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HomeMy WebLinkAboutPlanning & Zoning Commission Minutes 08-12-26CITY of CAPE GIRARDEAU PLANNING & ZONING COMMISSION PLANNING & ZONING COMMISSION MEETING MINUTES August12,2026 City Hall -Council Chambers 44 North Lorimier Street Commission Members Present: Scott Blank, Blake Hagedorn, Derek Jackson, Gerry Jones, Chris Martin, Nick Martin, Emily McElreath, Larry Patterson Commission Members Absent: Trae Bertrand 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. Jackson and seconded by Ms. McElreath to approve the minutes of the June 10, 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 Klingner & Associates, P.C., on behalf of Semo Cardinal Group LLC, to rezone property located at 33 North Ellis Street from C-1 (General Commercial District) to RUMD (Residential Urban Mixed Density District). Mr. Ashton Gaskill, Klingner & Associates, P.C., presented the request. He explained that Semo Cardinal Group recently received City approval of a boundary adjustment plat involving this property (33 North Ellis Street) and an adjacent property to the_north (815 Themis Street). Both properties are owned by Semo Cardinal Group. The boundary adjustment moved a part of the 33 North Ellis Street property, which contains a swimming pool, to the 815 Them is Street property. The 33 North Ellis Street property is zoned C-1 and the 815 Themis Street property is zoned RUMD. Because the area in question is now a part of the 815 Themis Street property, Semo Cardinal Group would like to have it rezoned to RUMD. Chairman Nick Martin opened the public hearing. Seeing no appearances to speak, he closed the public hearir:,g. 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. Patterson to recommend approval of the rezoning request. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). A.2. A public hearing was held on the request of Robinson Outdoor, LLC for a special use permit for the purposes of constructing, maintaining, and operating a billboard on property located at 53 Doctors Park Drive, zoned C-1 (General Commercial District). Mr. Wes Bell, Robinson Outdoor, LLC, presented the request. He stated that he has met with the Doctors' Park Covenant Board to discuss the proposed billboard and, based on those conversations, he City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August12,2026 Page 2 of 6 is requesting to change the location from 53 Doctors Park Drive to the adjacent property at 55 Doctors Park Drive. He noted that he is still working with the Board members to develop the final design of the billboard. 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 special use permit request, subject to the following conditions: 1. The special use authorized by this permit shall comply with all applicable laws and regulations. 2. Major modifications to said special use (including, but not limited to, the site plan) shall require the approval of the City Council. 3. This permit shall automatically expire twelve (12) months from the date of issuance if the building permit for said special use has not been issued. If the building permit is issued within this time frame and later expires due to lack of progress, then this permit shall automatically expire upon the expiration of the building permit. 4. This permit is not transferable without the approval of the City Council. 5. Electronic, video or digital billboard images or any portion thereof shall have a minimum duration of at least eight seconds and shall be a static display. No portion of the image may flash, scroll, twirl, change color, or in any manner convey motion. 6. Electronic, video or digital billbo,ard images shall be equipped with automatic dimming capability that adjusts the brightness to the ambient light at all times of the day and night. The maximum luminance produced by electronic, video or digital billboard images shall not exceed 0.3 footcandle greater than the ambient light level. Mr. Shrimplin stated that the staff report was written for the original location, but the change to the adjacent property does not have an impact on the findings and recommendation. Mr. Blank disclosed that he and Chairman Nick Martin attended one of the meetings with the Doctors' Park Covenant Board to observe the discussion. Mr. Chris Martin asked what concerns were expressed by the Board members. Mr. Blank stated that the Board was mainly concerned about a drainage issue and an electrical box that was located in the ditch along Interstate 55. The electrical box has since been moved, and the Missouri Department of Transportation (MoDOT) is addressing the drainage issues. A motion was made by Mr. Jones and seconded by Mr. Hagedorn to recommend approval of the special use permit request, subject to the conditions in the staff report. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). A.3. A public hearing was held on the request of Jansco Outdoor Advertising for a special use permit for the purposes of constructing, maintaining, and operating a billboard on property located at 2322 Rust Avenue, zoned M-1 (Light Manufacturing/Industrial District). Mr. David Jansen, Jansco Outdoor Advertising, presented the request. He stated that he is proposing City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August12,2026 Page 3 of 6 to construct a billboard in the northeast corner of the property along Shawnee Parkway and that he is requesting an exception to allow the billboard to be one foot from the property line. 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 special use permit request, subject to the following conditions: 1. The special use authorized by this permit shall comply with all applicable laws and regulations except as noted herein. 2. Major modifications to said special use (including, but not limited to, the site plan) shall require the approval of the City Council. 3. This permit shall automatically expire twelve (12) months from the date of issuance if the building permit for said special use has not been issued. If the building permit is issued within this time frame and later expires due to lack of progress, then this permit shall automatically expire upon the expiration of the building permit 4. This permit is not transferable without the approval of the City Council. 5. An exception from Section 25-109(b)(4) of the City Code is hereby granted as a part of this permit, to allow the billboard to be within thirty (30) feet of the Shawnee Parkway (Missouri Highway 74) right-of-way. No portion of the billboard shall be closer to the right-of-way line than one (1) foot. A motion was made by Mr. Chris Martin and seconded by Mr. Blank to recommend approval of the special use permit request, subject to the conditions in the staff report. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). A.4. A public hearing was held on the request of Ashleigh Hope for a special use permit for the purposes of constructing, maintaining, and operating a residence in the front of the building at the street level at 329 South Sprigg Street, zoned CBD (Central Business District) and DCC (Downtown Commercial Corridor Overlay District). Ms. Ashleigh Hope presented the request. She explained that the property has a two-story home with a one-story storefront addition. The two-story home was severely damaged by a fire, and she is in the process of obtaining approval to demolish it. She would like to renovate the storefront and make it her residence. 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 special use permit request, subject to the following conditions: 1. The special use authorized by this permit shall comply with all applicable laws and regulations. 2. Major modifications to said special use (including, but not limited to, the site plan) shall require the approval of the City Council. City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August12,2026 Page4 of 6 3. This permit shall automatically expire twelve (12) months from the date of issuance if the building permit for said special use has not been issued. If the building permit is issued within this time frame and later expires due to lack of progress, then this permit shall automatically expire upon the expiration of the building permit. 4. This permit is not transferable without the approval of the City Council. A motion was made by Mr. Jackson and seconded by Mr. Chris Martin to recommend approval of the special use permit request, subject to the conditions in the staff report. The motion passed by a roll call vote of 8 in favor, 0 in opposition, and O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). 8. SUBDIVISION PLATS 8.1. The record plat of Trawick Highlands at Dalhousie was reviewed by the Commission. Mr. Ashton Gaskill, Klingner & Associates, P.C., presented the plat. He stated that the plat combines two lots into one lot for the construction of a single-family home. A staff report was submitted to the Commission, which recommended approval of the record plat. A motion was made by Ms. McElreath and seconded by Mr. Blank to recommend approval of the record plat. The motion passed by a roll call vote of 8 in favor, O in opposition, and O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). 8.2. The record plat of St. Vincent De Paul Roman Catholic Church was reviewed by the Commission. Mr. James Randol, Bowen Engineering & Surveying, presented the plat. He stated that the plat combines several lots and tracts into one lot in preparation for some improvement projects on the church and school campus. 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 Mr. Patterson 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 O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). 8.3. The record plat of Wikel Subdivision was reviewed by the Commission. Mr. James Randol, Bowen Engineering & Surveying, presented the plat. He stated that the plat combines two lots and a soon-to-be-vacated alley into one lot in order to construct an accessory structure. 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. Hagedorn and seconded by Mr. Blank 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 O abstaining (Aye: Blank, Hagedorn, Jackson, Jones, C. Martin, N. Martin, McE/reath, Patterson). C. OTHER BUSINESS COMMUNICATION AND UPDATES COMMISSION COMMUNICATION City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August 12, 2026 Page 5 of 6 Chairman Nick Martin asked for guidance on how Commission members can be informed of any controversial issues or other matters of concern related to items on the Commission's meeting agenda. Mr. Shrimplin stated that staff can communicate with Commission members individually to share information, so if a Commission member has a concern or is aware of an issue, they should contact staff. Mr. Chris Martin stated that he observed several recycling containers in the parking lot at the new Dollar General store (549 South Sprigg Street). He expressed concerns about the unsightly appearance. Mr. Shrimplin explained that in some zoning districts, outdoor service areas and equipment, storage areas, and waste containers are required to be located in the rear or side yard and screened. The CBD regulations do not require such items to be located in the rear or side yard, but the screening requirements still apply. Staff will look into the matter. Mr. Chris Martin also stated that he also observed barriers blocking the drive lanes on the north side of the new 7 Brew store (17 South Kingshighway). Mr. Shrimplin explained that the barriers are on private property and are therefore not obstructing traffic on the street. He stated that the City Engineer contacted a 7 Brew representative several weeks before the opening in an attempt to develop a traffic control plan. STAFF COMMUNICATION Mr. Shrimplin gave the following update: 1. Update on items from previous Commission meetings going on to City Council The City Council approved the following on June 15, 2026: • Reinagel Baldwin Drive Subdivision Record Plat - 1 st Reading • Chapter 25 Amendment Regarding Billboards -.1 st Reading • Chapter 30 Amendment Regarding C-1, General Commercial District-1st Reading The City Council approved the following on July 6, 2026: • Reinagel Baldwin Drive Subdivision Record Plat - 2 nd & 3rd Readings • Chapter 25 Amendment Regarding Billboards - 2 nd & 3rd Readings • Chapter 30 Amendment Regarding C-1, General Commercial District-2nd & 3rd Readings • Brick & Ivy Second Subdivision Record Plat - 1 st Reading • CPC Subdivision Record Plat - 1 st Reading • Hope Lutheran Ministries Record Plat - 1 st Reading • Knight Subdivision Record Plat - 1 st Reading The City Council approved the following on July 20, 2026: • Brick & Ivy Second Subdivision Record Plat - 2 nd & 3rd Readings • CPC Subdivision Record Plat - 2 nd & 3rd Readings • Hope Lutheran Ministries Record Plat - 2 nd & 3rd Readings • Knight Subdivision Record Plat - 2 nd & 3rd Readings ADJOURNMENT City of Cape Girardeau Planning & Zoning Commission Meeting Minutes August 12 , 2026 Page 6 of 6 There being no furthe r business , the Commission voted unanimously to adjourn the meet ing at 6:05 p.m. upon a mot ion made by Mr. Jackson and seconded by Mr. Blank. Respectfully submit Chris Mart in, Secretary