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Home My WebLink AboutPlanning & Zoning Commission Minutes 04-08-26CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES April 8, 2026 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Robbie Guard, Blake Hagedorn, Derek Jackson, Gerry Jones, Chris Martin, Nick Martin, Emily McElreath Commission Members Absent: Trae Bertrand, Scott Blank Staff Present: Carol Peters, Trevor Pulley, 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. Jackson and seconded by Mr. Chris Martin to approve the minutes of the March 11, 2026 meeting as submitted. The motion passed by a unanimous vote. A. REZONING$, SPECIAL USE PERMITS, AND EXCEPTIONS A.1. A public hearing was held on the request of Jacob Fish, on behalf of David B. Knight Trust and Casino Capital LLC, to rezone property located at 306, 308, 406, and 450 North Main Street and the adjacent parcel to the north from M-1 (Light Manufacturing/Industrial District) to CBD (Central Business District}. Mr. Guard and Ms. McElreath recused themselves from the discussion and vote due to a financial conflict of interest. Mr. Jacob Fish presented the request. He explained that his client, David B. Knight, is interested in selling the property. He has received some interest in using the property for a mixed-use development (commercial and residential). The current M-1 zoning does not allow such a development. Rezoning to CBD would allow a mix of commercial and residential uses and make the property more marketable. 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. Jackson and seconded by Mr. Hagedorn to recommend approval of the rezoning request. The motion passed by a roll call vote of 5 in favor, 0 in opposition, and 2 abstaining (Aye: Hagedorn, Jackson, Jones, C. Martin, N. Martin; Abstain: Guard, McE/reath). A.2. A public hearing was held on the request of Springfield Sign, on behalf of Mayson Capital Partners, for an exception from Development Code Section 25-137(b), freestanding signs, for property located at 576 South Mount Auburn Road. Mr. Jeff Maurer, Mayson Capital Partners, presented the request. He explained that a sign permit application was submitted for a multi-tenant freestanding sign to serve the new building on the property. The proposed sign exceeds the maximum area per the Code. The property has three street frontages, City of Cape Girardeau Planning & Zoning Commission Meeting Minutes April 8, 2026 Page 2 of 4 and the Code allows one freestanding sign per frontage. In exchange for approval of the proposed sign, he is willing to "transfer" unused sign area afforded by the other two frontages. He added that the design of the sign is similar to other freestanding signs in this area. 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: Based on the applicable Code requirements, the subject property is allowed three freestanding signs, one per street frontage (South Mount Auburn Road, Shawnee Parkway/Missouri Route 74, and Chesley Drive). The maximum freestanding sign area for the South Mount Auburn Road and Shawnee Parkway/Missouri Route 74 frontages is 150 square feet per frontage. The maximum freestanding sign area for the Chesley Drive frontage is 50 square feet. The applicant is proposing a new freestanding sign for the South Mount Auburn Road frontage. The area of this sign is 203.5 square feet. In order to satisfy the substantial equivalent criterion, sign area must be transferred from the maximum freestanding sign area of one or both of the other frontages. The proposed freestanding sign exceeds the maximum area by 53.5 square feet. Transferring the entire maximum freestanding sign area for the Chesley Drive frontage (50 square feet) plus transferring 3.5 square feet from the maximum freestanding sign area for the Shawnee Parkway/Missouri Route 74 frontage (150 square feet) would provide the 53.5 square feet needed for the proposed freestanding sign. This would mean foregoing a freestanding sign for the Chesley Drive frontage and reducing the maximum freestanding sign area for the Shawnee Parkway/Missouri Route 74 frontage by 3.5 square feet. Transferring sign area in this manner constitutes a substantial equivalent because it allows for a larger sign without increasing the total freestanding sign area for the property. Criterion #2: Approval of the exception request is consistent with the general spirit and intent of the Development Code. Finding: The aforementioned 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 condition: 1. No freestanding sign shall be allowed for the Chesley Drive frontage. Additionally, the maximum freestanding sign area for the Shawnee Parkway/Missouri Route 7 4 frontage shall be reduced by 3.5 square feet. A motion was made by Mr. Chris Martin and seconded by Mr. Guard to approve the exception request, subject to the condition listed in the staff report. The motion passed by a roll call vote City of Cape Girardeau Planning & Zoning Commission Meeting Minutes April 8, 2026 Page 3 of 4 of 7 in favor, O in opposition, and O abstaining (Aye: Guard, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath). 