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Home My WebLink AboutP&Z.Agenda.07-09-2025 L CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION AGENDA PLANNING & ZONING COMMISSION WEDNESDAY,JULY 9,2025 5.30 p.m. City Hall,44 North Lorimier Street Council Chambers Trae Bertrand Scott Blank,Chairman Kevin Greaser Robbie Guard Nick Martin,Vice Chairman Derek Jackson Gerry Jones Chris Martin,Secretary Emily McElreath � f Call to Order Approval of minutes of the June 11,2025 meeting. Appearances regarding items not on the agenda. Water System Presentation. REZONINGS,SPECIAL USE PERMITS,AND EXCEPTIONS 1 Public hearing on the request of Sharon Hughes for an exception from Development Code Section 25-161, Fence Height&Surface Requirements,for property located at 4045 Connor Drive. ACTION TAKEN Approved Approved with Conditions Denied Tabled OTHER ITEMS AND COMMUNICATION Commission Communication. Staff Communication. • Update on items from previous Commission meetings going on to City Council. Adjournment. * * * * * * * * * * * * * * * * * * The Planning&Zoning Commission of the City of Cape Girardeau, Missouri, may as a part of a regular meeting or a special meeting, hold a closed session in the Council Chambers to discuss legal actions, causes of legal action or litigation, leasing, purchasing or sale of real estate,or confidential or privileged communication with its attorneys,pursuant to RSMo Sections 610.021 (1)and 610.021 (2). * * * * * * * * * * * * * * * * * * • 44 North Lorimier Street Cape Girardeau,MO 63701 (573)339-6327 cityofcape.org fWed 1-f-?,5 it,, 00Q&) Page 1 of 2 CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION NOTE. Rezoning and special use permit requests recommended for approval by the Planning & Zoning Commission tonight will have public hearings held at an upcoming City Council meeting. Rezoning and special use permit requests recommended for denial tonight will be presented to the City Council at an upcoming meeting for fmal determination. Subdivision plats recommended for approval or denial by the Planning&Zoning Commission tonight will be presented to the City Council at an upcoming meeting. Plats must be in their final form rm(i.e.,all staff review comments successfully addressed)and electronic and hard copies submitted by the deadline in order to be assigned to a Council meeting agenda. Contact staff for more information. Development Code exception requests are decided by the Planning&Zoning Commission. They do not go on to the City Council. t:.il1}4W111 1111111.�r. 44 North Lorimier Street Cape Girardeau, MO 63701 (573)339-6327 cityofcape.org Page 2 of 2 I k PLANNING & ZONING COMMISSION MEETING MINUTES June 11, 2025 City Hall – Council Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Scott Blank, Robbie Guard, Derek Jackson, Nick Martin Commission Members Absent: Kevin Greaser, Gerry Jones, Chris Martin, Emily McElreath Staff Present: Carol Peters, 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. Nick Martin and seconded by Mr. Jackson to approve the minutes of the May 14, 2025 meeting as submitted. The motion passed by a unanimous vote. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS 1. A public hearing was held on the request of Coast to Coast Signs LLC, on behalf of Midamerica Hotels Corporation, for an exception from Development Code Section 25-137(b), freestanding signs, for property located at 2505 Veterans Memorial Drive. Mr. Marty Platz, Coast to Coast Signs LLC, presented the request. He explained that the request is for approval to increase the area of the existing freestanding sign in the southwest corner of the property from 144 square feet to 216 square feet, which exceeds the maximum area by 66 square feet. The additional sign area is for advertising the restaurant (AC’s Chicken Fingers and Quiznos). In exchange for the additional sign area on this sign, the owner is willing to forego unused sign area on the other freestanding sign (located in the southeast corner) as well as unused wall sign area. 