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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 09-11-2019CITY Of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING &ZONING COMMISSION MEETING MINUTES September 11, 2019 City Hall — Council Chambers Present: Larry Dowdy, Jeff Glenn, Kevin Greaser, Patrick Koetting, Doug Spooler, Thomas J. Welch Absent: Derek Jackson, Bruce Skinner, Ed Thompson Staff Present: Carol Peters, Ryan Shrimplin CPU to C)rritm-r Chairman Glenn called the meeting to order at 7:00 p.m. Approval of Minutes The minutes of the July 10, 2019 meeting were unanimously approved upon motion made by Mr. Greaser and seconded by Mr. Welch. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of Ann W. Ritter to rezone property at 621 Perry Avenue from R-3 (High Density Single -Family Residential District) to C-1 (General Commercial District). A staff report was submitted to the Commission, which recommended approval of the rezoning request. Mr. Gabe Wunderlich, Boulder Construction, represented the applicant. He explained that a developer is interested in purchasing the adjacent property to the south (1700/1702/1704 Broadway and 607 Perry Avenue) and redeveloping it for a strip mail. The developer would like to have the option to purchase 621 Perry Avenue as well for additional parking, if needed. Chairman Glenn opened the public hearing. Mr. Rick Hetzel, 3107 Kage Road, stated that he owns the adjacent property to the west (610/612 and 618/620 Whitelaw Avenue). He explained that while he is not opposed to the redevelopment, he already has problems with stormwater from the adjacent property coming onto his property and entering his buildings. He expressed concern that the redevelopment would make the problem worse. He noted that a majority of the stormwater comes from the pond at Capaha Park. Mr. Dowdy asked if Mr. Hetzel did anything to manage the stormwater in the design of his development. Mr. Hetzel replied that a 2.5 foot wide stormwater pipe and an underground stormwater detention system were installed as part of his development. He reiterated that the problem is due to the volume of stormwater leaving the Capaha Park pond and that the City needs to address it. I Mr. Justin Aden, 621 Perry Avenue, stated that he rents the property from the applicant. He asked for more information about the rezoning process. Chairman Glenn explained the rezoning process and time frame. He stated that he did not know what the time frame for the redevelopment project would be if the rezoning were to be approved. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes September 11, 2019 Page 2 of 6 Seeing no other appearances to speak, Chairman Glenn closed the public hearing. A motion was made by Mr. Spooler and seconded by Mr. Dowdy to recommend approval of the rezoning request. In response to a question from Chairman Glenn, Mr. Shrimplin stated that the City is aware of the Capaha Park stormwater issues and is looking into some options. He noted that the proposed redevelopment would have to comply with the City's stormwater management regulations, so it would not make Mr. Hetzel's stormwater problem worse. There being no further discussion, Chairman Glenn called for a vote. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) 2. A public hearing was held on the request of Gill Family Properties, LLC and Robinson Outdoor, LLC for a special use permit for the purposes of constructing, maintaining, and operating a billboard in the M-1 (Light Manufacturing/Industrial) zoning district at 101 North Kingshighway. Mr. Wes Bell, Robinson Outdoor, LLC, represented the applicant. A staff report was submitted to the Commission, containing the following findings of fact: Criterion #1: The proposed special use will not substantially increase traffic hazards or congestion. Finding: There are numerous billboards and other signs along Kingshighway, which have not been found to create traffic hazards. The requirements in Section 25-401 are in place to ensure that new billboards do not contain features which could impair or confuse drivers. The proposed billboard does not contain any such features. Criterion #2: The proposed special use will not substantially increase fire hazards. Findin The proposed billboard will be constructed in compliance with the City's construction codes and thus will not increase fire hazards. Criterion #3: The proposed special use will not adversely affect the character of the neighborhood. Finding The subject property is located on a State highway and within a major commercial corridor, making it an appropriate location for a billboard. There are no residential neighborhoods near the site. Criterion #4: The proposed special use will not adversely affect the general welfare of the community. Findin The proposed billboard meets the requirements of Section 25-401 (except as noted below) and Section 30-401, and staff is not aware of any potential adverse effects on the community. Criterion #5: The proposed special use will not overtax public utilities. Findin The only utility needed for the proposed billboard is electric, which is available on the property. The energy-efficient digital components will not overtax the electric power supply. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes September 11, 2019 Page 3of6 In reviewing the application, staff identified two exceptions. The first exception is for distance from the right-of-way. Section 25-401 (d) states that, "No billboard shall be placed within thirty (30) feet of a street right-of-way." The proposed billboard pole location is 13.7 feet from the North Kingshighway right-of-way line. The second exception is for height. Section 25-401(1) states that, "There shall be a minimum clearance of ten (10) feet from grade of the street to which the billboard is oriented to the bottom of a billboard sign face. There shall be a maximum height of thirty (30) feet from grade of the street to which the billboard is oriented to the top of a billboard sign face." The proposed billboard height is 37 feet. Staff supports both exceptions because the proposed billboard is below the maximum sign face area (300 square feet) and length (30 feet). If the applicant agrees to restricting the billboard approval to the proposed sign face area (288 square feet) and length (24 feet), it will serve as a substantial equivalent. Based on the above findings, staff recommended approval of the special use permit request, subject to the following conditions: 1. This special use shall meet all applicable requirements of the Zoning and Development Codes except for the exceptions noted herein. 2. Major modifications to this special use shall require the approval of the City Council. 3. This permit shall automatically expire twelve (12) months from the date of issuance if the use for which it was granted has not commenced. 4. This permit is not transferable without the consent of the City Council. 5. Exceptions from Section 25-401 (d) and Section 25-401 (i) of the Development Code are granted as part of the approval of this permit. The billboard pole shall not be located closer to the existing North Kingshighway right-of-way line than 13.7 feet. Additionally, the billboard shall not exceed 37 feet in height, nor 288 square feet in sign face area, nor 24 feet in sign face length. In response to a question from Chairman Glenn, Mr. Bell confirmed that he was in agreement with the staff -recommended conditions of approval. Chairman Glenn opened the public hearing and, seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Greaser and seconded by Mr. Dowdy 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 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) 3. The request of Cape Retirement Community, Inc. for approval of the final development plan for Phase 1 of the Ramsay's Run Planned Development was on the agenda. A staff report was submitted to the Commission, which recommended tabling the request due to significant deficiencies in the information shown on the plan. A motion was made by Mr. Koetting and seconded by Mr. Spooler to table the request. The motion passed with a vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) City of Cape Girardeau Planning & Zoning Commission Meeting Minutes September 11, 2019 Page 4 of 6 4. The Commission reviewed the request of Rhodes Properties, LC for approval of a modified site plan as part of the existing special use permit for Rivendell Court at 3071, 3095, and 3117 Lexington Avenue. Mr. Scott Rhodes, Rhodes Properties, LC, explained that the site plan approved as part of the special use permit showed three buildings. The two northernmost buildings (Building A and Building B) and related site improvements were constructed years ago by a previous owner. As the current owner of the development, Rhodes Properties, LC wishes to move forward with plans to construct the third building (Building C) and related site improvements. The proposed site plan for Building C deviates from the approved site plan, so approval from the City Council is required. A staff report was submitted to the Commission, which recommended approval of the modified site plan. A motion was made by Mr. Greaser and seconded by Mr. Koetting to recommend approval of the modified site plan. The motion passed with a vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) SUBDIVISION PLATS 5. The record plat of Scheibe's Addition was reviewed by the Commission. The plat reconfigures two (2) lots at 348 Country Club Drive. 