HomeMy WebLinkAbout05-05-2008 Planning Commission MinutesThe Planning & Zoning Commission of the City of Fairhope met Monday, May 5, 2008
at 5:00 PM at the City Administration Building, 161 N. Section Street in the Council
Chambers.
Present: Jean Wilson, Chairman; Tim Kant, Fran Slade, Dan McCrory,
Gary Moore, Dick Charles, Lee Turner, Bob Gentle. Gregg Mims, City Planner; Jonathan
Smith and Nancy Milford, Planning Department; Chris
Gill, Attorney; Betty Rivenbark, Secretary. Absent: Bob Clark
Jean Wilson welcomed our new member Fran Slade.
The minutes of the April 7, 2008 meeting were duly approved on motion
by Dick Charles, 2nd by Bob Gentle. Gary Moore and Fran Slade abstained.
Motion carried.
SD08-06 Final Plat approval of Fairhope Village at Fly Creek, Phase II.
Volkert & Associates is representing the owner Arthur Corte. Property generally located
on the southeast corner of the intersection of US Highway 98 and Parker Road. Jonathan
Smith gave the staff report saying the property is zoned as a PUD and has a total site area
of 42.28 acres with three lots indicated on the plat. The Fairhope Village at Fly Creek
subdivision received preliminary plat on December 3, 2007 and the PUD zoning was
granted by the City Council on October 23, 2006. This property is being developed in
phases and Phase I of the development received subdivision approval on April 7, 2008.
This subdivision application is for the second phase of the development and includes Lot
3 as indicated on the Phase II plat. The initial site plan for the Fly Creek PUD shows the
property included in lot 3 of the subdivision to be developed into residential lots and
townhomes. Staff recommendation was to approve the Fairhope Village at Fly Creek,
Phase II. Steve Pumphrey was present representing Volkert & Associates and said he
would be glad to answer any questions. Ms. Wilson said that two people had signed up
to speak and called on the first one who was Dr. H.C. Mullins of 7395 Parker Road. Dr.
Mullins had given the commission members copies of two letters right before the
meeting, both pertaining to this project. He asked that they be included in the minutes
and then referred to the issues he had stated in his letters, safety, traffic flow and road
quality. He had submitted the first one in July 2006. Letters shown below:
II. C. Mullin$, M.0.
7935 Parker Road
Fairl1oiw, Alabama 365.l?
MJy 5. 2008
F ai'hOl)O Planning and Zoning Board
P.O. 8ox429 Roc Z.C0B-06
Fairhope, Al 36533
Dear Board Mtmbera:
The lollowlng Is submitted In ··-to lhe I0lffl prol)Olol lot the Fly Creel< PUO.
Attached Is a copy Of a '8tter outlining my earlier oonce<n,, submitted to you #1 Augu11 of
200$.
I am In general wry supportive of the development as de&cribed , but have serbJs
ooncems llmlttd to Parker Rood
Safety
Traff'ic now
R06d quolity
Rtc0mmondatlon1:
1} A requiremen1 for tuming lanes tor traffic both entering •md exiting Part(er
Rood on the east side of US 98
2) That the d11lgn and opecificatione lor upgrodlng/rebulldlng POll<or Road
require;
11. That the bale requlrM'!tnta be IUfflcle,t 10 sustain the 1ypt of traffic
anticipated Mlh full deYelopment of the PUO, commercial u well as
,ealdentlal. (The CUffenc base may be t::>tatly lnadequat,.)
b Partttr Road to be a divided 4 lane bot.lovatd (11 assuttct at the
public meetng held to rezone a 5 aero re:sldonllal parcel on Pa11ter
Rood to bu,I1\tu).
3) The sldewalk on the south &icSe of 1>9rke, Road extend east from US 98 to
Hlghrldge Rood.
