HomeMy WebLinkAbout10-05-2015 Planning Commission MinutesOctober 5, 2015
Planning Commission Minutes
The Planning Commission met Monday, October 5, 2015 at 5:00 PM at the City
Municipal Complex, 161 N. Section Street in the Council Chambers.
Present: Lee Turner, Chairperson; George Roberds, Vice-Chair; Tim Kant; Jennifer
Fidl er; Bernie Fogarty; Jay Robinson; Hollie MacKellar; Councilmember Mike Ford ;
Jonathan Smith, Planning Director; Nancy Milford, Planner; and Emily Boyett, Secretary
Absent: Bob Clark
Chairman Lee Turner called the meeting to order at 5:02 PM and announced the meeting
is being recorded.
Mr. Turner welcomed Jay Robinson to the Commission.
The minutes of the September 8, 2015 meeting were considered and Jennifer Fidler
moved to accept the minutes as written and was 2 nd by Holl ie MacKellar. The motion
carried with one abstention by Bernie Fogarty, Jay Robinson, and Mike Ford.
UR 15.12 Request of Preble-Rish, LLC for an 11.52.11 Utility Review and approval
of the proposed University of South Alabama Medical Office Building, John Avent.
The project will be located on the northwest comer of the intersection of Fairhope
A venue and Courthouse Drive. Mr. Smith gave the staff report saying the property is
zoned B-2 General Business District and is approximately 1.76 acres. The new building
has an approximate gross floor area of 10,417 square feet with 58 parking spaces
proposed. The building height is approximately 3 7'. Mr. Smith stated this is a state
project and the City's regulations don't apply. Staff recommendation is to approve the
location, character and extent of the proposed USA Medical Office Building. Mr. A vent
was present to answer any questions. Mr. Turner asked if the applicant is willing to
install sidewalks in front of the building and Mr. A vent responded they have spoken with
the architect and wi ll find a place for the sidewalks. Mrs. Fidler stated there are City
trees on the right-of-way and the proposed entrance would require a large tree to be
removed. She said she asked the applicant to move the entrance to save the tree. Mr.
A vent explained the placement of the entrance could not be moved due to traffic patterns
and alignment with the building. George Roberds made a motion t o accept the staff
recommendation to approve the location, character and extent of the proposed USA
Medical Office Building and Mike Ford 2nd the motion. Mrs. Fidler stated if the tree
needs to be removed, she will approve the tree removal permit per the Planning
Commission. Mr. Turner suggested a new tree be p lanted to replace the one to be
removed. Mr. Avent stated the site will meet the City's landscape ordinance. The
motion carried unanimously.
IR 15.06 Request of Chason & Earl Real Estate for an Informal Review to rezone
approximately 52 acres located on the west side of US Highway 98 in Montrose from
R-1 to PUD, Larry Chason. Mr. Smith gave the staff report saying the property consists
of 52 acres currently zoned R -1 and located in the City of Fairhope. The applicant is
requesting the Commission provide feedback on two different options regarding this
property. One option consists of townhomes, single family residences, apartments,
office, retail , and mixed use. The second option replaces the townhomes with single
family r esidentia l patio homes and the acce ss is a bit differ e nt. Mr. Smith noted some
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considerations with this site are connectivity and site access issues. He stated the
applicant has not provided any site specific details at this time.
Larry Chason addressed the Commission saying there is not a developer at this time and
this proposal is at the request of the Thomasson family. He noted the property has
approximately a half mile of frontage on US Hwy. 98 and Rock Creek runs through it as
well as other topography challenges. Mr. Chason handed out maps to the Commission
showing the five separate tracts of land. He explained there are 7.5 acres separated by
Rock Creek where apartments are proposed, 2.1 acres on Main Street and 13.3 acres
south of Dovecote Lane for single family lots, 9 acres on US Hwy. 98 with 8 mixed use
buildings proposed, and the last tract is 11.4 acres for townhomes or single family
residential use. Mr. Chason stated the natural draws and topography make interior
connectivity difficult so they have chosen to align the entrances up with the Rock Creek
entrance and existing crossovers. He added all of the setbacks are over 100' from the
right-of-way.
Mr. Turner announced this case is not a public hearing but he would open the floor to
comments due to the large number of citizen concerns.
Mike Minto of 7134 Chapman Street -He asked if Chapman Street, Taylor Street, and
2nd Street will be extended. He said if so there will be increased traffic, crime, and
stormwater. He added it will also lower property values.
Frank Wickline -Rock Creek resident -He stated the property needs to remain low
density single family and not allow high density, commercial, or apartments. He asked if
an additional traffic signal would be installed on 98. He also noted the recent citizen
survey indicated more commercial was not wanted.