8. SUBDIVISION PLATS C. OTHER BUSINESS C.1. Chapter 25 Amendment Regarding Billboards Mr. Shrimplin presented a proposed amendment to Section 25-109, Billboards, of the Development Code (Chapter 25 of the City's Code of Ordinances). He explained that the amendment makes several major changes to the billboard regulations, including: adding a definition of "billboard"; adding the C-1 district to the list of zoning districts eligible for billboards; expanding the list of streets and street sections where bordering parcels are eligible for billboards; increasing the maximum sign face area, maximum sign face length, maximum total sign face area, and maximum height for billboards on parcels bordering Interstate 55; and other changes. The amendment also adds a "downtown billboards" sub- category with a separate set of requirements. He noted that the amendment was prepared in response to requests to allow billboards in areas that are not eligible under the current regulations and to allow larger billboards along the interstate. Mr. Chris Martin asked if the changes would result in a large number of billboards being added to the downtown area. Mr. Shrimplin explained that the current billboard regulations have a minimum spacing requirement (1,400 feet on the same side of the street). As part of the amendment, a minimum 500-foot spacing requirement (on the same side of the street) is proposed for downtown billboards. Additionally, a special use permit is required for any billboard. The special use permit process allows the Planning & Zoning Commission and the City Council to vet each proposed billboard to ensure that it does not adversely affect the area. Chairman Nick Martin asked if there are any existing billboards that do not meet the regulations. Mr. Shrimplin stated that an audit of the existing billboards has not been conducted, but it is likely that some of the older billboards are nonconforming in one way or another. A motion was made by Mr. Guard and seconded by Mr. Hagedorn to recommend approval of the amendment as submitted. The motion passed unanimously. C.2. Chapter 30 Amendment Regarding CBD, Central Business District and C-1, General Commercial District Mr. Shrimplin presented a proposed amendment to Section 30-65 (CBD, Central Business District) and Section 30-66 (C-1, General Commercial District) of the Zoning Code (Chapter 30 of the City's Code of Ordinances). He explained that the amendment adds billboards to the list of special uses in each of these two districts. A motion was made by Mr. Chris Martin and seconded by Ms. McElreath to recommend approval of the amendment as submitted. The motion passed unanimously. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes April 8, 2026 Page 4 of 4 COMMUNICATION AND UPDATES COMMISSION COMMUNICATION Mr. Guard announced his resignation from the Commission following his election as Mayor. He stated that he enjoyed his time of service on the Planning & Zoning Commission. Chairman Nick Martin congratulated him on being elected Mayor. 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 March 16, 2026: • 803 Independence Street Rezoning - 2 nd & 3rd Readings • Q's Corner Subdivision Record Plat - 2 nd & 3rd Readings • Broadview On The Hill Record Plat - 2 nd & 3rd Readings • Deer Run Estates Phase 2 Record Plat - 2 nd & 3rd Readings • Blank's Second Subdivision Record Plat - 2 nd & 3rd Readings The City Council approved the following on April 6, 2026: • 539 Olive Street Rezoning - 1 st Reading • 1 North Park Avenue Rezoning - 1 st Reading • Ty Emerald Subdivision Record Plat -1st Reading • Chapter 25 Amendment Regarding Improvement of Parking Areas - 1 st Reading ADJOURNMENT There being no further business, the Commission voted unanimously to adjourn the meeting at 5:55 p.m. upon a motion made by Mr. Jackson and seconded by Mr. Hagedorn. Respectfully submitted, ,,------U__:_ Chris Martin, Secretary