Rallonolt:
1) The sh011 dist~s from the US 98 Pa.rker Road Intersection wil alow only a
ft,w cars botwotn the entranct/txilt to the proposed groce,y
store/commercial area re,uttfng ln severe Cot'QMlion that can be altevi:iatod
oomewhat by tur"'1g lanoa •• ,uggetttd ob<Yo.
2) The sidewalk as Q..lrrenUy thown ends Shott ofHig:Mdgo road , t,mng to
pr<Mde safe walking for both chlldron e,ncl aduts wvlf'IQ Oil Highridge Road.
3) Ptrktr Rood WH origlnaly I citt Ind gravel road. Tilt bH0
under the surf3C6 asphai'I put In p,4loe when f1 'Nas convened to a paved
rood It quostlonabto The antlclpeltd 11attlc to lhl• first Phi•• ol oommordal
development could re.IA! !n se't'ere damage.
◄) l nltially, a 4 lane road wlN lo neceuary to effe<tively handle cars entering and
.,~ing the PUO frotn Porker Rood, HptClllly Ile cong6oti0n montloned In #I
above, and even more so With full PUO dovelopmenl.
5) The design and si,ecificatlons required for Pari<er Rood in th~ lnilial
ph,;se of development must tal<e into acooun: the fu1vre fun development
of the PUO ~ the tremendous amount of anticipated traffic on Parker Road
to ond from both commetd&I and ruktMtlal are•s. The ln~lal design~
ll>Ocifieatlo,w for• divided 4 lane road >wt!> a, adequate base I• needed for
this Initial phasa but Is absolutely eggontlal 101 tho long term.
Sinoeroly,
H. C. Mullins, Jr,
». C. Mu ll in$., M.U.
7935 Purkor Ro,d
t'11irhope, Alabama 36532
July28,2006
Fa;rhopo Planr.ng and Zoning Board
P.O. Box 429 Re,; Z.C 06.12
Failhoj)e , Al 36533
O..ar Board Membera:
The following ii 1ubm1tted In re,ponse to Y(M,lr letter of July 14" regarding the proposed
Fly Creek PIJ0.
My home ond p,ope<1y lie Immediately adjacent to and north or Ille proposed
deiveklpment. I have re'MW9d the l)b't m;de a<va fable earlier and have met with both the
_pe, and the engjnwlng company. Though I am wppottll,e or the _,_n, ••
dMGt\bed. I have aome quo&UoM. ooncem1. and U!cotnmend.ation, that are ll&led
beloW.
0u11tlon1
k!tll.
1. What ,re the rooommendations of tho City of Fairhope Traffie
C0f111T1ittee ro, tho US 88 eorrido, botween Highway 104 and Parker
Ro.d both in genercil ilOd for the future, " regard$ thts proposed
development?
Wha1 do traffic s.ludles of the City suggest?
2. What Is the posltlon ol the Baio.lo COunly Commls.i<>n with regams
1h11 co«ldor at abo\lO?
3. What are the recommendatlona of the State DOT rega.rd!ng traffic
plan, IOI lhla dtvelOl)lllOnt and lhe Mure?
4, What II the request of tne d&\lefopenegarcling llaffic flow. traffic
llghli, etc to accommodate the cfevel0$:)mont?
p[!!vacxi
1. What spoc:ifie PfOvis.lons are plaMed fOf prlv,cy?
2 What are the 1pe<llk: locatl0111 •nd dmen1I0111 10< a '9'"" befl"?
3. What .,. lhl ll)ICill<: Pl••· IOf tnttrtlg lhl P,Oposod develop,nent
from the Et ll Ind of Parl<t< Rotd?
fyturt AttK t To Adjqlnl nq Property;
What are the kleatlon and dimension, of acce,u from the proposed developmenl to both
tho Ea&t end South •Id• my p,opony?
