HomeMy WebLinkAbout08-05-2019 Planning Commission GRC Overlay SlidesCity of FairhopePlanning Commission Greeno Road Corridor Overlay DistrictsAugust 5, 2019Case number ZC 19.08Amendment to the City of Fairhope Zoning Ordinance to create additional overlay districts
ZC 19.08 Greeno Road Corridor (GRC) OverlayTIMELINEJuly 1987 –Corridor 98 Committee Report published May 23, 2011 –Action by the City Council related to the North Greeno Road Committee https://www.fairhopeal.gov/home/showdocument?id=1146December 22, 2016 –Fairhope City Council adopts development moratorium (agenda item # 5)https://www.fairhopeal.gov/Home/Components/News/News/1697/66 https://www.fairhopeal.gov/home/showdocument?id=13530https://www.fairhopeal.gov/home/showdocument?id=13708October 23, 2017‐Publication of Moratorium Report announced during city council meeting. GRC is mentioned on page “7” of the Moratorium Report. https://www.fairhopeal.gov/home/showdocument?id=15465 https://www.fairhopeal.gov/home/showdocument?id=15377June 25, 2018 –Staff notifies the Fairhope City Council during work session of grant application submission to the National Realtor’s Association requesting funding assistance of the Visual Preference Study (VPS) for the development of the Greeno Road Corridorhttps://www.fairhopeal.gov/home/showdocument?id=19581July 23, 2018 –Christian Preus Landscape Architecture, LLC selected to perform Visual Preference Survey (RFQ # PS026‐18) (agenda item # 16)https://www.fairhopeal.gov/home/showdocument?id=19547October 25, 2018 –Baldwin County Association of Realtors announces Smart Growth Grant from the National Association of Realtors supporting the VPS and includes supplementary public notice of the VPS meetings on their websitehttp://www.baldwinrealtors.com/index.php?src=news&refno=152&category=Association%20Newshttp://www.baldwinrealtors.com/index.php?src=news&refno=151&category=Association%20NewsNovember 8, 2018 and November 9, 2018 –Visual Preference Survey (VPS) public meeting dates and times announced https://www.fairhopeal.gov/Home/Components/Calendar/Event/13292/19https://www.fairhopeal.gov/about‐us/advanced‐components/custom‐news‐calendar/‐sortn‐EDate/‐s‐new,new,new,new,new,new/‐sortd‐desc/‐npage‐42/‐toggle‐allhttp://thefairhopetimes.blogspot.com/2018/11/comprehensive‐growth‐plan‐renewal.htmlNovember 26, 2018 –Staff discusses with City Council during work session possible adoption of a development moratorium along Greeno Road while the results of the VPS are obtained and compiled into a Greeno Road Corridor Overlay https://www.fairhopeal.gov/home/showdocument?id=21293http://www.baldwinrealtors.com/index.php?src=news&refno=163&category=Local%20Government%20Updates
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictTIMELINE (contn’d)December 19, 2018 –Lagniappe article regarding VPShttps://lagniappemobile.com/fairhope‐survey‐gathers‐opinions‐on‐greeno‐road/March 1, 2019 –VPS Report Publishedhttp://www.baldwinrealtors.com/index.php?src=news&refno=179&category=Newsletters https://www.fairhopeal.gov/Home/Components/News/News/5074/18https://www.fairhopeal.gov/home/showdocument?id=21575April 26, 2019 – Corridor 98 retrospective published to City’s websitehttps://www.fairhopeal.gov/Home/Components/News/News/5218/18May 6, 2019 –GRC Discussion (not for formal action) City of Fairhope Planning Commission (Item #4, Old/New Business)https://www.fairhopeal.gov/home/showdocument?id=21883Video ‐https://www.youtube.com/watch?v=lWKkE8KcOe4May 29, 2019 –Staff Advised the City Council the 1stDRAFT of the GRC will appear on the agenda of the June 3, 2019 Planning Commission Meetinghttps://www.fairhopeal.gov/home/showdocument?id=22224•Video ‐https://www.youtube.com/watch?v=sBmlD6HmeE0&list=UUQsD9rKnDZ7Fik7D22bI0gw&index=15Staff discussed the GRC during the Director’s Roundtable •Video ‐https://www.youtube.com/watch?v=nco98gmMc‐k&list=UUQsD9rKnDZ7Fik7D22bI0gw&index=16June 3, 2019 – Introduction of initial DRAFT of the GRC to the Planning Commissionhttps://www.fairhopeal.gov/home/showdocument?id=22106(Case number ZC 19.08)•Work Session Video ‐https://www.youtube.com/watch?v=yu5eObixmMY&list=UUQsD9rKnDZ7Fik7D22bI0gw&index=13Regular Meeting Video ‐https://www.youtube.com/watch?v=z‐LuINYfk6cJune 10, 2019 –GRC comments during City Council work session https://www.fairhopeal.gov/home/showdocument?id=22284Director’s roundtable video https://www.youtube.com/watch?v=fmzuajsLE1A•Work Session Video https://www.youtube.com/watch?v=RksW‐wf9AiYJune 19, 2019 – Lagniappe article describing GRC https://lagniappemobile.com/fairhope‐working‐on‐revised‐greeno‐road‐overlay/July 1, 2019 ‐Presentations of 2ndDRAFT of the GRC to the Planning Commission https://www.fairhopeal.gov/home/showdocument?id=22310(Case number ZC 19.08 –item “A” on the agenda) https://www.youtube.com/watch?v=tRBYGRaZgtwJuly 8, 2019 ‐GRC comments during City Council work session (video) https://www.youtube.com/watch?v=yfgzGKcDRxUJuly 9, 2019 – Lagniappe article describing GRC https://lagniappemobile.com/greeno‐road‐overlay‐aims‐to‐restrict‐property‐development/
