STUDY PROPOSES PROTECTIVE ZONING IN CITY'S HISTORIC AREAS

A new historic preservation study of Cape Girardeau recommends zoning changes in areas with numerous historic or architecturally significant buildings to better protect the integrity of those neighborhoods.

The Cape Girardeau Historic Preservation Commission authorized the study, which was conducted by Thomason and Associates of Nashville, Tenn.

The commission received the report Jan. 27. and will soon sponsor public hearings on the plan's recommendations.

If the commission, after getting public input and making any needed alterations, finds the report acceptible, it will adopt it as the city's official historic preservation plan.

Commission chairman Brian Driscoll said the plan will serve as a guide for future work in preserving the city's heritage.

"We did not really have a focus in our efforts and we wanted to try to get some priorities established about what the commission should be doing," Driscoll said.

"Things have been done piecemeal -- a building on the National Register here, a local landmark there -- but we were not really looking at the whole picture.

"This was a way to look at the entire city to see what we have and what we should be protecting."

The plan's author, Phil Thomason, recommends creating several conservation zoning districts.

In such districts, property owners would have to obtain permission before making changes that substantially alter the property or building new structures that don't fit into the overall character of the neighborhood.

The goal would be to establish guidelines specific to each area for new construction and to slow the pace of demolition.

The areas recommended for conservation zoning:

-- The residential areas along South Spanish, South Lorimier, South Fountain, Themis and Independence streets. This is the city's oldest residential area.

-- Areas along West End Boulevard and North and Normal streets that contain collections of Bungalow, Craftsman, Tudor Revival and Colonial Revival homes.

-- The blocks along South Ellis between Maple and Hickory streets, which contain a number of building types dating to the turn of the century.

-- The area along North, North Frederick and Marie streets, which has a collection of early 20th century dwellings.

-- The commercial areas of Broadway and Main streets and the Haarig neighborhood.

The plan recommends these areas be established as conservation zoning districts within the next 10 years.

Conservation zoning may be more acceptable to property owners, according to the plan, than the other protection option, which would be establishing historic districts.

Construction, demolition and minimum maintenance standards would be even more restrictive in a historic district.

Driscoll said conservation zoning would be a way to provide some control over the type and design of new construction without being overly restrictive.

If conservation zoning is adopted, the plan suggests possible upgrades to historic zoning in the future if the benefits of protective zoning become more accepted by affected property owners.

The neighborhood approach is important because it helps protect the hard work people put into restoring their properties, Driscoll said.

"What you do affects your neighbors. If someone restores a structure and right next door someone builds something that is out of line with the neighborhood, it could hurt the value of their property," he said.

Before any protective zoning plan is implemented, Driscoll said it is vital to get input from the residents, property owners, developers and real estate agents.

"We need to get as many different interest groups together as possible and have everyone look at this to see if it is compatible with their plans," Driscoll said. "If not, we need to try to find something workable.

The plan will soon be available for review at Kent Library and the Cape Girardeau Public Library.

Copies of the plan may also be purchased at the Division of Inspection Services at City Hall for $11.20.