P&Z STUDIES STIP ZONING ALONG WILLIAM

CAPE GIRARDEAU -- The city's Planning and Zoning Commission will reconsider whether large sections of William Street should be rezoned from residential to commercial use.

Nearly two years ago, the commission asked the city staff to study the feasibility of rezoning William Street from West End Boulevard to Sprigg Street. The street now is zoned primarily residential with some commercial development.

At Wednesday's commission meeting, City Planner Kent Bratton said the commissioners might want to rethink the idea of wholesale zoning changes on William.

The matter was discussed after the commission approved a recommendation that the City Council grant a special use permit to A & A of Cape Girardeau to operate a real estate office at 1804 William.

Steve Strong, representing his mother, Helen Strong of 1801 William and two other property owners near the proposed office site, spoke in opposition to Annis' request.

"This is a residential neighborhood," Strong said. "Everyone realizes commercial property is working itself up the street, but we would like it to remain a residential neighborhood as long as possible."

But several commissioners said it's inevitable that the street will continue to develop commercially. They voted five to one in favor of recommending approval of the special use permit. Commissioner Harry Rediger voted against the recommendation, saying he "wasn't comfortable" allowing a commercial property in a residential district.

Rediger said that until the City Council establishes strip commercial zoning on William Street the commission will be "put on the defensive" when it considers rezoning and special use permit requests for property along that street.

Bratton said the idea of strip zoning large sections of William is a complicated issue. He said residents of streets bordering on the rear of William Street lots also are likely to oppose the commercial zoning.

Bratton said the idea of rezoning William commercial previously was suggested in 1976. But since that time there has been little commercial development to justify acceptance of the notion that the whole street eventually will be developed for businesses.

Bratton also said a planned new Mississippi River Bridge route south of William Street could steer commercial development there instead of to William.

"We don't have all that demand to rezone William," he said. "The reason it comes up is because property can be picked up for commercial purposes at a viable price and that property is not particularly viable for residential (use)."

Other commissioners also said they had reservations about considering individual rezoning and special use requests that constitute "spot zoning." By charter, the commission is opposed to such zoning.

"We're spot zoning," said commissioner Charles Haubold. "I don't give a damn what you call it, we're spot zoning."

In other action Wednesday, the commission recommended approval of:

A request by Taco Bell restaurant to rezone a portion of 602 Penny from two-family residential to commercial for the purpose of expanding its dining area and parking lot.

A request from Drury Development to rezone property west of the city limits along Route K. The company has submitted a petition to have the property the proposed site of a 175,000-square-foot Wal-Mart store annexed into the city.