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 contained 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: Based on the applicable Code requirements, the subject property is allowed two freestanding signs, each with a maximum area of 150 square feet. The property currently has two freestanding signs, one with a sign area of 144 square feet and the other with a sign area of 129.7 square feet. The applicant is proposing to add a second CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION City of Cape Girardeau Planning & Zoning Commission Meeting Minutes June 11, 2025 Page 2 of 3 sign face to the 144-square foot freestanding sign. The second sign face is 72 square feet, which would increase the total sign area of this sign to 216 square feet – 66 square feet over the maximum. In exchange for the additional sign area on this sign, the applicant is proposing to forego the unused portion of the maximum area on the other freestanding sign. The unused portion is 20.3 square feet. In addition, the applicant is proposing to forego 45.7 square feet of unused wall sign area (maximum of 336 square feet; only 25 square feet is used). This constitutes a substantial equivalent because the proposed aggregate sign area for all of the signs does not exceed the aggregate sign area allowed under the Code. 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, subject to the following condition: 1. The maximum area of the other freestanding sign (located in the southeast corner of the property) shall be reduced by 20.3 square feet and the maximum wall sign area shall be reduced by 45.7 square feet. A motion was made by Mr. Jackson and seconded by Mr. Guard to approve the exception request, subject to the condition in the staff report. The motion passed by a roll call vote of 5 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Jackson, N. Martin). SUBDIVISION PLATS 2. The record plat of Park West Hospitality Center No. 4 Subdivision was reviewed by the Commission. Ms. Melanie Cantrell, Midamerica Hotels Corporation, presented the request. She stated that the plat subdivides a lot into three lots. In response to a question from Mr. Nick Martin, Ms. Cantrell confirmed that Hospitality Drive would remain a private 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. Nick Martin 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 5 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Jackson, N. Martin). 3. The record plat of Park West Hospitality Center No. 5 Subdivision was reviewed by the Commission. Ms. Melanie Cantrell, Midamerica Hotels Corporation, presented the request. She stated that the plat subdivides a tract into four lots and establishes access and utility easements over the private drives, plus additional utility easements. 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. Jackson and seconded by Mr. Nick 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 5 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Jackson, N. Martin). City of Cape Girardeau Planning & Zoning Commission Meeting Minutes June 11, 2025 Page 3 of 3 4. The record plat of Star Vue Groves was reviewed by the Commission. Mr. Brad Schlosser, Star Vue Rentals, LLC, presented the request. He stated that the plat subdivides a lot in order to develop the Star Vue Groves duplex development. 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. Jackson and seconded by Mr. Nick 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 5 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Jackson, N. 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 May 19, 2025:  212 South West End Boulevard Rezoning – 2nd & 3rd Readings  3100 and 3130 Ragan Street Rezoning – 2nd & 3rd Readings The City Council approved the following on June 2, 2025:  524 North Silver Springs Road Rezoning – 1st Reading  215 North West End Boulevard Rezoning – 1st Reading  215 North West End Boulevard Special Use Permit – 1st Reading  Motion to deny a request to rezone property at 720 Bertling Street Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 5:45 p.m. upon a motion made by Mr. Bertrand and seconded by Mr. Jackson. Respectfully submitted, Chris Martin, Secretary Planning & Zoning Commission APPLICATION FOR: Development Code Exception ADDRESS OF PROPERTY: 4045 Connor Drive APPLICANT: Sharon Hughes PROPERTY OWNER: Sharon L. Hughes EXCEPTION(S) REQUESTED: Section 25-161, Fence Height & Surface Requirements 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org STAFF REPORT TO: Planning and Zoning Commission FROM: Ryan Shrimplin, City Planner MEETING DATE: July 9, 2025 SUBJECT: Exception Request for Property at 4045 Connor Drive An exception application has been submitted for the property at 4045 Connor Drive, which is zoned R-1 (Single-Family Suburban Residential). The applicant is requesting an exception from the following section of the Development Code (Chapter 25 of the City’s Code of Ordinances): Section 25-161(a) Fence height and surface requirements Requirement Maximum height of 3 feet in the primary front yard of a residential (non-rural estate) property; minimum 50% open surface Request Approval of a 4-foot high ornamental aluminum fence in the primary front yard The Development Code authorizes the Planning and Zoning Commission to grant exceptions in accordance with Section 25-12(b). In order for an exception request to be approved, the Planning and Zoning Commission must consider and make findings of fact with regard to certain criteria. Staff has reviewed the criteria and made the following determinations: 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 purpose of the requirement is to limit fence height to what is reasonable and necessary for the use of the property. Excessively high fences can adversely affect the character of the neighborhood. The proposed fence will not adversely affect the character of the neighborhood because it has a reasonable height, a decorative appearance, and a mostly open surface. This qualifies as a substantial equivalent. CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 44 North Lorimier Street Cape Girardeau, MO 63701 (573) 339-6327 cityofcape.org 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 recommends approval of the exception request. CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT 4053 1307 4045 4035 1306 Connor Dr 4045 Connor Drive Exception requested from Sec. 25-161, fence regulations 1 inch = 33 feet µCreated by: Community Development June 16, 2025 Location of proposed 4' tall decorative fence CITYOjCAPE GIRARDEAU DEVELOPMENT CODE EXCEPTION APPLICATION CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT DEPARTMENT, 44 NORTH LORI MIER STREET, CAPE GIRARDEAU , MO 63701 (573) 339-6327 Property Address/Location 4045 Connor Drive Applicant Sharon Hughes Mailing Address 4045 Connor Drive Telephone 573-915-4472 Contact Person I City, State, Zip Cape Girardeau, MO 63701 I Email shughes@socket.net Sharon Hughes or Lisa Berry at Bootheel Fence Company Property Owner of Record l1l Same as Applicant Mailing Address 4045 Connor Drive Telephone 573-915-4472 I City, State, Zip Cape Girardeau, MO 63701 I Email shughes@socket.net (Attach additional owners information, if applicable) Section of the Development Code from which the exception is requested: Describe the nature of the exception request. Would like to request the installation of 4 foot tall ornamental style fence on the right front side(facing the front) of the yard for her small dog vs the standard 3 foot tall. Homeowner doesn't want to risk the dog getting over the 3 foot tall fence and getting run over or hurt. Application continues on next page OFFICE USE ONLY Date Received & By f {.p -// -d, 5' File# b \ '14 tl Zj Application Fee Received$ J {p , D Check# ____ D Credit Card D Cash MUNIS Application# \ \Q ~UNIS Permit# ____ _ \ Planning & Zoning Commission Action O APPROVED AS REQUESTED APPROVED WITH CONDITIONS DENIED Date _____ _ Revised 07 /01/24 Exception Criteria Explain how the e xception request meets the criteria below. Attach additional sheets, if necessary. 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, or results in a significant public benefit. ft-e..--kr?c-e...j_zy-v1 propo.si'/'1 1 1·sdeu; r~+,\J-L ;z,,rzd dbro12,.e_ (f_g))(J" +ft a-I-m ;; 1-c), e s '-Yh-_ If:.. fvi rYZ e 4-J)d / ';3 m CJ re., W? tfJ h -h-u s / v-<-+h.