Concem1 1nd Btcomrn1od•tlon1
Tho Problem
The US 98 corndor from St•te Hway 104 to Parker R* Is extremely dangerous t nd
un,ofe. The propo•ed Fly Creel Project olong with lhe prOl)O$ed East Boy Oevelopment
~I result In a tromeiidous Increase In trttffic a1ong this oomdor and on Parl<ec Road
proc,er, rendering ~ much more dange<ou& and much leu safo.
Condldons ro, Support of Otvelopment
llnleH a meaningf\JI aolulion to the entidpetocf danger can bt uwred, t, and most 811
residents in the adjoining area strongly oppose the approval of this development
Recommondation
ARer •pealong with Folmope, 8oldwln County, ond Stole DOT olf,oials, the folowin9 is
my person.i recommendation for traffic ffow o,n the US 98 cofridor from 104 to Parker
Road.
A proper interchange et Highway 104 and US 98
A prope, lnterot>,nge at Part<or Road and US 98
Close al crOUOvt<s on US 98 between 104 and Parke< Road
Al the lntlf18C1Jon of the nonh eirtanslon of Section S~eet and US 98.
allow only • right tum (South).
Allow only righl tum In and right tum out on US 98 from 104 10
Parker Road
A J)(opor lnterehangt at the lnl trotetlon of Section Street and
fl19h1Yoy 104
Pdvacv:
An adequate g,een belt be present on 81 boundaries 10 fflUte privacy for
adjacent ptt>peny ownera.
A privacy fonco bt placed batwoon my propeny and the propelled
dovetol)(ntnl
Tho entrance 10 the propem -loPmont at the e .. 1 end of Park0<
road be engineered &0 that tt does noc violate the privacy of my
peraonaJ property
Future Aceest T9 AdJolnlnq PtQperty
Provl1lon for furure acce11 to my property on both the East and tooth
-·
Discussion was held between the commission members and Dr. Mullins on these
concerns with all agreeing that they are legitimate concerns. Paul Ripp of High Ridge
Road also spoke saying ditto to letters being included in the minutes and that the Parker
Road intersection is a nightmare now, that the boulevard question has come up before.
Mr. Pumphrey was asked how the traffic is proposed to be handled and what are the
planned improvements, he said he did not know, did not have the plans and was not
prepared to answer this question tonight. Gregg said currently ALDOT has a permit
pending on Parker Road Phase I and as the balance of these come in they will have to
come back and submit preliminary plat with traffic data. He said when the PUD was
approved there were discussions on improving Parker Road and that plans have been
submitted to ALDOT and they are looking at them right now and there will be extensive
road improvements. Included in these improvements are additional turn lanes and
deceleration lanes on Greeno Road, additional lanes on Parker Road, and a traffic signal
at Parker Road and Greeno Road. He said the question of the base being strong enough is
a legitimate concern and that will surely be looked into. He said Wayne Curry of ALDOT
is here tonight if anyone wanted to ask him questions. Further discussion led to Dick
Charles saying that since these letters were not presented until meeting time he moved
that approval be delayed 30 days to give time to answer the questions presented. Motion
died for lack of a second. Bob Gentle said the issue tonight is not the traffic issue. Lee
Turner agreed saying that all traffic concerns would be addressed and moved to accept
staff recommendation to approve. Motion carried with one no vote by Dick Charles and
one abstention by Fran Slade.
SD08-07 Final Plat approval of Steel Branch, Thompson/Achee. EDS, LLC. is
representing the developers. The property is generally located just south of the street
stub-outs for Quail Creek Drive and Dover Lane. Nancy Milford gave the staff report
saying the property is zoned R2 containing 9.55 acres and 18 lots are planned.
