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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 12-10-2025CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION . MEETING MINUTES December 10, 2025 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Robbie Guard, Blake Hagedorn, Derek Jackson, Chris Martin, Nick Martin, Emily McElreath Commission Members Absent: Scott Blank, Gerry Jones Staff Present: Carol Peters, Trevor Pulley, Ryan Shrimplin Call to Order Vice Chairman Nick Martin called the meeting to order at 5:30 p.m. Approval of Minutes A motion was made by Mr. Guard and seconded by Mr. Jackson to approve the minutes of the November 12, 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 proposed zoning of 2.57 acres of land located adjacent to the Cape Girardeau Regional Airport as A-1 (Airport District) upon annexation. Mr. Hagedorn recused himself from the discussion and vote due to a professional conflict of interest. Mr. Shrimplin stated that the City·· is installing a perimeter/security fence around the Cape Girardeau Regional Airport. In two areas, the fence cannot be installed on the existing airport property because the fence would infringe on the Runway Obstacle-Free Zone (OFZ) under FAR Part 77 which establishes standards and notification requirements for objects affecting navigable airspace. The City recently acquired two tracts to allow the fence to be installed outside of the OFZ. These tracts comprise the property for which the annexation· petition was submitted. The property will be incorporated into the airport facility; therefore, staff recommends zoning it as A-1 (Airport District) upon annexation. Vice Chairman Nick Martin opened the public hearing. Seeing no appearances to speak, he closed the public hearing. A motion was made by Mr. Guard and seconded by Mr. Bertand to recommend zoning the property as A-1 (Airport District) upon annexation. The motion passed by a roll call vote of 6 in favor, 0 in opposition, and 1 abstaining (Aye: Bertrand, Guard, Jackson, C. Martin, N. Martin, Al!cE/reath; Abstain: Hagedorn). 2. A public hearing was held on the request of La Croix Properties, LLC for an exception from Development Code Section 25-49(c), improvement of parking areas, for property located at 1933 Rust Avenue. Mr. Ben Meier presented the request. He stated that an exception was granted two years ago to allow the property to be covered with gravel for use by the Cape Girardeau Career & Technology Center (CTC) truck driver training program. One of the conditions of approval required La Croix Properties, LLC to obtain a driveway permit and City of Cape Girardeau Planning & Zoning Commission Meeting Minutes December 10, 2025 Page 2 of 4 construct a paved driveway in the Rust Avenue right-of-way. The paved driveway was not constructed, and the exception expired. A new exception application has been filed to allow the gravel surface to remain on a temporary basis. 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 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: The purpose of the code requirement is to promote high-quality development through the use of paved surfaces, which, unlike gravel, do not become displaced and scattered by vehicles, storms, etc. Gravel from driveways can end up in the street and eventually enter the storm sewer system; where it can accumulate and restrict the flow of stormwater. The application indicates that the proposed gravel driveway and parking area are temporary improvements to allow the property to be used as a training facility for a truck driving school until such time as the property is developed for the owner's use. Because the gravel. surface is intended to be temporary, staff believes that a substantial equivalent can be achieved if certain conditions are imposed as part of the approval of the exception request. The conditions are listed in the staff recommendation below. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: The substantial equivalent 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 conditions: 1. The applicant shall maintain the gravel surface at all times and ensure that any gravel and debris in the street adjacent to the property is removed in a timely manner. 2. The applicant shall obtain a driveway permit from the City and construct a 10-foot wide paved driveway in the right-of-way in accordance with City specifications. 3. The applicant shall comply with the City's stormwater management regulations including, but not limited to, obtaining approval of a stormwater management plan. 4. This exception shall expire two (2) years from the date of approval or at such time as permanent improvements are made to the property, whichever comes first. A motion was made by Mr. Jackson and seconded by Mr. Bertrand to approve the exception request, subject to the conditions listed in the staff report. The motion passed by a roll call vote of 7 in favor, 0 in opposition, and O abstaining (Aye: Bertrand, Guard, Hagedorn, Jackson, C. Martin, N. Martin, McE/reath). SUBDIVISION PLATS City of Cape Girardeau Planning & Zoning Commission Meeting Minutes December 10, 2025 Page 3 of 4 3. The record plat of Strawberry Fields Subdivision Phase 1 was reviewed by the Commission. Mr. Brian Strickland, Strickland Engineering, presented the request. He stated that the proposed subdivision creates 26 lots for duplexes. 