Cathy Slagle of 14 7 Old Mill Road -She stated she would like to see the property remain
R-1 and not all 52 acres need to be developed. She exp lained there are 2 high density
developments within 2 miles at Johnson Road and behind Publix. She stated there is no
need or call for that much high density in this area. She also said the Comprehensive
Plan states village nodes should not be located this close together.
Debbie Quinn of 7172 Taylor Street -She referenced the Comprehensive Plan and said
the City's commercial square footage already exceeds what is call for and there is already
a village node for this area. She explained the roads this project would be using are
small, one lane roads with huge oak trees a long them. She said she is opposed to this
development and she has letters from others that could not attend.
Bill Crouch of 122 Augusta Court -He said this area is being encroached on from all
sides. He stated Rock Creek is a high-end subdivision and he would like to keep it that
way.
Melissa Mann of 300 South Drive -She stated she is unhappy and concerned with this
proposal. She said we should preserve what we have and keeping the property R-1 is
what makes sense with the existing neighborhoods.
Clay Rankin of 23271 Dovecote Lane -He stated 2nd Street is not open and is a County
right-of-way and it unfeasible for the existing streets to handle 20 additional lots. He
noted Montrose is on the National Historic Register because it is a unique neighborhood
and a development like this will damage the character.
Having no one e lse present to speak, Mr. Turner closed the floor to public comments .
Mr. Turner explained if the property were to be developed as R-1 and met all of the
City's regulations then it could be done tomorrow. He stated the Commission would be
legally required to approve it. He expressed concerns with connectivity, the amount of
commercial, and the high density. Mr. Chason stated the project did have more
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connectivity but the topography makes it difficult. He also said all of the right-of-ways in
Montrose are 66'. Mrs. Fidler said connectivity is important for servicing the
development and she would like to see fewer cul-de-sacs. She stated she likes the
pedestrian connections and she thinks apartments are needed in this area. Mayor Kant
stated that Colonial Acres, Woodlands, and Plantation Pines are all R-1 developments on
US Hwy. 98. He said a traffic study is needed because it will impact the whole area and
he doesn't see how this fits the Comprehensive Plan. He noted Montrose has its own
regulations for lot sizes that are larger than the regular R-1 lot sizes. He asked how long
will this take to develop and how will it be served. Mr. Roberds asked where
construction would start if approved and Mr. Chason responded there is no plan to start.
Mr. Chason explained the applicant can't sell the property as R-1 on US Hwy. 98. He
said everyone knew this would happen some day and there are two proposals because
there has been interest shown in both plans. He added the lots on Main Street and off 2nd
and 3rd Street meet the Montrose lot sizes. Mr. Roberds suggested only selling a certain
portion. Mr. Ford said he heard the residents and what they want. He said it was a fine
presentation but Montrose is a jewel and we need to keep it that way. Mr. Ford reiterated
that the streets could not handle this much development and Mr. Chason responded the
streets in Montrose need improvements.
IR 15.07 Request of Moore Surveying, Inc. for an Informal Review of the
Resubdivision of Lot 1 of Griffing Estates, Phase 2, Seth Moore. The project is
located on the north side of Morphy Avenue just east of Oberg Road (a.k.a. County Road
13). Mr. Smith gave the staff report saying the property is approximately 3.46 acres
zoned R-2 and located in the City of Fairhope. The applicant .is considering two
possibilities for the proposed property. One possibility consists of developing the
property in a traditional neighborhood way with typical right-of-way and 9 lots. The
applicant's requested and preferred option is to obtain a waiver from the City's right-of-
way and lot access requirements and place only 4 lots on the property to be accessed by a
private easement. Staff recommendation is to provide insight and comments regarding
the applicant's request for a 4 lot subdivision requiring a waiver to the City of Fairhope's
lot access and right-of-way width requirements. Pam Albertson, the applicant, addressed
the Commission saying the property is family land and she would like to keep it like it is
and do less to the property to keep with the existing area. She explained they want a
gravel drive and a low impact development. Mrs. Fidler stated the service trucks will
damage a gravel drive and Mrs. Albertson responded they will take the trash to Morphy
A venue for pickup. Mr. Smith stated there is not a hardship for the waiver but this type
has waiver has been granted before. Mayor Kant stated as long as the drive remains
private and meets the width for fire protection he doesn't have a problem. Mr. Smith
stat ed a fire hydrant will be required every 450'. Mr. Turner suggested deed restrictions
to not allow for further subdivision of the proposed lots. Mrs. Fidler said an area wo uld
need to be provided for the service trucks to get off the road while they pick up.
Old I New Business
Comprehensive Plan 2015 Update -Mr. Smith stated the next deliverables are due
October 28 th.
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Roundabout -Mrs. Fidler stated the County will begin moving the utilities in November
for the roundabout at Fairhope A venue and County Road 13.
George Roberds made a motion to adjourn and was 2nd by Hollie MacKellar.
Having no further business, the meeting was over at 6:12 PM.
Lee Turner, Chairman
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