH A TIME AS A NEW PD PHASE IS SUBMlffiD . BUILT ON A FIRM FOUNDATION: JESUS IN THE MORNING, JESUS IN THE NOONTIME, JESUS WHEN THE SUN GOES DOWN North Orientation In Accordance v.i th the Missouri State Pl ane Coordinate System Eastern Zone , Gri d North, Derived from GPS Observations From the MoDOT Virtual Reference System GRAPHIC SCALE i i i (INJUr) 1 tnch • 40 ft. -DEVELOPMENT DESCRIPTION - ALL OF THAT PART OF OUTLOTS 45 AND S2 OF UN rT EO STATES PRIVATE SURVEY NUMBER 2199, TOWNSHIP 30 NO:i;TH, RAN<;E 14 EAST OF THE FIFTH PR 1NCl~Al M:RIOIArt IN TrE CITY AND COUNTY OF CA?E G!RAROEAU, STATE Of MISSOOR~ MORE PARTICULARLY OESCRIBEDA.'i FOLLOWS: CO MMENCE AT THE MOST NORTHWESTERLY COR)IEi\ OF UilERTY SUSOIVISION. A SUBOIVIS ION RECORDED IN DOCUMENT 2019-03213 IN TI-IE LANO REC OROS OF CAPE GIRARDEAU COU NTY, M15SOURL THENCE WITH THE WEST LI NE Of SA•O SUBOWISION, SOUTH 06-46'09" WEST, 413.26 FEIT; THE NCE NORTH &2"40'1.:· WEST, 2S7,;o FEET; THENCE SOUTH 32"ii5S" WEST, 9fl.62 F:"ET, T,iENCE SOUTH 4rscrn· WEST, J.)4.4(1 FHT: THENCE SOUTI-1 47"50'22" WEST, 2H.7R •HT; TO A POI NTON THE EAST IJ Nr: Of WF.ST EN O RI.VO ., THrnCi' WITH 5/111) ~MT l lNf, NORTH 06'J2'4fi" f/1.ST, fi76.~2 ;:F.Ff: TO THf POINT Of CURVATURE Of A CURVE TO THE RIGHT HAVING A RADIUS OF 22.00 FE ET ; THE 'ICE ALONG THE ARC QI, SAID CU HV£ A OIS'IA N(t Of 34.S& ffEI 10 A POI NT ON IHt SOUTH LI Nf Of WAlNUT ~lREET, TH ENCE wnH SA!DSOUfl,! UNE, '.;OUTH 113"22'2&" EAST, 6.00HfT: TO THE PO!NT Of CU~VAlURE OFA CURVE TO THE LEFT HAVING A RADIUS OF 430.00 FEET; THENCE ALONG THE ARC OF SAID CURVE A OISTA'KEOF 269.62 FE ET, THENCE ALONG A REVERSE CURVE "'AVING A RADIUS OF 600 'HT, A O•STANCE OF 359.17 •EET; THENCE CO NTINUING AlONG THE SOUTH LI NE OF WAI.NUT STREET, SOUTH 33"40'13" EAST, 211.lS FEET TO THE ~OINT OF BEGINNI~ A~D CO NTAINl'4G 6.94 ACRES, MO~E OR LESS.. USE KEY 92' X 35' HIGH TUNNEL (GREENHOUSE) 72 ' X 35' HIGH TUNNEL (GREENHOUSE) 40' X 50' CONVENTIONAL GREENHOUSE 8' HIGH CHAIN LINK FENCE <? DECK 41' X 50' BARN RESTAURANT FT.) OUIDOOR RESTAURANT SEATING 8' X 20 ' SHED APIARY T 9' X 19' PARKING SPACES 1'<1TH 24' DRIVE AISLE (25 SPACES PROv1DED ) PROPOSED 8" PVC SANITARY SEWER EXTENSION PROPOSED IRRIGATION WELL AQUACULTURE HOOPHOUSE FLOODPLAIN NOTE THE ENTIRE LIMITS Of THE SUB..ECT PROPERTY FAUS YIITHIN ZONE 'X', DEFINED AS BONG OUTSIDE THE 100 AND 500 l£AR FLOOD PlAINS 111TH MINIMAL FLOOOING: AS INDICATED ON THE FLOOD INSURANCE RATE MAP NUMBER 290J1C0266E 111TH AN Em:CTIVE DATE Of SEPT. 29, 2011: CoCG DIGITAL STAMP C 0:: 0 LL !:::O !:QZ I-"' X z 0 WU) 0 ... "' i=a.. (0 !z~ c§ >_ er-w 0::: Z I -:::J ::::,1-0:::0 ~<( oo:::0 w LLWU)U) SLL wLLU~ ww ;;; fr ili ~o LL~.,_: 0 o-o<n 0~~<3 WI :j\§ I-cJ <( <( :::> 0 ~o ;j_ (f) z LL CHRIS KOEHI.ER•ENGINEER PE-2an, ™ISOAAWINGISNOTTOBEREPROO<JCEO IMTHOUTTHEPERMISSIOtlOf'KOEHLER ENGINEERlNGNOTVAllOFORPROFESSION.o!. PURPOSESIJNLESSSIGNEOANOSEALEO FIN AL PD SUBMISSION AGRICULTURE PH ASE 2 ~PJCTNO SHE ET NO PD-1 Planning & Zoning Commission APPLICATION FOR: Exception ADDRESS OF PROPERTY: 10 Edgewood Road APPLICANT: William Bruce McKenzie PROPERTY OWNER: William Bruce McKenzie & Charmagne Schneider EXCEPTION(S) REQUESTED: Section 25-161, fence height and surface requirements CITY of CAPE GIRARDEAU STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner~ MEETING DATE: July 12, 2023 COMMUNITY DEVELOPMENT SUBJECT: Exception Request for Property at 1 O Edgewood Road An exception application has been submitted for the property at 1 O Edgewood Road, which is zoned R-1 (Single-Family Suburban Residential). The applicant is requesting an exception from the following section of the Development Code (Chapter 25 of the City's Code of Ordinances): Section 25-161 (a) Fence height and surface requirements Requirement Maximum height of 3 feet in the primary front yard of a residential (non-rural estate) property; minimum 50% open surface Request Approval of a 5-foot high black metal picket fence in the primary front yard The Development Code authorizes the Planning and Zoning Commission to grant exceptions in accordance with Section 25-12(b). In order for an exception request to be approved, the Planning and Zoning Commission must consider and make findings of fact with regard to certain criteria. Staff has reviewed the criteria and made the following determinations: 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. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 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 recommends approval of the exception request. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org 10 Edgewood Road Exception requested from Sec. 25-161, fence height & surface requirements ', CITYOjCAPE G I RARDEAU Created by: Community Development Carol Peters June 13, 2023 DEVELOPMENT CODE EXCEPTION APPLICATION CITY of CAPE GIRARDEAU Commun ity Development, 44 N Lorimer St , Cape Girardeau MO 63701 (573)330-8327 Property Address/Location 10 Edgewood Road Cape Girardeau MO 63703 Applicant William Bruce McKenzie & Charmagne Schneider Mailing Address City, State, Zip Same as Property Address Telephone (573) 986-8759 Email wbmckenzie@semo.edu Property Owner of Record (if not applicant) NIA Contact Person (if Applicant is a business or Organization) NIA Section of the Development Code from which Exception is Requested : Code Ordinances , Chapter 25, Article VI Fences Section 25-161 . Height & Surface Requirements , Feb 17 2023 Describe Nature of the exception request: To install 84 feet length of 5 foot-high fence 3 rail ~ inch spaced spindles black aluminum fence. The fence will run facing Edgewood Road and east to northwest corner of the garage . There will be an 8 foot length gate for yard access. This request is concerning containment of large dogs. The fence will connect to a pre-existing 6-foot high black chain link fence that runs along Sherri Street. The property contours limit yard areas suitable for dogs . Most of the yard has slopes. The north fronUside yard is most suitable for dogs. Application Continues on Next Page OFFICE USE ONLY Date Received & By & ·1£·2?; File# / (Q o MUNIS Applicat ion# l111i8"MUNIS Permit# __ _ Application Fee Received D $ 75 Check #6707 Planning & Zoning Commission Action D APPROVEDASREQUESTED D APPROVED WITH CONDITIONS D DENIED Date ______ _ Exception Criteria Expla in how exception request meets the criteria below. Attach additional sheets if necessary. Exception Criteria Explain how the exception request meets the criteria below. Attach additional sheets if necessary. 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, or results in a significant public benefit. Note that property owners had already installed (probably 15 years' or more ago) a black fence that is slightly shorter than what Bootheel Fence Company proposes to install. The new fence will be more attractive than existing fence which was self-installed. The pre-existing fence facing Edgewood has now rusted and is bent in portions so that it is not as aesthetically pleasing as what will be installed. Thus, the new fence will result in a significant public benefit because it will increase the owner's property value and thus the property values of adjacent properties. In addition, property owners have noted that a similar tall black aluminum fence has been installed at the front of a house located at the corner of Bloomfield Road and Edgewood Drive. So apparently this property was granted an exception for such a fence. 2) Approval of the exception request is consistent with the general spirit and intent of the Development Code. · Presumably the general spirit and intent of the Development Code is to make the property aesthetically pleasing and increase (or not decrease) the property's value. As stated above, the more attractive aluminum fence that Bootheel Fence Company will install accomplishes this. Moreover, the fence will not obstruct access by municipal utilities to the property and will not obscure visibility of the property because the railings are spaced wide enough to see through. ADDITIONAL ITEMS REQUIRED (See Enclosed or attached -photos may be sent separately -original form included here also) GERTI Fl CATIONS (See original signed form for this portion) Exception Criteria Explain how the exception request meets the criteria below. Attach additional sheets, if necessary. 