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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 03-11-26CITY of CAPE GIRARDEAU PLANNING &. ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES March 11, 2026 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Trae Bertrand, Scott Blank, Robbie Guard, Blake Hagedorn, Derek Jackson, Chris Martin, Nick Martin, Emily McElreath Commission Members Absent: Gerry Jones Staff Present: Carol Peters, Ryan Shrimplin CALL TO ORDER Chairman Nick Martin 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. Bertrand to approve the minutes of the February 11, 2026 meeting as submitted. The motion passed by a unanimous vote. A. REZONINGS, SPECIAL USE PERMITS, AND EXCEPTIONS A.1. A public hearing was held on the request of William R. Jones to rezone property located at 1 North Park Avenue from C-1 (General Commercial District) to RUMD (Residential Urban Mixed Density District). Mr. William R. Jones presented the request. He explained that the property, which is owned by his mother, has been a rental home for many years. The home was recently fixed up and placed on the market for sale. Neither he nor his mother were aware of the commercial zoning of the property until a realtor mentioned it. 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. Blank to recommend approval of the rezoning request. The motion passed by a roll call vote of 8 in favor, O in opposition, and O abstaining (Aye: Bertrand, Blank, Guard, Hagedorn, Jackson, C. Martin, N. Martin, McE/reath). A.2. A public hearing was held on the request of Klingner & Associates, on behalf of Brick & Ivy, LLC, to rezone property located at 539 Olive Street from R-4 (Medium Density Multifamily Residential District) and C-1 (General Commercial District) to R-5 (High Density Multifamily Residential District). Mr. Guard recused himself from the discussion and vote due to a financial conflict of interest. Mr. Ashton Gaskill, Klingner & Associates, presented the request. He explained that the property owner also owns the adjacent property at 547 Olive Street, which is zoned R-5 and contains apartments. The owner would like to develop this property in the same manner and would like it to have the same zoning as the other property. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 11, 2026 Page 2 of 3 Chairman Nick Martin opened the public hearing. Seeing no appearances to speak, he closed the public hearing. Mr. Shrimplin stated that staff received a letter from Melanie Hicks, 460 Mason Street, who expressed opposition to the rezoning request. Ms. Hicks indicated that the neighborhood has had issues with crime, including trespassing, theft, and gun violence. She expressed concerns about the potential for additional multi-family development to bring more crime, noise, and congestion to the area. Mr. Shrimplin then distributed copies of an updated zoning map and explained that the North Frederick Street right-of-way between Olive Street and Mason Street has been vacated since the rezoning application was filed. He explained that when a right-of-way is vacated, it is split down the centerline and converted into private tracts, each matching the length of the adjacent property. The ownership and zoning of the adjacent property are automatically extended to cover the tract. The west half of the vacated North Frederick Street right-of-way is one tract which is zoned R-5 because that is the zoning of the adjacent property (547 Olive Street). The east half consists of two tracts, one zoned R-4 and the other zoned C-1. A staff report was submitted to the Commission, which recommended approval of the rezoning request. A motion was made by Mr. Jackson and seconded by Mr. Hagedorn 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, Blank, Hagedorn, Jackson, C. Martin, N. Martin, McElreath; Abstain: Guard). B. SUBDIVISION PLATS 8.1. The record plat of Brick & Ivy Second Subdivision was reviewed by the Commission. Mr. Guard recused himself from the discussion and vote due to a financial conflict of interest. Mr. Ashton Gaskill, Klingner & Associates, presented the plat. He explained that the plat combines three lots along with a portion of a vacated alley and the vacated North Frederick Street right-of-way between Olive Street and Mason Street into one 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. Chris Martin 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, 0 in opposition, and 1 abstaining (Aye: Bertrand, Blank, Hagedorn, Jackson, C. Martin, N. Martin, McElreath; Abstain: Guard). 8.2. The record plat of Ty Emerald Subdivision was reviewed by the Commission. Mr. Matt DeJournett, Dowdy and DeJournett Surveying, presented the plat. He explained that the plat combines three tracts at 415 Rear Emerald Street into one lot. The owner is expanding the house and needs to combine the tracts in order to meet City codes. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Mr. Bertrand and seconded by Mr. Jackson to recommend approval of the record plat. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and 0 abstaining (Aye: Bertrand, Blank, Guard, Hagedorn, Jackson, C. Martin, N. Martin, McElreath). C. OTHER BUSINESS C.1. Chapter 25 Amendment Regarding Improvement of Parking Areas City of Cape Girardeau Planning & Zoning Commission Meeting Minutes March 11 , 2026 Page 3 of 3 Mr. Shrimplin presented a proposed amendment to Section 25-49 , Improvement of Parking Areas , of the Development Code (Chapter 25 of the City 's Code of Ordinances). He explained that , under the existing regulations, new and expanded parking areas in the front yards of properties in manufacturing zoning districts (i.e ., M-1 , Light Manufacturing/Industrial District and M-2, Heavy Manufacturing/Industrial District) are required to be paved with concrete , asphalt , or permeable/porous pavers or pavement. In response to feedback received from the development community , staff evaluated this requirement to determine if changes should be made . Staff researched other cities in the region and found that none of them require parking areas in manufacturing zoning districts to be paved . The amendment revises the requirement by allowing parking areas in manufacturing zoning districts to be surfaced with clean gravel or other aggregate if dust control measures are in place and a curb or berm is provided along the perimeter of the parking area . A minimum depth of four inches is required , and the parking area must be kept free of ruts and vegetation . He stated the amendment also includes some minor changes for clarification purposes . A motion was made by Mr . Jackson and seconded by Mr. Chris Martin to recommend approval of the amendment as submitted. The motion passed unanimously . COMMUNICATION AND UPDATES COMMISSION COMMUNICATION Mr. Guard invited everyo.ne to attend the Lions Club 's 88 th Annual Pancake Day on March 18 , 2026 at the Arena Building . STAFF COMMUNICATION Mr . Shrimplin gave the following updates : 1. Update on items from previous Commission meet ings going on to City Council The City Council approved the fo ll owing on March 2, 2026: • 803 Independence Street Rezoning - 1 st Reading • Q's Corner Subdivision Record Plat - 1 st Reading • Broadview On The Hill Record Plat - 1 st Read ing • Deer Run Estates Phase 2 Record Plat - 1 st Reading • Blan k's Second Subdivision Record Plat - 1 st Reading 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 . Jackson and seconded by Mr. Guard. Respectfully submitt,e _ _ Chris Martin, Secretary