ZC 19.08 Greeno Road Corridor (GRC) Overlay Answers to frequently asked questions (FAQs)Q: Is the GRC Overlay a mass rezoning of properties along Greeno Road, or a rezoning of any kind of any property in Fairhope?A: No. The GRC is an amendment to the City of Fairhope Zoning Ordinance creating an overlay district as allowable by Article V, Special Districts. Currently there are eight (8) existing special districts in the Zoning Ordinance. Q: If there are no re‐zonings, and the underlying zoning district along Greeno Road does not change, exactly what does the GRC do?A: The GRC Overlay creates additional requirements and restrictions for properties located entirely or partially within 400’ of the Centerline of Greeno Road (US HWY 98) on both the west side and east side. The GRC also enhances the landscaping requirements of Ordinance 1444, Tree/Landscape Ordinance. (Pending approval of the GRC, Ordinance 1444 will require amendments to reconcile it with the GRC)Q: What about existing single‐family residences? A: No provision of the GRC applies to properties zoned R‐A, R‐1, R‐2 or R‐3 which are the zoning classifications that only allowsingle family residential uses. Additionally, as stated previously, the underlying zoning districts within the GRC are not changed. As to all zoning classifications, the “applicability” section of the GRC provides: “Non‐conforming uses, structures, lots, and other non‐conformities existing within the GRC at the time of establishment shall be governed by Article VII, non‐conformities”.
ZC 19.08 Greeno Road Corridor (GRC) Overlay Answers to frequently asked questions (FAQs)Q: How does the GRC address parking, traffic, drainage, buffering against residential areas, etc.?A: 1) Parking–all existing parking requirements of the zoning ordinance remain in effect, including the requirements for Low Impact Development (LID) techniques (permeable pavers, permeable concrete, etc.) for parking areas with 12 or more spaces.2) Traffic–as required by the existing Article IV Section D. of the zoning ordinance, and Article IV Section C.1.h. of the subdivision regulations a traffic study, including a roadway improvements plan, (depending upon the trip generation estimate prepared by a licensed professional engineer) may be required and is applicable to all developments and includes any developments occurringwithin the GRC. Further, all ALDOT ROW permit requirements remain in effect. 3) Drainage–most developments trigger the drainage plan requirements of the subdivision regulations or are required to include a drainage system design by the Building Official and must be prepared by a licensed professional engineer. Drainage improvements require that post development flows of stormwater are equal to or less than pre‐development flows of stormwater. Further, Low Impact Development (LID) techniques are required that remove 80% of the Total Suspended Solids (TSS) of the stormwater from the site.4)Buffering–A site plan review is mandatory for all new construction, demolition, Class III renovations, sidewalks, uses, private improvements, and landscape alterations of any kind occurring within the GRC overlay zones, with the exception of single‐familyresidential zones R‐A, R‐1, R‐2 or R‐3. Further, a landscape plan must be submitted concurrently with the site plan review application and must include the screening and buffering requirements of the Tree/Landscape Ordinance as applicable, for any commercial, industrial, PUD, or multi‐family unit abutting a residential zoning district. Buffering methods include: an 8’ fence and four‐foot‐wide strip of evergreen plantings 6’ tall, or a staggered double row of evergreen plantings 6’ in width and 6’ in height providing a nearly impervious buffer, or natural undisturbed forest providing a nearly impervious visual barrier.Q: Does the GRC re‐route traffic on Greeno Road? Will the GRC require delivery trucks and other commercial vehicles to pass through residential areas to access new developments within the GRC?A: No and No. See comments related to the traffic impact study and traffic improvements plan mentioned above. The GRC, as a component of the Zoning Ordinance, does not alter traffic patterns. As stated previously, a mandatory site plan review is required for each development within the GRC, which is a review by staff, considered by the Planning Commission, and final approval granted by the City Council.
