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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 08-13-2025CITY of CAPE GIRARD~AU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION : MEETING MINUTES August13,2025 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Scott Blank, Kevin Greaser, Robbie Guard, Gerry Jones, Chris Martin, Nick Martin, Emily McElreath Commission Members Absent: Derek Jackson Staff Present: Carol Peters, Trevor Pulley, Ryan Shrimplin Call to Order Chairman Blank called the meeting to order at 5:30 p.m. Approval of Minutes A motion was made by Mr. Bertrand and seconded by Mr. Greaser to approve the minutes of the July 9, 2025 meeting as submitted .. , The motion passed by a unanimous vote. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. Mr. Shrimplin announced that the public hearing on the request of Forefront Enterprises to rezone property located at 2000 Old Sprigg Street Road from R-1 (Single-Family Suburban Residential District) to R-4 (Medium Density Multifamily Residential District) would not be held because the applicant recently withdrew its request. 2. A public hearing was held on the request of Hubbard Enterprises, LLC to rezone property located at 538 and 542 South Ellis Street and 549 South Sprigg Street from R-3 (High Density Single-Family Residential District) and C-1 (General Commercial District) to CBD (Central Business District). Chairman Blank recused himself from the discussion and vote due to a financial conflict of interest. Mr. Zach Mabery, Site Development Manager for Hubbard Enterprises, presented the request. He explained that the property needs to be rezoned in order to allow a proposed commercial development. Mr. Shrimplin explained that the property consists of two parcels separated by a public alley. A petition has been submitted to vacate the portion of the alley between the parcels. The rezoning is being requested now in order to have the new zoning in place by the time the alley is vacated. Per the Zoning Code, once a public street or alley is vacated, the zoning of the adjacent parcels is automatically extended to include the vacated area. Mr. Mabery stated that the purchase of the property is contingent upon approval of the rezoning request. Mr. Jones asked if the vacation would impact access for other property owners along the alley. Mr. Mabery stated that it would not impact access for the other owners. Mr. Greaser stated that a new development in this area would be good for the community. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August 13, 2025 Page 2 of 3 Vice Chairman Nick Martin 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. Guard to recommend approval of the rezoning request. The motion passed by a roll call vote of 7 in favor, 0 in opposition, and 1 abstaining (Aye: Bertrand, Greaser, Guard, Jones, C. Martin, N. Martin, McElreath; Abstain: Blank). SUBDIVISION PLATS : 3. The record plat of Park West Hospitality Center No. 6 Subdivision was reviewed by the Commission. Ms. Melanie Cantrell, Midamerica Hotels Corporation, presented the request. She stated that the plat subdivides the Hampton Inn lot to create an additional lot. 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. Greaser and seconded by Mr. Bertrand to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jones, C. Martin, N. Martin, McElreath). 4. The record plat of Midamerica Crossings Fifth Subdivision was reviewed by the Commission. Ms. Melanie Cantrell, Midamerica Hotels Corporation, presented the request. She stated that the plat subdivides a lot to create a new lot next to the Acee's Convenience Store on Veterans Memorial Drive. A staff report was submitted to the Commission, which recommended approval of the record plat, subject to staffs comments· being successfully addressed. A motion was made by Mr. Greaser and seconded by Mr. Chris Martin to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jones, C. Martin, N. Martin, McElreath). OTHER ITEMS AND COMMUNICATION 5. Chapter 30 Amendment Regarding R-4, Medium Density Multifamily Residential District Mr. Shrimplin presented a proposed amendment to the R-4, Medium Density Multifamily Residential District section of the Zoning Code (Chapter 30 of the City's Code of Ordinances). He explained that the amendment increases the maximum density from 18 units per one acre to 20 units per one acre. The amendment is based on input received from the development community, specifically those that develop multifamily projects. Staff reviewed the Zoning Code and noted that the maximum density in the R-5, High Density Multifamily Residential District is 30 units per one acre - a large step up from the R-4 maximum density of 18 units per one acre. There are only a few R-5 zoned properties in the city. A vast majority of the multifamily properties are zoned R-4. Although development costs have increased across the board, multifamily projects have become especially more expensive. Developers are seeking ways to offset increased costs in order to maintain the level of return on their investments. Increasing the R-4 maximum density to 20 units per one acre represents a small but significant benefit for developers. It allows them to build additional units without having to acquire additional land. The increase also reduces the large step between the R-4 and R-5 maximum densities, making it less likely that developers will pursue rezoning to R-5. He noted that the amendment also corrects some erroneous section references. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August 13 , 2025 Page 3 of 3 The Commission members discussed the differences between the R-4 and R-5 districts, noting that the minimum lot area , minimum lot width, and setback requirements were the same. Mr. Pulley stated that staff researched the multifamily density regulations of other municipalities in the area, and the amendment would bring Cape Girardeau closer in line with them. Mr. Jones stated that the difference between 18 units per one acre and 20 units per one acre would not make or break a project. Mr. Greaser stated that, on the one hand, the City has seen opposition to recent rezoning requests for R-4 due to concerns about increases in crime and traffic. Increasing the R-4 maximum density would only amplify those concerns. On the other hand, he has heard that there is a lack of affordable housing in the city . Mr. Guard stated that he feels more housing is needed, but the City needs to determine what type(s) of housing should be supported. A motion was made by Mr. Guard and seconded by Mr. Bertand to recommend approval of the amendment as submitted. The motion passed by a roll call vote of 8 in favor, 0 in opposition , and O abstaining (Aye : Bertrand, Blank, Greaser, Guard, Jones, C. Martin, N. Martin, McE/reath). Commission Communication Chairman Blank invited the Commission members to attend a ribbon cutting ceremony on September 3, 2025 at 1 :30 p.m. at the new Police Substation at 629 Good Hope Street. Staff Communication Mr. Shrimplin expressed condolences to Mr. Jones on the recent passing of his father. 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 21 , 2025 : • Park West Hospitality Center No. 4 Subdivision Record Plat - 2 nd & 3 rd Readings • Park West Hospitality Center No . 5 Subdivision Record Plat - 2 nd & 3rd Readings Mr. Shrimplin and Mr. Greaser thanked the Commission members for their efforts in educating the public about the water system ballot measure, which voters approved on August 5, 2025. Adjournment There being no further business , the Commission voted unanimously to adjourn the meeting at 6:10 p.m . upon a motion made by Mr. Bertrand and seconded by Mr. Nick Martin . Respectfully submitted , Chris Martin, Secretary