WILLIAM REZONING REVIEWED

CAPE GIRARDEAU -- The City Council Monday asked the city staff to study further a proposal to rezone a seven-block stretch of William Street from residential to commercial use.

The proposal to rezone William from Sprigg Street to West End Boulevard first was considered nearly two years ago when the city Planning and Zoning Commission decided commercial development on the arterial street was inevitable.

The street now is zoned primarily residential with some commercial development.

The issue was revisited Monday when the council approved a request by A&A of Cape Girardeau for a special-use permit to operate a real-estate office at 1804 William.

The Planning and Zoning Commission March 13 recommended the council approve the request, but at Monday's meeting some council members said they were concerned about allowing commercial uses in the residentially zoned street.

Councilman Mary Wulfers was the only member to vote against the special-use permit. She said she considered the permit "spot zoning."

Councilman David Barklage said he was concerned that approving commercial uses for single lots interspersed among homes would lower residential property values on the street.

"The only thing that concerns me is that over time, if you have one- or two-lot development, the quality of development is very low," Barklage said.

"With strip zoning there's a better opportunity to develop nicely with larger business development on several lots."

Barklage said if commercial uses are approved for some of the property on William the city should continue to study the feasibility of rezoning the entire seven-block section.

"Every time you allow a commercial development you're putting a nail in the coffin for residential use," he said. "Whether you're making a policy or not, you're making a de facto policy decision.

"I think the best economic opportunity for the neighborhood would be to try to get a blanket zoning," said Barklage.

Mayor Gene Rhodes said he also thought the section of William should be rezoned commercial to avoid repeated "piece-meal" zoning along the street.

But City Manager J. Ronald Fischer said there's a lot to consider with the rezoning proposal. He said commercial zoning on William also would affect properties that abut the rear of those zoned commercial.

Barklage said he agreed that houses to the rear of the commercial properties likely would "deteriorate as desirable residential" properties.

The council took no action on the proposal but asked City Planner Kent Bratton to study the plan further.

The Planning and Zoning Commission also was divided on the issue at its March 13 meeting. At that meeting Bratton said the commission might want to rethink the idea of wholesale zoning changes on William.

He said one factor likely to affect commercial growth on William is development along the new Mississippi River bridge route that's slated to be built in about five years.

But some of the commissioners said they had reservations with being forced to consider individual rezoning and special-use requests that constitute "spot zoning." By charter, the commission is opposed to such zoning.

In other business, the council approved plans to resurface about a mile of city streets. Streets in the improvement plan include: Stoddard from Perry to east of Missouri; Park from Jefferson to Cousin; Spanish from First Street to Second Street; Spring from Themis south to the "Old Railroad Row;" and Sharon north from Lear for 532 feet.

Other streets in the plan are: Hillcrest from Country Club Drive to Timon; Middle from North Street to Washington; Amethyst from Frederick to Middle; Scott from Perry to Missouri; Johnson from Main to Rand; Rand from Green Acres to Cape Rock Drive; and Spring from Good Hope to Bloomfield Road.

The street improvements will be funded by tax assessments to abutting property owners not to exceed $10 per front foot.

The council also approved:

A law authorizing the Cape Girardeau Public Facilities Authority to issue $5 million in revenue bonds to fund the city's remaining $10 million share of the $35 million Cape LaCroix-Walker Creek flood-control project.

A resolution accepting street improvements and storm sewers for El Rio Drive in the San Dangaro Subdivision.

A temporary liquor license for the Cape Shrine Club for a rodeo May 1-5 at the A.C. Brase Arena Building in Arena Park.

A temporary liquor license for the American Cancer Society for a ceremony April 6-10 at the Arena Building.