Preliminary approval was given on July 2007. Staff recommendation was to approve
contingent upon any deficiencies identified at the time of final inspection shall be
corrected. Jeff Wright 18960 Quail Creek Drive spoke citing a huge drainage problem,
that his back yard is washing away, that on an original drawing a swale was shown and
that has gone away. George Thorpe, 18951 Quail Creek Drive spoke citing drainage,
asking about lighting of sign and also requesting a speed hump. He said that he heard
villas were going to be put in and was told no, that these are single family residences. Joe
Bullock in response to comment about swale not on plans said that it was decided to
keep some trees that would have been removed to put swale in instead of doing swale
decision was to keep trees, and they were contacted today about drainage and will
definitely look into problems mentioned, they will work with the property owner. He
also said some of the problem might be Copper Key not this development. He said there
is a catch basin at the rear of the property. Jean Wilson asked if the water flowed south
and he said yes. Bob Gentle said isn’t there a catch basin at the southeast corner of
Copper Key, Joe said yes. Gregg and his staff were also asked to work with Mr. Wright
and EDS in solving drainage problems mentioned. All comments answered, a motion was
made by Dick Charles to accept staff recommendation for final plat approval contingent
upon any deficiencies identified at the time of the Final Inspection shall be corrected.
Gary Moore 2nd the motion and it carried with one abstention by Fran Slade. Mayor Kant
told Mr. Thorpe that he should direct his request for a stop sign to his office to be
considered.
IR 08-03 Request of Pierce Kaylor for Informal Review of a 28 unit development for
property located on the northeast corner of Fairhope Avenue and Brown Street. This
item was pulled from the agenda as all information had not been submitted.
UR 08-05 11-52-11 Review request of Water and Sewer Department of a proposed
sewer line installation on Creek Drive. Dan McCrory said approximately 1000 feet of
two inch pe pipe will be installed on the west side of Creek Drive. Staff recommendation
was to approve. Lee Turner moved to approve, Dick Charles 2nd the motion and it carried
unanimously.
Under Old/New business - Jonathan Kiser, Traffic Engineer, Neel-Schaffer, Inc. gave a
Planning Analysis Update on the 2007 approved developments. He said the update
summarizes the results of the analysis performed by Neel-Schaffer requested by the City
to evaluate the impact of the 2007 approved developments proposed throughout the City.
The analysis is included below, the complete document with tables is located in the
Planning Department:
NSNEEL-SCHAFFER
Jnnu,uy 30.1008
Mr. llKnlly On:gg Mi11t1
Pla11niti& Oln>etOf
SSS S. Stclfon Street
l'aimQl)C. Al , 36S33
Rlll'T!R~NC\1:
Oear Mr. Mims:
Pl.ANNINO ANALYSIS UPDATE
2007 AJ'l'ROV(ID DliVllLOPM!lN J'S
This Jc-ncr SCM'S as t1n upd11 1c lo I.he planning ana lysis in the Tmmc Opentions o.nd P1a.nnina,
R<p<>n complt1ed in April 2007. 1bis updaie sun1m•ri1.cs 1hc rosuhs or• planning analysis
perforl1ll'd by N1,,cl•Sch.,Jfcr a.s ttqut$tcd by tht City or Fairhopt l() tYaluMc the im1>.:1Cl or Lhe
2007 "l>proved devtlop m<nl$ J><Opo,<d thr~10111 1hc Cioy.
The Ci1y idcn1iticd 1wtnty•cwo IW:'\\' projcim 10 be inc:luckd in 1hc a rowi h .sccnatios Mlu31Cd,
11,1: Ii ~ or ap1>rovcd deve1os,mcn1s and 1hcir trip ae11erntion po1cn1inJ is M13chcd in Table I , The
gro,Ylh ,ccntori0$11l!O included 1hc four d0>0<lopincrns ~llll ~tro n,lllly,cd hi the lnhiol n:pon IMI
yw. 11,e,e de-~lopmenl! include W•l •Mllrl Supet«11tcr. Fly Crock. F•irhope fnJJ, and QwuJ
Creek Phi1scs: v und VI.
·n., pl wmc:d dc>"clopmc:nlS uppro,-cJ by 1he Cily in 2006 and 2007 ha,·c been oddcd 10 1hc i,..._..