ZC 19.08 Greeno Road Corridor (GRC) OverlayAnswers to frequently asked questions (FAQs) continuedQ: Why is the GRC 400’ wide each side of the centerline of Greeno Road / (Why 400’ and not a longer or shorter distance?)A: The 400’ width captures all properties necessary to create an “area of influence” along the corridor for which the GRC aids in managing the development pattern of Greeno Road. Q: What about properties that are longer than 400’ long?A: The entire property through which the GRC boundary passes is included in the GRC. Q: Does the Greeno Road Corridor address light pollution / light trespass? A: Yes. The lighting standard in Article IV, Section B.3. of the zoning ordinance has been completely re‐written and modernized, and is modeled after the lighting requirements of Walton County, FL. If adopted, these new lighting standard applies to ALLzoned ares, not just the GRC. Q: How long is the GRC Overlay, and what about properties not within the city limits?A: The GRC begins at Dale Road on the north end of Fairhope, roughly aligned with the northern terminus of Rock Creek, and terminates at Old Battles Road, for a length of about 6.5 miles. THE GRC IS ONLY APPLICABLE TO PROPERTIES WITHIN THE FAIRHOPE CITY LIMITS. Properties that are currently outside the city limits are not subject to the GRC (or the city’s zoning ordinance generally). Property subsequently annexed into the city will automatically be subject to the requirements of the GRC.
ZC 19.08 Greeno Road Corridor (GRC) OverlayAnswers to frequently asked questions (FAQs) continuedQ: Explain the approval process, specifically what is reviewed by the Planning Commission and City Council. A: As mentioned previously, the GRC Overlay is an amendment to the Zoning Ordinance. Final approval of the zoning ordinance is made by the Fairhope City Council. The review process begins with the Planning Commission, and the Planning Commission makes a recommendation to the City Council. That recommendation may be for approval, denial, or approval with changes to the zoning ordinance amendment as recommended by the Planning Commission. The City council may approve, approve with changes, deny, continue for further study, or “send it back” to the Planning Commission for additional study by the planning department or planning commission. Q: In a ‘nutshell’, what does the GRC require or encourage?A: Enhanced landscaping (see the illustrations), requires a “build to” line, parking in the rear of buildings, mandatory site plan review, mandatory landscape review, requires four‐sided architecture, and encourages retrofit of older shopping centers. Q: In a ‘nutshell’, what does the GRC restrict?A: Drive‐through lanes (except Southern Edge District), backlit or illuminated plastic signs, neon signs, video boards, blank, featureless walls, flat roofs without parapets or cornices, unscreened rooftop equipment, and certain uses.