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, or results in a significant public benefit. 2) Approval of the exception request is consistent with the general spirit and intent of the Development Code. ADDITIONAL ITEMS REQUIRED In addition to this completed application form, the following items must be submitted: ::i._ Application fee ($75.00 per section, payable to City of Cape Girardeau) ..X.. List of adjacent property owners (see Instructions for requirements) See Instructions for more information. .JL One (1) set of mailing envelopes, stamped and addressed to adjacent property owners X One (1) set of supporting documents sufficiently depicting the location of the requested. exception and any proposed improvements (1-o be se,11.f se.po...rafe(i) One (1) set of current photos of the property f?f.o-w>- CERTIFICATIONS The undersigned hereby certifies that: 1) They are the Property Owner(s) of Record for the property described in this application; 2) They acknowledge that the exception, if approved, will be valid for a period no greater than one hundred eighty (180) days from the date of approval, unless within such period the required permits are obtained and the work is commenced and pursued diligently toward completion, or an extension has been granted; and 3) They acknowledge that they are responsible for ensuring that all required licenses and permits are obtained prior to c~mmencing any use or work. on the prop~rty. ~. /v)/jjpj'YI 18 ~t,JC-c? dtc: !y111J,Ji, Property Owner of Record Signature and Printed Name Date (Provide additional owners signatures and printed names in the space below, if applicable) The undersigned hereby certifies that they are an agent duly authorized by the Property Owner(s) of Record to file this application on their behalf, and that the Property Owner{s) of Record hereby agree to the above certifications. e s~~=.:1~r1nte0N~;,rn lt.8 n~ Sch n e,{ J~te r; -JJ. -a 3 Revised 12/21/2021 RE: William Bruce McKenzie & Charmagne Schneider 10 Edgewood Drive Cape Girardeau MO 63703 LIST ADJACENT PROPERTY OWNERS (Note, however, that the new fence will not touch any other property & will look better than existing fence) HAROLD SCHOTT 6 EDGEWOOD DR CAPE GIRARDEAU MO 63703 BARRY & BRENDA HENSLEY 7 EDGEWOOD DR CAPE GIRARDEAU MO 63703 JONATHON & AMBER FRENCH 22 EDGEWOOD DR CAPE GIRARDEAU MO 63703 HOWARD & LINDA BYERLEY 2769 SHERI DR CAPE GIRARDEAU MO 63703 Al,c.e j/(.el~vt { SanditaT~ 67 EDGEWOOD DR CAPE GIRARDEAU MO 63703 Ca1eb ~M~n Gc1rnflr 1 8 C!.arreli.a .Cap~ ~·,.r~rdeav Mo W7tJ/ Ascot2 Rail -· Canterbury -· Belmont -· '''' Victoria Newcastle I := Ascot3 Rall - Canterbury Royals Belmont Royals Canterbury Puppy Picket Fairmount Belmont Puppy Picket Fairmount Roya]e Fairmount Puppy Picket Hamilton Royals Hamilton Puppy Picket := " Premier Victoria @Newcastle I @Newcastle II Victoria Royals Newcastle II f Victoria Puppy Picket Victoria Staggered Victoria Staggered Royals Victoria Staggered Puppy Picket r ~!lii~iiil~illlrn 6' Radius Panel Standard Rail 1111 ! 1111 ! ! 