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. Dowdy and seconded by Mr. Koetting to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) 6. The record plat of Auburn Park Place One was reviewed by the Commission. The plat resubdivides two (2) parcels to form four (4) new 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. Koetting and seconded by Mr. Spooler to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed with a roll call vote of 6 in favor, 0 in opposition, and 0 abstaining. (Aye: Dowdy, Glenn, Greaser, Koetting, Spooler, Welch) OTHER ITEMS AND COMMUNICATION Commission Communication There were no communication items from the Commission. Staff Communication Mr. Shrimplin requested that the Commission reschedule its October 9, 2019 meeting as he will be attending a conference that week. The Commission agreed to move the meeting date to October 2, 2019. The meeting will be held in the City Council Chambers at City Hall and begin at 7:00 p.m. 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 July 15, 2019: City of Cape Girardeau Planning & Zoning Commission Meeting Minutes September 11, 2019 Page 5 of 6 • 4195 & 4196 Stone Crest and 4150 Thousand Oaks Lane Annexation, Zoning, and Ward Boundary Extension — 2nd & 3rd readings • 3567/3569 & 3575/3577 Baldwin Drive Rezoning — 2nd & 3rd readings • Chapter 30 Amendment Regarding Medical Marijuana Facilities and Personal Cultivation of Medical Marijuana — 2nd & 3rd readings The City Council approved the following on August 5, 2019: • Southeast Health West Campus Record Plat — 2nd & 3rd readings • U -Haul of Cape Girardeau Subdivision Record Plat — 2nd & 3rd readings The City Council approved the following on August 19, 2019: • LaFont's First Amended Record Plat — 2nd & 3rd readings • Sabella's First Subdivision Record Plat — 2nd & 3rd readings The City Council approved the following on September 3, 2019: • Ramsay's Run Rezoning to Planned Development District — 1st reading • Ramsay's Run Preliminary Development Plan — 1st reading 2. Update on Transportation Trust Fund (TTF) Projects • Downtown Sidewalk Replacement — A change order was issued to the contract for this project to add work to replace the veneer on the Bloomfield Road retaining walls. The contractor is installing the veneer. • 2019 LED Streetlight Conversion — The contract was awarded to KT Power Systems. Construction is ongoing. • Sprigg Street from William Street to Broadway — The consultant is in the design phase. • Main Street from Roberts Street to Cape Rock Drive — The consultant is in the design phase. • West End Boulevard from Rose Street to Bertling Street — The consultant is working on the final plans. Construction will begin later this year. Staff is working with utility companies on relocations as necessary. • 2019 Concrete Street Repair — The contract was awarded to Nip Kelley Equipment Company. Construction is ongoing. • 2019 Sidewalk Gap — The contract was awarded to Lappe Concrete. Construction is ongoing. • 2019 Asphalt Overlay — The contract was awarded to ASA. Construction is ongoing. • Fountain Street — William Street to Independence Street — Staff is finalizing the scope of work. Consultant to begin the design phase. • Independence Street from Gordonville Road/East Rodney Drive to Caruthers Avenue — The traffic study has been completed. The consultant is in the design phase. Mr. Shrimplin reported that the TTF6 Committee will hold public outreach sessions on September 18, 2019 from 4:30 — 6:30 p.m. at the Osage Centre and September 25, 2019 City of Cape Girardeau Planning & Zoning Commission Meeting Minutes September 11, 2019 Page 6 of 6 from 4:30 — 6:30 p.m. at the Shawnee Park Center. Cape Vision 2040 Comprehensive Plan Update Mr. Shrimplin reported that a subcommittee has been formed to review and refine the Action Items tables in the plan. Their work should be completed by the end of October. Staff is currently working on revisions to the Parks and Recreation section of the plan as well. The future land use map still needs to be reviewed to see if the consultant addressed all of the previous comments. Staff is still hoping to have the plan ready for adoption by the end of the year. Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 7:25 p.m. upon a motion made by Mr. Greaser and seconded by Mr. Koetting. Res ectf Ily submitted, 4f /e�vin �ser Secretary