ZC 19.08 Greeno Road Corridor (GRC) OverlayGRC – Greeno Road Corridor Overlay Districts 1. Intent and Description –The Greeno Road Corridor Overlay (GRC) is intended to provide a transition of use intensity from less intensity to greater intensity back to less intensity along Greeno Road. The GRC overlay includes all property within or intersected by a line 400 feet east of the centerline of Greeno Road (U.S. Highway 98) and a line 400 feet west of said centerline, and begins at Dale Drive near the Daphne City limits and terminates at Old Battles Road, a distance of approximately 6.5 miles. Thus, the GRC includes all parcels lying wholly within the GRC overlay lines and the entirety of any parcels which either of the GRC overlay lines cross. Some properties within the geographic area of the GRC are not now within the corporate limits and thus this ordinance does not apply to such properties; however, land subsequently annexed into the City of Fairhope located within the GRC shall automatically be included within the GRC. The GRC includes the following five districts: IF A PIECE OF PROPERTY IS CROSSED BY THE 400’ LINE, THAT ENTIRE PROPERTY IS IN THE GRC
ZC 19.08 Greeno Road Corridor (GRC) OverlayTHE DISTRICTS
ZC 19.08 Greeno Road Corridor (GRC) OverlayThe overlay applies to properties within the Corporate Limits of Fairhope and within the following areas, 400’ each side of the Centerline of Greeno Rd/US HWY 98 as follows, divided into five (5) districts:Northern Edge District•Dale Road to South DriveoFrom southern border of Daphne (aligned with northern terminus of Rock Creek) to South Drive North Village Center (Parker Road) District•South Drive to State HWY 104 Gateway District •State HWY 104 to Edwards Avenue Fairhope Avenue Village Center District•Edwards Avenue to Morphy Avenue Southern Edge District•Morphy Avenue to Old Battles Road
ZC 19.08 Greeno Road Corridor (GRC) OverlayREQUIREMENTS FOR ALL DISTRICTS
ZC 19.08 Greeno Road Corridor (GRC) Overlay1. Applicability–This section applies to all new construction, demolition, Class III renovations, sidewalks, uses, private improvements, and landscape alterations of any kind occurring within the GRC overlay; provided however, this section shall not apply to properties zoned RA, R‐1, R‐2, or R‐3. The GRC overlays the underlying zoning regulations. The zoning regulations contained within the City of Fairhope Zoning Ordinance shall apply unless pre‐empted by the GRC overlay. Non‐conforming uses, structures, lots, and other non‐conformities existing within the GRC at the time of establishment shall be governed by Article VII, non‐conformities.
ZC 19.08 Greeno Road Corridor (GRC) OverlayA. General –applicable to all districts within GRCa. In addition to the requirements of Ordinance 1537, Signs, the following shall apply to all districts within the GRCi. Backlit or illuminated plastic signs are prohibitedii. Neon signs are prohibitediii.Video boards are prohibitediv. The GRC is designated a Beautification Area as contemplated by Ordinance 1537, Sign Ordinance. b. Four-sided architecturei. Blank, featureless walls fronting upon Greeno Road are prohibitedii. Between 50% and 80% of ground level, street-facing facades of non-residential buildings shall be transparent with glazing. iii.Between 25% and 60% of upper floor, street-facing facades of non-residential buildings shall be transparent with glazing. iv. Roofs shall be either pitched between 6:12 to 12:12 or be flat with parapets or decorative cornices. Roof mounted equipment shall be screened from public view on all sides. c. Mandatory site plan reviewi. All work as described in “applicability”, above, requires a mandatory site plan review within the GRC, regardless of whether or not it triggers the site plan review requirements of Article II, Section C.2.1. Site plan review process shall be completed prior to approval of a building permit or land disturbance permit. ii. A landscape plan in compliance with ordinance 1444 shall be submitted concurrently with the mandatory site plan review for administrative review by staff.1. In addition to the requirements of Ordinance 1444, tree and landscape ordinance, the landscape plan shall comply with figures XXXX through XXX, below, for the various districts. In the event of a conflict, the physical placement of the figures below shall govern. THIS REQUIREMENT ALSO EXISTS IN ARTICLE III, SECTION D.4.d. FOR NVC AND CVC DISTRICTS.THIS REQUIREMENT ALSO EXISTS IN ARTICLE VI, SECTION B.5.f.(2) and C.5.f.(2) FOR NVC AND CVC DISTRICTS, RESPECTIVELYCROSS‐REFERENCE PAGES 18, 19, 23, AND 31 FROM THE VPS
ZC 19.08 Greeno Road Corridor (GRC) OverlayDISTRICT ILLUSTRATIONS
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictsNorthern Edge District•Drive‐throughs prohibited for all uses•Stand‐alone ice machines, ATMs, car washes prohibited•Hotel/Motel limited to 30 rooms•Bed and Breakfasts allowable, but maximum 12 rooms, must be owner occupied and operated•Automobile Service Stations, Convenience Stores, and Automobile Repair Facilities are an allowable use, however new requirements have been added to Article III, Section D.4. enhancing lighting requirements, limiting electronic signs to fuel pricing only, and requiring fuel pumps to be located behind the rear building line of the convenience store building. Page 36 from Comprehensive Plan: “Edges ‐ Greeno Road commercialization must have a clear edge‐‐where it stops and where it begins”. ROW widths may vary