111 I 11 II i I I II I 111 Flush Bottom Rail *Newcastle I and Newcastle If are available in Residentlai!Squire Grade Only ·Concave I Convex 2" at Center Two make90° Available in all grades except Concealed Fastener Available panel sizes and colors vary by style. Not all heights and colors available in all styles. For information about pool fence, see your local dealer. Please contact an Alumi-Guard dealer or representative for full product list or visit Alumi-Guard.com for more information. Planning & Zoning Commission APPLICATION FOR: Exception ADDRESS OF PROPERTY: 1201, 1207, 1211, 1215, and 1217 South Kingshighway APPLICANT: Jonas Duckett PROPERTY OWNER: Trico Development EXCEPTION(S) REQUESTED: Section 25-223(b ), parking lot landscaping requirements CITY of CAPE GIRARDEAU STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner t/2<5 MEETING DATE: July 12, 2023 COMMUNITY DEVELOPMENT SUBJECT: Exception Request for Property at 1201, 1207, 1211, 1215 & 1217 South Kingshighway Ari exception application has been submitted for the property at 1201, 1207, 1211, 1215 and 1217 South Kingshighway, which is zoned M-2 (Heavy Manufacturing/Industrial). The applicant is requesting an exception from the following section of the Development Code (Chapter 25 of the City's Code of Ordinances): Section 25-223(b) Parking lot landscaping requirements -interior landscaping areas Requirement Minimum of 15% of total parking lot area shall contain landscaping Request Approval of a reduced parking lot interior landscaping area percentage (3.6%) as shown on the site plan submitted with the application The Development Code authorizes the Planning and Zoning Commission to grant exceptions in accordance with Section 25-12(b ). In order for an exception request to be approved, the Planning and Zoning Commission must consider and make findings of fact with regard to certain criteria. Staff has reviewed the criteria and made the following determinations: 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 ground cover 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 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 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 recommends approval of the exception request, subject to the following condition: 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. 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org 1201, 1207, 1211, 1215 & 1217 South Kingshighway Exception requested from Sec. 25-223(b ), parking lot landscaping requirements -interior landscaping area CITYOjCAPE GIRARDEAU Created by : Community Development Carol Peters June 23, 2023 DEVELOPMENT CODE EXCEPTION APPLICATION CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT DEPARTMENT , 44 NORTH LORIMIER STREET, CAPE GIRARDEAU , MO 63701 (573) 339-6327 Property Address/Location 1201, 1207, 1211, 1215, 1217 S Kingshighway Applicant Property Owner of Record 0 Same as Applicant Jonas Duckett -Trico Development Mailing Address 1103 Hwy 53 I City, State, Zip Poplar Bluff mo 63901 Mailing Address I City, State, Zip Telephone 573-718-2116 I Email jonasduckett@yahoo .com Telephone I Email Contact Person Jonas Duckett (Attach additional owners information, if applicable) Section of the Development Code from which the exception is requested: S.tlC , Describe the nature of the exception request. To substantially reduce the required parking lot greenspace. Application continues on next page OFFICE USE ONLY Date Received & By /e ,,. / fj -£.3 File# () l (R / MUNIS Application# l 4 D { 5:" MUNIS Permit# ____ _ Application Fee Received$ ____ _ 0 Check# ___ _ Credit Card Cash Planning & Zoning Commission Action O APPROVED AS REQUESTED O APPROVED WITH CONDITIONS O DENIED Date _____ _ Revi sed 06/30/2 2 Exception Criteria Explain how the exception request meets the criteria below. Attach additional sheets, if necessary. 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, or results in a significant public benefit. Additional plantings will be made along the roadway frontage and creek bank. 2) Approval of the exception request is consistent with the general spirit and intent of the Development Code . This will result in improvement of existing green spaces and environmental improvements. ADDITIONAL ITEMS REQUIRED In addition to this completed application form, the following items must be submitted: Application fee ($75.00 per section, payable to City of Cape Girardeau) _!___ List of adjacent property owners (see Instructions for requirements) See Instructions for more information. _!