)'car 2006 traffic to t\llluate th<: impacts on avnilwblc capacity. No eum.-nt )'Cllf' lruffic eOW11Jl
ha\'e been oooductcd, Md b:lckground gnw,1h rates b:wc no1 been es1imt1tcd, lhcrcfore, the m."'"
projc.."Ct traflic Is adc.bl to tJ1c 2006 volumes. We recommend conduc1i ng tmffic counts agaiJi lu
2008 OC' fil'$l quarter 2009. to idcnJiry the background growth in f,,'airhopc.
Tlle pu.rposc or lhis analysi.s is 10 evuJuatc the remaining capacity lll)d imp,cts on 1ht City's
infrtL~ClUrt from eppro\~ devc:lopmcnts. Cnf)IIICity of exiscing ro..,dw11ys was !med on the
FDO1' level-of•set\•ic<! ltlblcs dc:vtlopcd fot o. Concurrency Man11gc1ncn1 Progrn.m. A
1r:ut!lpoc141ion model end cl1tSsifiet11ion or the City's roodways w:d ulllizt.-d in the moJcl tl'l
cvalu3t,e the impacts rrom proposed development,,;.
In r lanning Arto. I, in the sou1hwos1 plnnnina boundary of the Ci1y, 1.hc mos, rcs1ric1i\•0 link is
Miahwny 98 between Monk and County Road 24 . The CBJ>ICity li mi111tion on 1.his 2 1.nnc 1":!Cl ion
of I lighway 98 V.'Ould be the mo~t restrict!\\\ a, 1.I~ avo.ilabll! CUJXl<:ity is. s hown 10 be 438 vph.
1'hil\ shioutd allow iQr a1,proximatcl)• 440 new dwt.il li n.& unit.$ on this link. pro,•Wcd b.iekground
arow1h h$s nol signir.cantly ch,1.ng«l
~NEEL-SCHAFFER
Mr. Gn..-gg Mims
Page 2
J,nuary JO, 2008
Plnt1ning Arco 2. ln the :Kl-\rtbcQst phuuilng bound:aey of lht City, shows CIIPQCity limiuttions on
Coun1y Road 32. c:a.sl ol' County Rood 27, wi1h ~1it avail a bit <:apac:-it)' of 283 VJ>h, Th.is should
allow for approxiIMU:ly 280 new dwdJ i.ng unit$ ()n lhil link, provided b:ickQ.rtniod aroW1h has
not siglliticw1tly changed.
Plwmi11~ ArC!I ) shows f!'airbopt A vt'l'lue ovtr «tp.'lclty between Highwuy 98 Md County Rollld
27, wltich WM evident in our 2007 report llS well. While wide ning to 3 lanes is antidp.:a1cd to
mec1 1he shoo tcrrn 8JO\'o1h 1"1Ctd$, 1his roadway section ii; likely to wumnt a four lti.ne roodwt~y
sec1iol'I cast of f-lia}lway 98 10 inccc the growina ))OJ)'llation nnd oomme~ial traffic planned on
fnir hc,pc ;\venue, specitic11Ily tis i1 ~Jares to 1bc IUKC vactml COftlmetf'('ial pan:cl oonh of
~·nirhopc A venue jusi w t or 1he Ptlicnn Pointe Shopping Cc:n1cr.
Stn1c I-toad 104 is nearing c3paei1y eaS' of County Rond 27 whh 2S available pi..-ak hour trip~.
Counly Road 27 also shows CBp,'l<:iO' limit.,1ions $1.)ulh of Twin fkech Rood wilh an available
capoci1.y of29< vph.