ZC 19.08 Greeno Road Corridor (GRC) Overlay District The text excerpt at right in yellow is from page 13 of the Comprehensive Plan
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictNorth Village Center District (contemplates retrofitof existing traditional shopping centers)•Drive‐throughs prohibited for all uses•Stand‐alone ice machines, ATMs, car washes prohibited•Quick‐serve restaurants are a prohibited use•Restaurants with no table service, take out only, pick up meals only, and food trucks are prohibited uses •Single use buildings prohibited•Automobile repair, automobile service stations, and convenience stores are prohibited uses•Ground retail/commercial/restaurants in mixed use facilities are limited to 8,000sf•Grocery/General Merchandise/Shopping Centers limited to 8,000sf per owner or tenantROW widths may vary
Excerpt from the Visual Preference Survey (VPS) VSQUESTION 21 Would you like to see this type of development happen in a Village Center? RESULTS: ANSWER CHOICES Yes No TOTAL RESPONSES 6662% 710 The image shows a slight contrast lo !he downtown typologies, where more greenspace and trees compliment a rich urban fabr~. 'E>ual Pieferenc Sut~·ev / 29 QUEST10N22 Would you like to see d1is type of de,1~opmmt happen in il Village: Center? RESULTS: I , •• VICW ol a f,1al wlh l,'!)o l''ffll19 fdds m-,., ■ ce,ved 90% NO wtes. rclh)cb~ Ille n<t<1m decjhe ,n Mall oornlJue-bun -.vtsweR CHotC 5 ,, .. NO TDTAI. )ill -.... ---,.E5PoU5f?r ,no, ..... " .,. 700
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictGateway District ROW widths may vary
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictGateway District •Drive‐throughs prohibited for all uses•Stand‐alone ice machines, ATMs, car washes prohibited•Quick‐serve restaurants are a prohibited use•Restaurants with no table service, take out only, pick up meals only, and food trucks are prohibited uses •Single use buildings prohibited•Automobile repair, automobile service stations, and convenience stores are prohibited uses•Ground retail/commercial/restaurants in mixed use facilities are limited to 8,000sf•Grocery/General Merchandise/Shopping Centers limited to 8,000sf per tenant•Bed and Breakfast limited to no more than 6 rooms and must be owner occupied and operated •Two‐family and townhouse developments must be two (2) stories•An example development is shown on the next slide to better‐explain how the Gateway District review criteria would be applied to the review of a development
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictSAMPLE DEVELOPMENTGateway DistrictLANDSCAPE BUFFER WOULD REDUCE FROM 40’ TO 20’PARKING WOULD BE MOVED TO REARBUILD‐TO LINE BEHIND ON‐PROPERTY SIDEWALK BEHIND LANDSCAPE BUFFERANY “SIDE” PARKING WOULD BE BEHIND THE BUILD –TO LINE, WHICH IS BEHIND THE ON‐PROPERTY SIDEWALK AND THE LANDSCAPE BUFFER, WHICH PER ORDINANCE 1444 REQUIRES “AN UNBROKEN VISUAL SCREEN AT LEAST 48 INCHES IN HEIGHT AT PLANTING”
ZC 19.08 Greeno Road Corridor (GRC) Overlay Gateway District Image at right is Question #36 from the Visual Preference Survey and had an 83% affirmative response favoring this type of development pattern. Note the wide landscape buffer between the ROW and the on‐property sidewalk
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictFairhope Avenue Village Center District (contemplates retrofit of existing traditional shopping centers)•Drive‐throughs prohibited for all uses•Stand‐alone ice machines, ATMs, car washes prohibited•Quick‐serve restaurants are a prohibited use•Restaurants with no table service, take out only, pick up meals only, and food trucks are prohibited uses •Single use buildings prohibited•Automobile repair, automobile service stations, and convenience stores are prohibited uses•Ground floor retail/commercial/restaurants in mixed use facilities are limited to 8,000sf•Grocery/General Merchandise/Shopping Centers limited to 8,000sf per owner or tenantROW widths may vary
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictSouthern Edge District•Single drive‐through lanes are allowable at rear of principle structure•Enhanced drive‐through standards have been added to Article III, Section D. 11. •Stand‐alone ice machines and ATMs are a prohibited use•Hotel/Motel limited to 30 rooms•Bed and Breakfasts allowable, but maximum 12 rooms, must be owner occupied and operated•Automobile Service Stations, Convenience Stores, Car Wash Facilities, and Automobile Repair Facilities are an allowable use, however new requirements have been added to Article III, Section D.4. enhancing lighting requirements, limiting electronic signs to fuel pricing only, and requiring fuel pumps to be located behind the rear building line of the convenience store building Page 36 from Comprehensive Plan: “Edges ‐ Greeno Road commercialization must have a clear edge‐‐where it stops and where it begins”.
