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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 03-12-2025CITY of CAPE GIRARDEAU PLANNING &. ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES March 12, 2025 City Hall -Council-Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Scott Blank, Robbie Guard, Gerry Jones, --------------------P-hris-Martj...---------------------~--------- Commission Members Absent: Kevin Greaser, Derek Jackson, Nick Martin, Emily McElreath -----------------------------------Staff Present: Carol Peters, Trevor Pulley, Ryan Shrimplin Call to Order Chairman Blank called the meeting to order at 5:35 p.m. Approval of Minutes A motion was made by Mr. Bertrand and seconded by Mr. Jones to approve the minutes of the February 12, 2025 meeting as submitted. The motion passed by a unanimous vote. · TTF-7 Presentation Mr. Gary Hill, representing the YES TTF Committee, gave a presentation on the proposed TTF-7 tax initiative, which would extend the half-cent sales tax dedicated to road improvements for another five years. He stated that the ballot measure will be presented to voters on April 8, 2025. He encouraged members of the Planning & Zoning Commission to share information regarding the proposed projects and encourage others to get out and vote. Chairman Blank thanked Mr. Hill for his involvement in the YES TTF Committee and his support of the TTF-7 tax initiative. · REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the proposed zoning of property located at 126 Dogwood Street as R-1 (Single-Family Suburban Residential District) upon annexation. Mr. Shrimplin stated that the staff report recommends zoning the property as R-1 upon annexation because it contains a single-family detached dwelling and it is adjacent to the Whispering Oaks subdivision, which is zoned R-1. Chairman Blank opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Bertrand and seconded by Mr. Chris Martin to recommend zoning the property as R-1 (Single-Family Suburban Residential District) upon annexation. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Jones, C. Martin). 2. A public hearing was held on the request of Armando Sanchez to rezone property located at 524 and 546 North Silver Springs Road from R-4 (Medium Density Multifamily Residential District) to NC (Neighborhood Commercial District). Mr. Bertrand abstained from the City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 12, 2025 Page 2 of 4 discussion and vote due to financial conflict of interest. Mr. Armando Sanchez presented the request. He stated that he owns several properties in the area and that he would like to develop the two lots at 524 and 546 North Silver Springs Road with buildings containing businesses on the first floor and apartments on the upper floor(s). He further stated that he is working with an architect on the building designs. Chairman Blank asked how many commercial spaces are proposed. Mr. Sanchez stated that he is not sure at this time, but he anticipates that each building will contain three to four commercial spaces. Chairman Blank opened the public hearing. Mr. Roger Tolliver, .590 Windwood Lake Drive, stated that he owns the adjacent property at 2979/2981 Shamrock Circle as well as the property down the street at 2963/2965 Shamrock Circle. He stated that he is opposed to the rezoning request and that he proceeded with purchasing the properties because the adjacent lots were not zoned commercial. He asked the Commission to consider the impact that the rezoning would have on the surrounding property values and the damage it would cause to the integrity of the community. He stated that he appreciates Mr. Sanchez's right to request the rezoning, but he hopes that the Commission respects the rights of the surrounding owners by voting to keep the current zoning. Chairman Blank asked why the zoning map showed the property at 2964 Shamrock Circle as being zoned c.,.2 (Highway Commercial District) when the other lots on the street (a cul-de- sac) were zoned either R-3 (High Density Single-Family Residential District) or R-4 (Medium Density Multifamily Residential District). Ms. Peters stated that, per the notes for this property in the City's GIS system, all of the lots on the street used to be zoned C~2. They were later rezoned except for 2964 Shamrock Circle, whose owner did not want it to be rezoned. Mr. Jones asked if Mr. Sanchez would be required to include residential uses on the two lots or if they could be strictly commercial. Mr. Shrimplin stated that Mr. Sanchez would not be required to include residential uses and that the lots could be strictly commercial as long as the uses were allowed in the NC district. Mr. Chris Martin noted the two lots' Suburban Mixed Use designation on the City's Future Land Use Map. He asked how the NC zoning district relates to the Suburban Mixed Use future land use category. Mr. Shrimplin explained that the Future Land Use Map is a part of the Cape Vision 2040 Comprehensive Plan. The Plan contains a table listing each future land use category and the equivalent zoning district(s). The table shows NC as being the equivalent of.Suburban Mixed Use. He stated that the NC district is intended to serve as a transition between commercial uses and residential uses. Mr. Guard asked if rezoning to PD (Planned Development District) would be a viable alternative to NC. Mr. Shrimplin stated that the total area of the two lots is roughly one acre, which is below the PD minimum district size of three acres. Mr. Jones asked Mr. Shrimplin to confirm that Mr. Sanchezwould be allowed to develop both lots for strip malls, if he wanted to, and that he would be required to obtain a stormwater management permit and other development-related permits. Mr. Shrimplin confirmed the information. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 12, 2025 Page 3 of 4 Mr. Tolliver asked if the development plans would have to go to the Planning & Zoning Commission for a recommendation and then the City Council for approval. Mr. Shrimplin explained that the approval process for development plans is administrative (staff review only) unless the development involves rezoning to PD, a special use permit, a variance, an exception, or a new subdivision. Seeing no other appearances to speak, Chairman Blank closed the public hearing. A staff report was submitted to the Commission, which recommended approval of the rezoning ------~.:equesLA.rnotion-was-rnacle-hy_Mr:.-Cl::u:is--Mactin.-and.secondecLhy--Mr-.-JonesJcuecommend __ _ approval of the rezoning request. Mr. Jones stated that he is torn about the request because he would like to see a residential component to the development, but there are no guarantees there will be one. Also, it is odd that one property on the cul-de-sac is C-2. Mr. Guard concurred. He stated that the Commission ts only making a recommendation and that the City Council will hold a public hearing before voting on whether or not to approve the request. Chairman Blank stated that the commercial lot at the end of the cul~de-sac does cause a bit of an issue. The motion passed with a roll call vote of 4 in favor, 0 in opposition, and 1 abstaining (Aye: Blank, Guard, Jones, C. Martin; Abstain: Bertrand). 3. A public hearing was held on the request of Paul James to rezone property located at 1918 North Kingshighway from C-2 (Highway Commercial District) to NC (Neighborhood Commercial District). Mr. Paul James presented the request. He stated that he purchased the property several years ago and converted it from a hotel and apartments to commercial spaces. He would like to convert a portion of the building to studio apartments while keeping the commercial spaces on the first floor at the front of the building. Chairman Blank 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. Bertrand and seconded by Mr. Jones to recommend approval of the rezoning request. The motion passed with a roll call vote of 5 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Blank, Guard, Jones, C. Martin). OTHER ITEMS AND COMMUNICATION Commission Communication None of the Commission members had any communication items. Staff Communication Mr. Shrimplin gave the following updates: 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on March 3, 2025: • Webster Sprigg Subdivision Record Plat - 1 st Reading • Younghouse Meadowbrook Subdivision Record Plat-1 st Reading Adjournment City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 12, 2025 Page 4 of 4 There being no further business, the Commission voted unanimously to adjourn the meeting at 6:15 p.m. upon a motion made by Mr. Guard and seconded by Mr. Bertrand. Respectfully submitted, Chris Martin, Secretary