___ One (1) set of mailing envelopes, stamped and addressed to adjacent property owners OR $2.60 per adjacent property owner, if stamped envelopes are not submitted _!___ One (1) set of supporting documents sufficiently depicting the location of the requested exception and any proposed improvements One (1) set of current photos of the property CERTIFICATIONS The undersigned hereby certifies that: 1) They are the Property Owner(s) of Record for the property described in this application; 2) They acknowledge that the exception, if approved, will be valid for a period no greater than one hundred eighty (180) days from the date of approval, unless within such period the required permits are obtained and the work is commenced and pursued diligently toward completion, or an extension has been granted; and 3) They acknowledge that they are responsible for ensuring that all required licenses and permits are obtained prior to commencing any use or work on the property. Property Owner of Record Signature and Printed Name Date (Provide additional owners signatures and printed names in the space below, if applicable) The undersigned hereby certifies that they are an agent duly authorized by the Property Owner(s) of Record to file this application on their behalf, and that the Property Owner(s) of Record hereby agree to the above certifications. trn 13 _ ~....,____,r ''-'-±+-"'! 20.:c=....2.:=-..,~=--------- Applicant Signature and Printed Name Date 1 Ch,v IS /4,e~~V Revised 06/30/22 Google Maps Cape Girardeau, Missouri Google Street View Old Hwy 61 Nov 2022 See more dates I y oelta ,seMate C-, Image capture: Nov 2022 © 2023 Google Google Maps Cape Girardeau, Missouri Google Street View 1216 Old Hwy 61 Nov 2022 See more dates I y oelta 1seMate '9 C: Image capture: Nov 2022 © 2023 Google r===========r::::=::========::::I::::::::::=======z::============r::==============:::i:=============i===========::c::::::::::::.----=::::::::::=._ -::::::::r:::::_ -=::::::::::=._ -=::::::::::=._ -::::::::::r:::========::::::r:::::===~=============71 ,---~ GREENSPACE CALCULA T/ON LEGEND _,,, / ,,, .,,..,,--,, .... --' .... ..... ~-_.,,,.,::,, .......... "' ... - .,. ......... ; I \ ,,- ,... ... ,--: I \ I \ I \ ____ \_ \/ ,.., 'Jr ,, ,..,...'\. "'-"~ I j§S> ~? ... .... -------.. \ --' -----.. :~:.~ ......... ----.................... ... ....... __ ............ __________ __ ------------------... ,--....... S. KJNOSHIGHWAY -R/W VARES lOTAL PARKING POLYGON • ±28.748 SQ. FT, OfF5l1£ AREA = (-) ±t,993 SQ. FT, IIIILDING AREA • (-) ±5,800 SQ. FT, (IIIIU>NG A) = (-) ±9,437 SQ. FT, (BULDING B) NET PARkltG AREA = :1:14.-485 SQ. FT, PARIONG AREA GREENSPACE "" :1:523 SQ. FT. PARKING AREA. GREENSPACE PERCENTAGE • 3.B:I '-........ ____ ...... ____ -....... ''JsJ \ / /./ : ~':;;;::;::;'.:;;::'.::;:::::' I PRCP05ED CCNCRElE PAW4ENT f;, ~.1 • PROPOSED mA'IEL AREA PROPOSED IIJllDING RlOlPRINT PROPOSED PARKING LOT GREENSPACE PROPOSED STORM PIPE PROPOSED STORM STRUCTURE SUB.ECT PRCPERTY LINE mGHT OF WAY LINE CENlERUNE PARKttG LOT I.NIJSCAPE pa_ YOON -------' ..... AU--AU--AU--AU--AU--AU--AU--AU--AU--AU--AU-AU--:U--AU--AU-- / GRAPHIC SCALE i i (INFDT) 1inoh=30ft. 'j CoCG DIGITAL STAMP SEAL CHRISTOPHERLKOEHLER,ENGIN5ER PE-211774 THIS DRAWING IS NOTlO BE REPROCUCB> W.THOUTTHEPERMl&aONOFKOEHLER ENGIINEERING.NOTVAUDFORPROFESBIONAL PURPOBESUNLES8$GNEDANDBEALED. CIVIL SITE PLAN OWNR PJCTNO. SHEETNO, C2.1 1201, 1207, 1211, 1215, 1217 S. Kingshighway Adjacent Prop Owner Abbotsford Land Management LP Southeast Missouri Stone Co SemmcoLLC Union Electric Co Shawn & Tara King Vernon E Rhodes Family Partner Mailing Address 276 S Mt Auburn Rd., Cape Girardeau MO 63703 PO Box 880, Cape Girardeau MO 63702 1212 S. Kingshighway, Cape Girardeau MO 63703 PO Box 149 St. Louis MO 63166 270 Whispering Pines, Jackson Mo 63755 PO Box 779 Cape Girardeau MO 63702 Property Address Silver Springs Rd. 1208 S. Kingshighway 1224 S. Kingshighway 1212 S. Kingshighway 1216 S. Kingshighway 1221 S Kingshighway 1204 Meadowbrook Ln