ZC 19.08 Greeno Road Corridor (GRC) Closing remarks about the five districtsAIRPORT BOULEVARD?The text excerpt at right is from pages 37 and 38 of the Comprehensive PlanTHE GRC OVERLAY BEGINS THIS PROCESS
ZC 19.08 Greeno Road Corridor (GRC) OverlayZONING ORDINANCE REVISIONS
ZC 19.08 Greeno Road Corridor (GRC) OverlaySERVICE STATIONS CONVENIENCE STORESCAR WASHESAUTOMOBILE REPAIR
ZC 19.08 Greeno Road Corridor (GRC) Overlay DistrictImage at right is Question #34 from the Visual Preference Survey, and had one of the strongest negative responses of all questions asked in the VPS
465 Opelika RoadAuburn, AL
465 Opelika RoadAuburn, AL
ZC 19.08 Greeno Road Corridor (GRC) OverlayProposed revisions to Zoning Ordinance Article III, Section D.4. “Automobile Service Stations, Convenience Stores, Car Wash Facilities, and Automobile Repair Facilities”. Additional text in red, removed text in strikethrough.
ZC 19.08 Greeno Road Corridor (GRC) OverlayRevisions to Article III, Section D.4. (continued) new text in redremoved text in strikethrough
ZC 19.08 Greeno Road Corridor (GRC) OverlayARTICLE III REVISIONSDRIVE THROUGH LANES, USE TABLE REVISIONS, ACCESSORY DWELLING CLARIFICATIONS
ZC 19.08 Greeno Road Corridor (GRC) OverlayRevisions to Article III, Section D.9. New text in redremoved text in strikethrough9. Accessory Structures and Accessory Dwelling Unitsa.Intent:The intent of the special conditions for accessory structures and accessory dwelling units is to allow flexibility in living arrangements and home occupations while maintaining the residential character of existing neighborhoods. These standards apply to all districts or as indicated in Table 3-1, Use Table. except for the Village Districts in Article VI.b.Location Restrictions: Accessory dwelling units shall be located on the same lot as the principal structure and are subject to the dimension standards in Section C.2. of this Article.c.Site Requirements:(1) Any accessory structures shall only have a half bath.(2)Kitchens and electrical wiring or gas-supporting kitchens are prohibited.(3)Any accessory structure proposed for office or extra living areas shall not be larger than 50% of the gross square footage of the principal structure.(4)Any utilities for an accessory structure shall run through the principal structure.c. Exception: (1) Notwithstanding anything contained in this subsection 9 to the contrary any “bona-fide” mother-in-law suite with a kitchen, attached to the principle structure, under common roof, shall not be deemed to be an accessory dwelling unit for purpose of this zoning ordinance but, instead, shall be deemed to be a part of the principle dwelling unit.
