HomeMy WebLinkAboutPlanning and Zoning Commission Minutes 04-11-2018CITY Of CAPE GIRARDEAU
PLANNING & ZONING COMMISSION
PLANNING & ZONING COMMISSION
MEETING MINUTES
April 11, 2018
City Hall — Council Chambers
Present: Trae Bertrand, Larry Dowdy, Jeff Glenn, Kevin Greaser, Scott McClanahan,
Bruce Skinner, Doug Spooler, Thomas J. Welch
Absent: Patrick Koetting
Staff Present: Carol Peters, Ryan Shrimplin
Call to Order
Chairman Glenn called the meeting to order at 7:00 p.m.
Approval of Minutes
The minutes of the March 14, 2018 meeting were unanimously approved upon motion made by
Mr. McClanahan and seconded by Mr. Spooler.
REZONINGS,_SPECIAL USE PERMITS, AND EXCEPTIONS
A public hearing was held on the request of Mark and Mendi Gammon for an exception from
Development Code Section 25-604, fence height and surface requirements, at 1506 Sloan
Creek Lane. Mrs. Mendi Gammon, applicant, explained that she would like to construct a
four (4) foot high decorative metal fence in the yard between her home and Old Sprigg
Street Road. A staff report was submitted to the Commission, containing the following
findings of fact:
Criterion #1: As part of the exception request, a "substantial equivalent" is proposed.
"Substantial equivalent" means an alternate design, method or feature that accomplishes
the same purpose as the applicable Development Code requirement.
Finding: The subject property has frontage on three streets: Sloan Creek Lane,
Timber Creek Drive, and Old Sprigg Street Road. The Zoning Code defines a front
yard as a yard between the street line and the principal building. The applicant
wishes to install a 4 foot high decorative metal fence in the yard along Old Sprigg
Street Road. Although the Zoning Code considers this a front yard, it functions as a
rear yard because the front of the house faces Sloan Creek Lane, which is where the
driveway is located. The purpose of the height and surface regulations in the
Development Code is to prevent tall, solid fences along streets in residential areas
for aesthetic and safety purposes. The proposed fence is only 1 foot higher than the
maximum height allowed per the Development Code and is more than 50% open
with a decorative design. The open and decorative nature of the fence qualifies as a
substantial equivalent.
Criterion #2: Approval of the exception request is consistent with the general spirit and
intent of the Development Code.
City of Cape Girardeau
Planning & Zoning Commission
Meeting Minutes
April 11, 2018
Page 2 of 3
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.
Chairman Glenn opened the public hearing and seeing no appearances to speak, he closed
the public hearing. A motion was made by Mr. Bertrand and seconded by Mr. Skinner to
approve the request of Mark and Mendi Gammon for an exception from Development Code
Section 25-604, fence height and surface requirements, at 1506 Sloan Creek Lane. The
motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye:
Bertrand, Dowdy, Glenn, Greaser, McClanahan, Skinner, Spooler, Welch)
2. A public hearing was held on the request of Springfield Sign for an exception from
Development Code Section 25-506(a), wall signs, at 400 Broadway. Mr. Ryun Holloway,
Boulder Construction, representing the applicant, explained that the proposed wall sign is on
the west elevation of the building, which faces an alley instead of a street. A staff report was
submitted to the Commission, containing 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: Per the code requirement, the subject building is permitted wall signage on
two elevations that have street frontage (south and east). In order to display wall
signage on the west elevation, the applicant is proposing to transfer a portion of the
permitted wall sign area from the other elevations. This qualifies as a "substantial
equivalent" because the applicant receives the same amount of wail sign area, but
gets to distribute it differently.
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, with the
following condition:
The aggregate sign area of all wall signs for the building shall not exceed the
maximum permitted wall sign area per the City's sign regulations.
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. Spooler to
approve the request of Springfield Sign for an exception from Development Code Section
25-506(a), wall signs, at 400 Broadway, subject to the condition listed in the staff report.
The motion passed with a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye;
Bertrand, Dowdy, Glenn, Greaser, McClanahan, Skinner, Spooler, Welch)
City of Cape Girardeau
Planning & Zoning Commission
Meeting Minutes
April 11, 2018
Page 3 of 3
SUBDIVISION PLATS
3. The record plat of Crossing at Hopper Road — Commercial was reviewed by the
Commission. Mr. Chris Koehler, Koehler Engineering and Land Surveying, representing the
applicant, explained that the plat combines four (4) lots (including two (2) lots recently
acquired from the City) into two (2) 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. Bertrand and seconded by Mr. Dowdy
to recommend approval of the record plat of Crossing at Hopper Road — Commercial,
subject to staff's comments being successfully addressed. The motion passed with a roll
call vote of 8 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn,
Greaser, McClanahan, Skinner, Spooler, Welch)
4. The record plat of Regent's Parc — Phase 2 was reviewed by the Commission. Mr. Chris
Koehler, Koehler Engineering and Land Surveying, representing the applicant, explained
that the plat combines four (4) lots into two (2) lots in order to construct a parking area on
the same lot as the principal structure. 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. Skinner and seconded by Mr.
McClanahan to recommend approval of the record plat of Regent's Parc — Phase 2, subject
to staff's comments being successfully addressed. The motion passed with a roll call vote of
8 in favor, 0 in opposition, and 0 abstaining. (Aye: Bertrand, Dowdy, Glenn, Greaser,
McClanahan, Skinner, Spooler, Welch)
OTHER ITEMS AND COMMUNICATION
Staff Communication
Mr. Shrimplin reported that staff is currently reviewing the first draft of the Cape Vision 2040
Comprehensive Plan. He added that there will be an open house for the draft plan from 5:30
p.m. — 7:00 p.m. on May 9, 2018, followed by the Planning & Zoning Commission meeting. A
public hearing on the draft plan will be held during the meeting.
Adjournment
Upon motion made by Mr. Bertrand and seconded by Mr. McClanahan, the Commission voted
unanimously to adjourn the meeting at 7:10 p.m.
Respectfully submitted,
Kevin Greaser
Secretary