-e., ne1 ·Jhbe--rhDa&_ 2) Approval of the exception request is consistent with the general spirit and intent of the Development Code. y C s +I,_ e {'e" L-e ( '-:, HI r:l,,j cJ_ " d B Perr . ADDITIONAL ITEMS REQUIRED In addition to this completed application form, the following items must be submitted: _ AJ:l ·cat:ion fe ';:;;{$82.00 per section, payable to City of Cape Girardeau) x_ List of adjacent property owners (see Instructions for requirements) See Instructions for more information. _ 00e (1) se t-of mailing envelopes, stamped and addressed to adjacent property owners OR $2 .85 per adjacent property owner, if stamped envelopes are not submitted One (1) set of supporting documents sufficiently depicting the location of the requested exception and any proposed improvements 1._ One (1) set of current photos of the property CERTIFICATIONS The undersigned hereby certifies that: 1) They are the Property Owner(s) of Record for the property described in this application; 2) They acknowledge that the exception, if approved, will be valid for a period no greater than one hundred eighty (180) days from the date of approval, unless within such period the required permits are obtained and the work is commenced and pursued diligently toward completion, or an extension has been granted; and 3) They acknowledge that they are responsible for ensuring that all required licenses and permits are obtained prior to roperty Owner of Record Si ure-a nd Printed Name Date {Provide additional owners signatures and printed names in the space below, if applicable) The undersigned hereby certifies that they are an agent duly authorized by the Property Owner(s) of Record to file this application on their behalf, and that the Property Owner(s) of Record hereby agree to the above certifications . Applicant Signature and Printed Name Date Revised 07 /01/24 , FENCE PERMIT APPLICATION CITY of CAPE GIRARDEAU COMMUNITY DEVELOPMENT, 44 N. LORIMIER ST, CAPE GIRARDEAU, MO 63701 (573) 339-6327 Project Address 4045 Connor Drive Describe Fence Type and Height Install 117' of 4' tall Ascot 3 rail residential grade Light Bronze color aluminum fence. Includes 1 -5' wide walk gate. Gate post are 2" x 7' x .125 wall, all other post are 2" x 6' x .062 wall. All post set in concrete2 feet deep. Fence Location (NOTE: A corner lot has two "front" yards, one for each street. The yard, or setback, is the distance from Total Construction Cost the building to the property line.) , !XI Front Yard OsideYard 0Rear Yard 5,770.00 Property Owner Address City, State, Zip Hughes, Sharon 4045 Connor Drive Cape Girardeau, MO 63701 Telephone Email 573-915-4472 shughes@socket.net Contractor's Name Contractor's Business Name License Number Bootheel Fence Co. Mailin,g Address 367 9 N. High St. Telephone 573-204-7250 Email info@bootheelfence.com CERTIFICATION I CERTIFY THAT I AM THE OWNER IN FEE OR AGENT AUTHORIZED TO APPLY FOR THIS BUILDING PERMIT. I UNDERSTAND THAT THE SUBMITTAL OF INCOMPLETE PLANS OR FAILURE TO COMPLETE THIS APPLICATION IN ITS ENTIRETY MAY RESULT IN THE DELAY OF PLAN REVIEW AND PERMIT APPROVAL. I HAVE READ THE APPLICATION AND INFORMATION SHEET AND I FULLY COMPREHEND THE INFORMATION I AM REQUIRED TO SUBMIT FOR PLAN REVIEW. ~;3 Owner/Agent Signature7 05/16/2024 Date Lisa Berry Owner/Agent Printed Name OFFICE USE ONLY Date Received ______ Munis App# __ _ Revised 12/09/2021 ~®, u~t~u\l Class: Residential CUSTOMER Name: _Jj_gghes Sharon Address: 4045 Connor Dr ive Cape Girardeau, MO 6370'1 SITE PARTICULARS Existing Fence Obstructions Equipment Access to Power Access to Water Is There a Pool? Access to Job Special Instructions .. We are curre,ijr ly expenenc,ng de la) s 1n s hq,pii n° fr om o ur 1e nci or . TIJ1 s nrn :-Q al1e c:t e {d rna ed t1rne S'l for i o§iallat;io,,1. No 1·ef1111(ls or cance ll a tion s iv ill b 0 ra nt,ed d\1e , rociuc:t d l a. l}g onul our ·un r-rol. ,, M a pi r ec:ia~e . our bu si u es , · my understanding of '?)where the fence will be la yout: __.-- X __ ---;;J~::;LJ~,11.L,µx...ie:~_____.~-::,,.._,~~;Yoh~YL~&;~~====-:..._ ________ .....,,,,==-'='..--h-d~-<vL~k -5J...._ I / Page LJ. of 4 :?" X 2" X ,062" _,.,_.,,_,_....,._ 6' Tall POST .625" X .625" PICKET @i20 18 Bnrrolto Oulcloor Ll'llng 7·1 .375" PANEL ASCOT l'O/JOBNAME ITEM· nA~11:1 QUOTE NO. HINGE TYPE· COLOR DI A,'1/ DAYLIGHT OPENING APPf-<OVAl. SIGNI\TUr~E (F~ECJUIRED) 48" GHAOl: v0.10.6 Boli1 ADJACENT PROPERTY OWNERS - 4045 Connor Drive Property Owner Property Address Mailing Address City ST Zip SILAS OSIOHWO & JENNIFER ONOME 4053 CONNOR DR 4053 CONNOR DR CAPE GIRARDEAU MO 63701 TERRANCE & COLLEEN SMITH 1306 VANTAGE DR 1306 VANTAGE DR CAPE GIRARDEAU MO 63701 BRANDY DALLAS 1307 HOLLY DR 1307 HOLLY DR CAPE GIRARDEAU MO 63701 ROGER & DORIS MARTIN 4035 CONNOR DR 4035 CONNOR DR CAPE GIRARDEAU MO 63701 BRUCE & RITHA HACKER BRENTWOOD DR 1319 ROSEWOOD DR CAPE GIRARDEAU MO 63701