CAR WASH REJECTED BY P&Z

The Cape Girardeau Planning and Zoning Commission rejected a proposal for a car wash at the northwest corner of Lexington Avenue and Cape Rock Drive, but board members seemed to call for some commercial development on the north side of town.

"Sooner or later, there's got to be commercial development on Lexington Avenue," said commission member Jim Ramage. "People like me who live up there don't want to have to drive down to Schnucks all the time."

Except for an already existing convenience store on Perryville Road and Lexington, the entire northern area was zoned R-1 low-density residential when Cape Girardeau annexed it. Some multifamily housing has gone in since then.

Melvin Barks and some business partners proposed building a five-bay brick self-service car wash at the corner and living with his wife in the 80-year-old home next door.

Although the area is zoned R-1, the city allows car washes if the City Council grants a special-use permit. The zoning commission held a hearing about the proposed permit Wednesday evening.

Half a dozen neighbors came to oppose it.

Barks said he had met with many neighbors, heard their concerns and tried to address them. He signed a contract with the two nearest neighbors that said he could not keep the facility open later than 10:30 p.m. Sunday through Thursday and 11 p.m. Friday and Saturday.

He said he would erect fences to keep litter from blowing off the property and to keep neighbors from having to watch people wash their cars.

He said he would orient the building in such a way motorists could not cut through the lot to avoid the intersection and would point all the exterior lighting toward the car wash to keep the glare away from nearby residences.

That didn't satisfy Jeffrey Sippy who lives directly across Lexington from the proposed car wash. Sippy told the commission he visited every residence on his street, Briarcliff Drive, with a petition opposing the car wash and everyone who was home "vehemently opposed" it.

He said the car wash would bring too much traffic to the neighborhood, and when patrons play their boom boxes and car radios, too much noise as well.

In addition, Sippy said, when he and his neighbors bought their homes, they fully expected the neighborhood to remain residential.

Three of his neighbors also spoke at the meeting.

Commission member Harry Rediger said it was important to the people already living there to honor the residential zoning in place, especially because residents bought their homes expecting it to remain residential.

Commission member Melvin Dockins said he opposed the car wash because it would be surrounded by residential properties. Not a single member voted for the car wash.

Ramage and commissioner Tom Mogelnicki abstained, saying they might approve it with modifications.

The dominant sentiment on the commission was for bringing commercial development to the area, but not directly adjacent to existing residences.

Commissioner Bob Blank said after the meeting: "Any area you go, you'll see a small strip mall or service area. It's a good thing but not to the detriment of someone's property."

In its only other action, the commission approved a special-use permit for Americare to build a 12-room nursing home at 2906 Beavercreek Drive next door to a 17-room nursing home it operates. Bruce Hillis of Americare said the for-profit facility for the "frail and elderly" would continue to be licensed for 34 beds but would have more private rooms.

Both actions can be overturned by the City Council.