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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 10-08-2025CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES October 8, 2025 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Scott Blank, Kevin Greaser, Robbie Guard, Derek Jackson, Gerry Jones, Chris Martin, Nick Martin, Emily McElreath Commission Members Absent: None 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. Chris Martin and seconded by Mr. Greaser to approve the minutes of the September 10, 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 the City of Cape Girardeau to rezone property located at 121 South Sprigg Street from CBD (Central Business District) and DCC (Downtown Commercial Corridor Overlay District) to C-2 (Highway Commercial District). Mr. Shrimplin presented the request on behalf of the City. He explained that the property was developed in the 1970s. It was most recently occupied by Save A Lot, which closed earlier in the year. The property is on the market, and he has been contacted by several realtors who inquired about the zoning and the allowable uses. The inquiries prompted him to meet with the City Attorney, Greg Young, to assess the appropriateness of the CBD-DCC zoning for the property. They concluded that, other than location, the characteristics of the property are more typical of C-2 zoned properties, thus making it more appropriate for C-2 uses. They noted that an adjacent property to the west is zoned C-2, as are other properties further west on William Street. He then contacted the property owner, who was in support of the rezoning. Mr. Greaser, noting that the building had been divided into two tenant spaces, asked if the rezoning request covers the entire building. Mr. Shrimplin stated that the request covers the entire building as well as the rest of the parcel. He stated that Tina McMahon with McMahon Properties, LLC, owner of 108 and 110 South Sprigg Street, called him to express her support for the rezoning request. 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. Greaser and seconded by Mr. Nick Martin to recommend approval of the rezoning request. The motion passed by a roll call vote of 9 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jackson, Jones, C. Martin, N. Martin, McE/reath). SUBDIVISION PLATS City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 8, 2025 Page 2 of 4 2. The record plat of Presley's Addition was reviewed by the Commission. Ms. Leslie Morrow, the applicant, presented the request. She explained that her husband applied for a special use permit for a vehicle tire sales, service and repair facility on the property, which was reviewed by the Commission last month and is pending approval by the City Council. When she met with Mr. Shrimplin to discuss the application, he informed her that the property consists of three tracts and that they would need to submit a record plat to combine the tracts into a single lot to ensure that the parking and other accessory uses are located on the same lot as the building. 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. 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 9 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jackson, Jones, C. Martin, N. Martin, McElreath). 3. The record plat of Capaha Place Subdivision was reviewed by the Commission. Mr. Jones recused himself from the discussion and vote due to a financial conflict of interest. Mr. Chris Koehler, -Koehler Engineering & Land Surveying, presented the request on behalf of the applicant. He explained that the property is an undeveloped tract that is proposed to be subdivided into 11 townhouse lots and one lot for access, stormwater detention, and open space. Mr. Nick Martin asked how the units would be accessed. Mr. Koehler stated that each unit would have a driveway connecting to the adjacent street. He added that there are no plans to extend the existing private drive connecting to Penny Avenue. 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. Guard 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 1 abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jackson, C. Martin, N. Martin, McElreath; Abstain: Jones). OTHER ITEMS AND COMMUNICATION 4. Chapter 25 Amendment Regarding Number and Spacing of Driveways Mr. Shrimplin presented a proposed amendment to Section 25:-250, Number and Spacing of Driveways; Multifamily Residential and Nonresidential Uses, of the Development Code (Chapter 25 of the City's Code of Ordinances). He stated that, currently, this section limits multifamily residential and nonresidential uses to one driveway for each full 150-foot section of lot frontage along an arterial street or each full 75-foot section of lot frontage along a collector or local street. The amendment adds a provision allowing, for nonresidential uses, one additional driveway for each full 150-foot or 75-foot section of lot frontage (depending on the street classification) if each of the driveways is designated as one-way (enter only or exit only) by means of signs and pavement markings. Adding this provision provides flexibility for developers and property owners because they can choose between having one full- movement driveway or two one-way driveways per section of lot frontage. Mr. Bertrand noted that the amendment would remove the staff's ability to apply discretion in allowing the additional driveway; if approved, it would allow the additional driveway by right. Mr. Shrimplin stated that the City Engineer is the one who suggested amending the code to allow it by right. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 8, 2025 Page 3 of 4 A pair of one-way driveways is safer than a full-movement driveway because it restricts turning movements and reduces the potential for conflicts. A motion was made by Mr. Greaser and seconded by Ms. McElreath to recommend approval of the amendment as submitted. The motion passed by a roll call vote of 9 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Greaser, Guard, Jackson, Jones, C. Martin, N. Martin, McE/reath). 5. Commission Appointment Recommendation Chairman Blank stated that the Commission needs to make two appointment recommendations: one for Mr. Jones' position and one for Mr. Greaser's position. Mr. Jones' term expires November 1, 2025; he is eligible for reappointment. Mr. Greaser's term also expires November 1, 2025; he has reached his term limit and cannot be reappointed. The Commission reviewed the City Advisory Board and Commission applications on file for those interested in serving on the Planning & Zoning Commission. Mr. Jones expressed interest in being reappointed. A motion was made by Mr. Guard and seconded by Mr. Nick Martin to recommend that the City Council reappoint Mr. Jones and appoint Blake Hagedorn. The motion passed by a unanimous vote. Commission Communication Chairman Blank recognized Mr. Greaser for his many years of service on the Commission and thanked him for his dedication to serving the community. Mr. Greaser stated it was a privilege and an honor to serve on the Commission and work with the City of Cape Girardeau. Mr. Chris Martin mentioned that he noticed a new wall sign on the building at 632 Broadway. He expressed concern about the sign design and its seemingly random placement on the fa9ade. He asked if the property is zoned CBD (Central Business District) and if so, do the design standards in the ordinance apply to signs such as this one. Mr. Shrimplin confirmed that the property was zoned CBD. He stated that the design standards only apply to buildings. However, the sign in question does require a sign permit and a License and Indemnity Agreement. He stated that, to his knowledge, a License and Indemnity Agreement has not been prepared for the sign. In cases where a License and Indemnity Agreement is required, the Inspection Services Division is not supposed to issue the permit until the Agreement is executed by both the owner and the City. Mr. Martin stated that Columbia, Missouri has launched a sweeping review of its regulations and processes in an effort to curb violence in the community, especially in the downtown area, and to make Columbia more inviting to businesses and people. He emphasized that community image is an important factor in attracting new residents and businesses. 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 September 15, 2025: City of Cape Girardeau Planning & Zoning Commission Meeting Minutes October 8, 2025 Page 4 of 4 • 538 & 542 South Ellis Street and 549 South Sprigg Street Rezoning - 2 nd & 3rd Readings • Chapter 30 amendment regarding R-4, Medium Density Multifamily Residential District - 2 nd & 3rd Readings The City Council approved the following on October 6, 2025: • 815 Themis Street Rezoning -1 st Reading • 401 and 415 South Sprigg Street Special Use Permit - 1 st Reading • Park West Hospitality Center No. 6 Subdivision Record Plat-1st Reading Mr. Pulley reported that he spoke with the owner of Furniture Finds, 1221 North Kingshighway, regarding the shipping containers. The owner indicated that the business will be moving its inventory to an off-premises warehouse in the near future, after which the shipping containers will be removed. Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 6:00 p.m. upon a motion made by Mr. Guard and seconded by Mr. Chris Martin. Respe~s~itt/7., ~~·· Scott Blank, Chairman