HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 12-14-2022.draftCity of Cape Girardeau
Planning & Zoning Commission
Meeting Minutes
December 14, 2022
Page 2 of 5
recommended approval of the rezoning request. Mr. Nick Martin asked for clarification as to
why staff recommended approval of the request. Mr. Shrimplin explained that NC is the
least intensive commercial district, and because it allows a residential use above or behind a
nonresidential use in a building, it could be considered a mixed-use district. For this reason,
NC is often used as a transition between residential zoning and more intensive commercial
zoning. He noted that the property is near the North Kingshighway commercial corridor and
the improvements on the property are not really marketable for single-family residential use.
He read aloud the lists of permitted and special uses in the NC district. Mr. Gipson stated
that he does not have specific plans for the building at this time. He just wants to make it
more marketable. He added that when he purchased the property, it was being used as a
karate school, so he assumed it was zoned commercial.
Vice Chairman Stickel opened the public hearing. Ms. Deborah Clifton, 2504 Fairview Drive,
stated that the activities at the church have always been a little obscure, and he is not sure
what goes on there. She noted that the residents on Fairview Drive are currently dealing
with light pollution from the Bi-State Oil gas station/Southern convenience store. They do
not want to deal with more adverse impacts from commercial developments. Approval of
the rezoning would result in increased traffic and lower property values. For these reasons,
she is opposed to the rezoning.
Mr. Les Lindy, 2528 Marsha Kay Drive, requested clarification of the permitted uses in the
NC district. Mr. Shrimplin explained that if the property does get rezoned to NC, then any of
the uses in the NC permitted principal and accessory uses lists can be conducted on it.
However, there are additional regulations in the City Code which may not make it feasible to
conduct certain permitted uses. Mr. Lindy stated that Marsha Kay Drive is used as a cut-
through between North Kingshighway and North Cape Rock Drive, so it has a higher volume
of traffic than other residential streets. Rezoning the property to commercial will only make
the traffic worse. He added that this area has grown to the point that it can't handle
additional growth, and he is not in favor of introducing more commercial uses.
Ms. Martha Hamilton, 2450 Fairview Drive, stated that she and her husband purchased their
home prior to the construction of the Bi-State Oil gas station/Southern convenience store.
Ever since it was constructed, light pollution has been an issue. She stated that she is sorry
the realtor didn't inform Mr. and Mrs. Gipson about the property being zoned residential, but
she is opposed to the rezoning. She asked if a retail use would be allowed if the property
were rezoned to NC. Mr. Shrimplin replied that the NC district does permit retail uses, but
the City's building code would require certain modifications to the buildings due to the
change of use. He noted that the NC district regulations contain restrictions on building size
and require the architectural design to be compatible with the surrounding buildings.
Mr. Shrimplin reiterated that the Planning & Zoning Commission only makes
recommendations to the City Council on rezoning requests. If the Commission recommends
approval of this request, then the City Council will hold a public hearing on January 9, 2023.
If the Commission recommends denial, then the City Council will either approve the
recommendation of denial or set a public hearing.
Mr. Tom Hamilton, 2450 Fairview Drive, stated that if this property gets rezoned to
commercial, then the other residential property owners on Marsha Kay Drive will want to
rezone their properties to commercial as well.