ZC 19.08 Greeno Road Corridor (GRC) OverlayThis is a brand‐new section added to the zoning ordinance and governs all drive through lanes and windows, both inside and outside the GRC. Drive throughs are only permissible in the Southern Edge District of the GRC but permissible in all other areas outside the GRC. 10. Uses Containing Drive Though Lanes / Drive Through Windows a. Intent: The intent of the special conditions for Drive Through Lanes / Drive Through Windows is to: Provide access to various services offered by uses containing drive through lanes and drive through windows; Allow uses containing drive through lanes and drive through windows to be appropriately mingled with other non-residential uses; Ensure location and design standards compatible with surrounding property, particularly the scale and intensity of surrounding commercial uses; Minimize the potential negative impact that uses containing drive through lanes and drive through windows may have on surrounding property and neighborhoods; b. Location Restrictions: (1) In the NVC district or CVC district, uses containing drive through lanes / drive through windows are not allowable. (2) In all other districts, the property on which a drive through lane / drive through window is otherwise allowable shall not be within 100 feet of any residential district, or any property containing a residential use. (3) Additional requirements and/or restrictions may apply within the Greeno Road Corridor (GRC) Overlay District. a. Special Design Requirements – In addition to the above location restrictions, the following special design requirements shall apply: (1) Drive through speaker shall not exceed 50 decibels i. Shall not play recorded messages. (2) Menu boards / order boards i. Shall be a maximum of 30 square feet in area ii. Shall be a maximum 6’ tall iii. Shall be shielded from view from any public street and adjacent residential uses or residentially-zoned property (3) No less than four (4), 20’ long and 10’ wide stacking lanes shall be located at or behind the drive through window or appurtenance i. May be reduced in number if recommended by a traffic impact study prepared by a licensed professional engineer ii. Separated from other vehicular use and site circulation areas by a landscaped raised divider median or other divider identified in the landscape plan iii. Shall be 12’ wide in curved areas iv. Shall not enter or exit directly into a public street v. Shall not interfere with waste handling and material loading areas vi. If curbed, shall include an emergency by-pass or exit (4) Uses including a drive through lane located adjacent to residential uses or residentially-zoned property shall provide screening and buffering as required by Section 20.5-4 (11) Buffer Zone Landscaping of Ordinance number 1444
ZC 19.08 Greeno Road Corridor (GRC) OverlayLIGHTING
ZC 19.08 Greeno Road Corridor (GRC) Overlay3. Parking Lot/Open Area Lighting Parking lots with 50 or fewer spaces and open area requiring lighting for general purposes shall have light poles that do not exceed 10 feet overall height. Parking lots having more than 50 spaces shall have light poles that do not exceed 20 feet overall height. Luminaries of a sharp cut off design to shield light source above 72 degrees from vertical and providing 1.0 average maintained foot-candles with the following uniformity ratios: 3:1 average/minimum * (.33 FC minimum), 12:1 maximum/minimum * (4.0 FC maximum) are required in all cases. Public facilities such as lighted ball fields are excluded. A photometric grid shall be furnished by developer at time of building permit application. * maximum or minimum foot-candle level at any point lighted area. 3. Lighting a. Applicability. The applicant for any permit required for work involving lighting shall submit documentation at time of site plan, multiple occupancy project plot plan, or building permit request that the proposed lighting plan complies with the provisions of this Code. The submission shall contain, but not be limited to the following, all or part of which may be part of or in addition to the information required elsewhere in this Code: (1) A point-by-point footcandle array in a printout format indicating the location and aiming of illuminating devices. The printout shall indicate compliance with the maximum maintained footcandles required by this Code. (2) Description of the illuminating devices, fixtures, lamps, supports, reflectors, poles, raised foundations and other devices (including but not limited to manufacturers or electric utility catalog specification sheets and/or drawings, and photometric report indicating fixture classification [cutoff fixture, wall pack, flood light, etc.]). Nonconformities. Following application of this regulation, the installation of lighting, replacement of lighting, and changes to existing light fixture wattage, type of fixture, mounting, or fixture location shall be made in strict compliance with this Code. Routine maintenance, including AT RIGHT IS AN EXCERPT FROM THE REVISION TO ARTICLE IV, SECTION B.3. “LIGHTING”. THE ORIGINAL SECTION CONSISTED OF THE ONE PARAGRAPH IN BLACK TEXT ABOVE RIGHT