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 Ms. McElreath to recommend approval of the record plat, subject to staff's comments being successfully addressed. The motion passed by a roll call vote of 7 in favor, O in opposition, and O abstaining (Aye: Bertranci1 Guard, Hagedorn, Jackson, C. Martin, N. Martin, McE/reath) . . j OTHER ITEMS AND COMMUNICATION Commission Communication Mr. Chris Martin explained that he had prepared a draft amendment to the Planning & Zoning Commission Rules of Procedure last month and emailed it to Chairman Scott Blank and the staff with a request that it be placed on tonight's meeting agenda for discussion. The amendment changes two sections related to Commission member attendance at Commission meetings. Currently, Commission members are required to attend the meetings in person. The amendment provides for Commission member attendance via teleconference (such as Zoom) or other technology if they are not able to attend in person. He added that the amendment is intended to help modernize the Commission and to allow the Commission to be more efficient in its work. Mr. Guard stated that he was on tt:ie City Council during the peak of the COVID-19 pandemic, and he still remembers the challenges that come with virtual meetings. He added that while he technically supports the amendment, he has concerns with the potential for the Commission, to become a "virtual board". He noted that, if the amendment moves forward, some parameters should be set to ensure that the Commission does not become a virtual board. Mr. Bertrand stated that he shares Mr. Guard's concerns. He noted that the City's attendance policy allows Commission members to miss up to three consecutive regular meetings or four regular meetings within a 12-month period before their position on the Commission is forfeited. He continued by stating that, in his opinion, four absences in a 12-month period is a significant number of absences. Most of the people he knows that have missed that many meetings did not miss all of those meetings due to being hospitalized or some other emergency situation. He stated that perhaps the virtual option should only be available if it is the third consecutive absence or the fourth absence .in 12 months and it is an emergency situation. Mr. Nick Martin asked the staff if there would be any technological or logistical issues with allowing Commission members to virtually attend Commission meetings. Mr. Shrimplin stated that the City has the capability to host virtual meetings, so there do not appear to be any such issues. However, there are issues from a policy standpoint, such as: how many Commission members would be allowed to virtually attend at one time, which situations qualify for virtual attendance, who else would be afforded the virtual option (staff, applicants, etc.), and whether or not virtual meetings are prudent for a Commission that holds hearings and takes actions with legal ramifications. Mr. Chris Martin stated that he will not pursue the matter any further, but he is disappointed with the timeliness of the response, given that he had sent the request a month ago. Mr. Shrimplin City of Cape Girardeau Planning & Zoning Commission Meeting Minutes December 10, 2025 Page 4 of 4 noted that Mr. Chris Martin had sent a follow-up email to him last week because no one had responded. Mr. Shrimplin replied to the email, explaining that Chairman Blank had sent him an email asking for his thoughts regarding the request. After consulting with the City Manager's Office and the City Attorney's Office, Mr. Shrimplin sent an email to Chairman Blank discussing the aforementioned policy issues. He had not heard back from Chairman Blank, so in his reply, he advised Mr. Chris Martin to call Chairman Blank to see if he wanted to take the amendment to the Commission this month. 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 November 17, 2025: • 121 South Sprigg Street Rezoning -2 nd & 3rd Readings • Chapter 25 Amendment Regarding Number and Spacing of Driveways -2nd & 3 rd Readings • Star Vue Groves Record Plat -1st Reading The City Council approved the following on December 1, 2025 : • Star Vue Groves Record Plat -2 nd & 3rd Readings • 825 South Ellis Street Rezoning -1st Reading Adjournment There being no further business, the Commission voted unanimously to adjourn the meeting at 5:50 p.m. upon a motion made by Mr. Jackson and seconded by Mr. Bertrand . Respectfully subm· Chris Martin, Secretary