Pl3nnlng Ao:• 4 shows North Se<tion Streel 11onl1 of VohUllll Avenue wllh • PM Peak hour
volume of 1.2 10 vph w,d a capocity of, 130 ,•ph. Illus over copoclty.
aa'>Cd o n this mutly$i:S. 2008 A l)i <.'.ounti; nrc rcct1mmcnd<:d fl l the foUowlng locations:
I) Fnirhopc Avcnoo Cll.',1 of llighwuy 98
2) Swtc l(ood 104 <n!I ofCoonty Rood27
3) Nonh Sc..::tion Suc<:t 1-.onh of Volanta A\'Clluc
The.'$ ,counts wUI identify i ( the h.,.~ volwncs l\ltive bl(;l"C'J~ (or decreased) by a significant
marai n.
lf)'OU ~ova any qucs1ions or comments resard in,g 1hi.s analysis, please e11ll me at (228) 37~•12 11 ,
Sinc.'t'fdy,
NtEl,.SCHAF>~K, INC.
Joo111hll., A. Kher, P.£ .. P'l"OE.
Tnffie £».a,1nccr
Anor.hJPSllti'
T11bk I -2007 Approved IX'lo>eloprt,eo;i
Tobie 2-JlfalWlll!I Arca I Ullk 1'obk Anal)'iiS-
'robk l-Pll1111lcf$ Am 2 1,lnk fAbk An;il)'SlS-
Tab6o4-J'lru111h11 Arco l 1.lnk Tobk A~JI,,
Table$-Pl:1110lng Arca 4 Link Tobtc Anafyil,.
Table 1
2007 Approved Developmen ts• New Trips Oislribu tion
Ciht of FairhOnA
........ 11,o; RNldon~I D
Devtlo-nt Unlta Da l.., Traffle All P1t
Ath~n Trice 37 417 35
BavPolnte 12 '148 18
BtontwOOd ManOf Subdivision 66 709 56
Co~• S<JbdMalon 19 228 23
Copper Leaf -81_ 857 66
falrllold llnll VI 17 204 21
Falrlleld Stables 92 983 74 -Fox Hollow Subdivision 124 11267 96
Gr..,.llorne Eatetos SubdMllon 132 I 3'2 102
M"91>0lla Commons Phaso 1 52 570 48
Meadowa 11 Point caear 71 759 59
North VIII-• a1 Stone Crook 110 696 56
NO<th Stalion Sobd.vi,ion 49 ~9 44
Plnntotion ot Point Cleor Phose I 80 847 65
S6dgefleld S<JbdMslon 111 1,14.~ 87 ,-..
Sceel 8rw1ch Subdivision -18 215 22
Stene Cleek PhalO II 66 709 56
Stuart Park Subdivision 27 312 28
Surrm,r Oaka Stable, 4 54 12
Th!.Q_tO'f!~ Clotr 18 193 21
The Waters at F•i•hopo 89 93' 72 -TheWlllOWI 54 590 47
TOTAL 1 327 13,696 • .-1 106 voh
,
nt
PII P1t
44
16
74
2•
89
22
99
130
138
80
79
65
56
88
_ill
23
74
33
6
21
97
62
1418Vah
t
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Under old/new business – Gregg Mims presented the SR 181 Access Management Plan
prepared by Sain Associates, Inc. for the Alabama Department of Transportation of the
redesign of the State Route 181 corridor in Baldwin County. This area is the section of
SR 181 between approximately 2000 feet south of US 90 and extending southward to US
98, a distance of over 15 miles. Gregg said the cities of Daphne and Fairhope are
working with ALDOT to employ the access management strategies in this PLAN as part
of the region’s site plan review process and Wayne Curry is present tonight, he said the
city has a good working relationship with ALDOT work hand in hand. Gregg did a slide
presentation showing the information contained in the plan for the proposed four laning
of this section of Hwy 181. The members had been furnished a copy of the plan and a
copy is available in the Planning office.
Gregg also mentioned that as we move forward he would like input from the commission
on adopting a policy on informal review of large projects and also mentioned the bus trip
May 19th from 1-3 PM.
Meeting was duly adjourned at 6:15 PM.
__________________________ _______________________
Jean Wilson, Chairman Betty Rivenbark, Secretary