ZC 19.08 Greeno Road Corridor (GRC) OverlayAT RIGHT IS AN EXCERPT FROM THE REVISION TO ARTICLE IV, SECTION B.3. “LIGHTING”. THE DIAGRAMS AT RIGHT ARE EXAMPLES OF FIXTURE DESIGNS NOT CURRENTLY INCLUDED IN THE ZONING ORDINANCE
ZC 19.08 Greeno Road Corridor (GRC) OverlayDEFINITIONS ADDED TO ZONING ORDINANCE
ZC 19.08 Greeno Road Corridor (GRC) OverlayOutdoor Sales Lot– a retail use where a significant portion of the merchandise, either in area or in business value, is typically stored outsideduring business hours.i. Car Wash –a. Automated - A structure containing facilities for washing automobiles using a chain conveyor or other method of moving the cars along and automatic or semi-automatic application of cleaner, brushes, rinse water and heat or air for drying.b. Self-Service - A car wash wherein the customer provides labor to wash, dry, and otherwise clean a vehicle and where no self-propelled wash racks are provided.5. Service Use Category The Service Use category is for businesses that offer clients, customers, or patrons goods for consumption on the premises, or offer services for performance and delivery on the premises. a.Convalescent or Nursing Home –a business providing living accommodations and care for persons suffering from illness, other than mental or contagious, which is not of sufficient severity to require hospitalization, or for persons requiring further institutional care after being discharged from a hospital, and where non-resident staff is present for more than 8 hours per day.b.Clinic– a place used for the care, diagnosis and treatment of ailing, infirm, or injured persons, and those who are in need of medical and surgical attention, but who are not provided with board. Includes medical laboratory facilities; professionally-licensed therapists and therapy facilities of various types including but not limited to physical therapy, emotional, psychological and psychiatric therapy, and professionally-licensed counseling facilities. Defined terms added to Article IX. New text in red,removed text in strikethroughCar wash is not a defined term in the zoning ordinance, which this routine edit addresses. Further, “heavy equipment” is also not a defined term which this routine edit addresses. Additional wording to the “clinic” has been added to clarify the use. Ground Cover: Natural (mulch) or low growing plants other than deciduous varieties installed to form a continuous cover over the ground. Heavy Equipment: Including but not limited to large wheeled, tracked, or static pieces of equipment, including trailers, implements, and attachments used in conjunction with heavy equipment, normally associated with commercial agricultural, construction, or utility industries or other similar pieces of heavy equipment. Examples include but are not limited to tractors greater than 40 horsepower, any metal-tracked vehicle, dozers, backhoes, excavators, trenchers, forklifts, aerial lifts, dump trucks greater than 20,000 lbs Gross Vehicle Weight Rating (GVWR), ride-on soil compactors, skid steer loaders, logging machines, knuckle boom loaders, wheel or tracked loaders, trailers greater than 10,000 lbs GVWR, or other similar pieces of heavy equipment. Walk-behind equipment rented for temporary uses such as small stump grinders, trenchers, dethatchers, or other similar equipment are excluded from the heavy equipment definition Heritage Tree: Any live tree greater than or equal to twenty inches (20”) in diameter at breast height (DBH). Breast height is established as the height of the trunk of a tree fifty-four inches (54”) above grade.
ZC 19.08 Greeno Road Corridor (GRC) OverlayCONCLUSION
From the Comprehensive Plan survey results, pages 11 and 13 Q22 0o you th.Ink connectlvll)' of roads, sidewalks, trails, parlcs and corn_merclal proµerty are positi~? "°"' 111'1, ~ ~ ~ l:ll'lr ..,_pomm 01.s.1,:. ...... Resu ts ,,,. No Td•I 017 Are you concerned about hat Greeno Rd. and St. Hwy. 181 (Co. Rd. 2 ) will look like in the tutu re? ... 70'" !!0% 91W, 100"-....... Results ... 1,na
From the Comprehensive Plan survey results, page 8" Tola! a D Would you like to see Greeno Rd, developed commerciall>y frorn Fa.irhope Ave. North towards Daphne? .... d. l>J ll tr. 0% 1~ 20% 30% 40% 5'.111. 6~ 70'11. &11' 90% 100¾ Ruponsu 29A5% sul s 4!1!1
IN CLOSINGThe GRC is a continuing implementation of the Comprehensive Plan as well as a response to the requests of Fairhope Citizens expressed in the Visual Preference Survey. Further, the GRC is the first step in possibly introducing a form‐based zoning code to the City of FairhopeHow Ea.stem Shore Residents Feel About Development On 98 Prepared by the Corridor 98 Committee June/ July 1987