The URL can be used to link to this page

Home My WebLink About01-22-2020 Planning Commission GRC Overlay DistrictsKari n Wilson Mayor Council Members Kevin G. Boo ne Ro bert A. Brown Jack BurreU, ACMO Jimmy Conyers Jay Robinso n Lisa A. Hanks, MMC City Clerk Deborah A. Smith, CPA Ciry 71'easurer I 6 I North Secti on Stree t P.O . Drawer 429 Fairhope , Ala bama 36533 25 1-928-2 I 36 25 I -928 -6 776 Fax www.fa irh opea l.gov Pniued 011 rec.yclt:d paper January 21 , 2020 Greeno Road Overlay Corridor Districts -First Draft To whom it may concern , Attached is a first draft of the revised Greeno Road Overlay Corridor Districts. I want to be clear this is an incomplete document specifically prepared for a public discussion meeting on January 22, 2020. In addition to the administrative section that includes items such as applicability , the final product will be composed of four main sections: regulating plan, frontage types , uses and related special conditions, and building form. This draft , and the related discussion , introduces the administrative section, the regulating plan, and frontage types . This is very much a 'live ' document. By 'live ', I mean we expect this to change based on feedback we receive. Consequently , we welcome constrnctive feedback. My contact information is listed below . Feel free to reach out with questions or comments. Respe9tfully, Hu ter Simmons Planning and Zoning Manager Hunter.simmo ns (m fa rih opeal .gov (0) 251.929-7403 Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 1 I. GRC – Greeno Road Corridor Overlay Districts 1. Intent and Description 2. Application and Exemptions a. These standards apply to sites (including all principal and accessory structures that are within the GRC districts unless otherwise specified herein and apply to all use categories. b. Sites outside of the City of Fairhope’s municipal jurisdiction are exempt from the requirements of this section. c. Single-family residentially zoned parcels are exempt from the requirements of this section provided they meet the base zoning district requirements. d. Properties zoned R-A are exempt from the requirements of this section provided they meet the base zoning district requirements. e. Expansions and repairs to structures that exist on the date the ordinance from which this section derives is adopted are exempt from the requirements of this section for any building additions that do not exceed 50 percent of the existing building square footage. If multiple building expansions are conducted after the adoption of this article, the expansion that causes the total square footage of expansions to reach or exceed a 50 percent expansion of the original building square footage shall thereafter be required to conform to the requirements of this section. f. Non-conforming uses that legally existed prior to the adoption of this section (Article V, Section I), shall be exempted from the time period provisions of Article VII, Section C.2. Instead, a lawful non-conforming use that ceases for any reason for a period of more than 365 consecutive days shall not be reinstated unless it is in compliance with all ordinances. If a legal non-conforming use is replaced by a conforming use, the legal non-conforming use shall not be reinitiated. g. If overlapping regulations appear in other sections of this article, these (Article V, Section I) regulations stated herein shall take precedence. h. Existing PUDs shall be exempt from the requirements of this section only if the approved locations of structures are codified within the Ordinance that granted the PUD or amendments to the PUD. Newly created lots without a planned development will be subject to the requirements of this section. i. Unless otherwise noted in this section, the standards of the underlying base zoning districts shall apply. 3. Appeals and Variances - Appeals and Variances shall be subject to the same standards contained within Article, II, Section C.3. of this ordinance. 4. Regulating Plan a. Districts i. Core District ii. Buffer District iii. Transitional District b. District Map Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 2 5. Allowable Uses a. Include an explanation of the relationship between underlying zoning and an overlay. The table below (Use Table not included in Draft v1.0) can give exemptions or take away allowances from underlying zoning. For commercial use types, the underlying zoning needs to be commercial, etc. b. Insert Overlay Use Table c. Special Conditions 6. Design Standards – Frontage Types: Frontage types define how buildings are located on a site, with an emphasis on the area between the primary façade and the lot frontage line, which, collectively, create a uniquely Fairhope vision. Table X-1: GRC Frontage Types Overlay Districts / Frontage Types Core Buffer Transitional Core Street Front  Buffer Street Front  Transitional Street Front  Outdoor Sales/Dining   Landscape Screened   Internal Circulation   Park   Permitted subject to general ordinance standards and conditions.  Permitted, but requires mandatory Site Plan Review. Frontage Type Diagrams (See Attachments) 7. Design Standards – Building Form Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 3 D ES IGN STAND A RD S FRONTAGE TYPE: CORE STREET FRONT LE G E D BUILD TO AREA (5') GREENSPACE BUFFER (5') ADDITIONAL BUILDABLE AREA SETBACKS IDEWA U :(8') L o t Layo ut N o tes: I. The front facade of rhc bui]djng musl occur in the Duild--LO Zone: provided, however. that the Build-'10 Zones m ay be extended an ad ddonal 10 feet to acco mocbtc preserve hcriragc trees. SETBACKS AS REQUIRED BY UNDERLYING ZO>IING A DDITION.AL BUILDA BLE AREA BUILD TO AREA SIDE\'V.ALK GREENSPACE BUFFER Mttlti-Use Trail R.O.W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 4 DESIGN STA NDARDS FRONTAGE TYP E : BUFFER STREET FRONT LEGEND BUILD TO AREA (10') GREENSPAC E BUFFER (10') ADDITIONAL BUILDABLE AREA SE TBAC K S FLEXIBLE OUTDOOR SPACE (10') L ot Layo ut Notes: I. T he front facade of the building m ust occur in the lluild -'l'o Zone; pr oY ided, howC'-.~er, that th e Build-'10 Z ones may be extended an add tio nal 10 fee t ro acco modatc p reserve heri tag e trees. SETBACKS AS REQUIRED BY UNDERLYING Z O NING ADDITI ONAL BUILDI NG AREA BUILD TO AREA FLEXIBLE OPEN SPACE GREENSPACE BUFFER Multi Use Trail R.O .W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 5 D E SIGN STAND ARDS FRONTAGE TYPE: TRANSITIONAL STREET FRONT LEGE D BUILD TO AREA (10') GREENSPACE BUFFER (20') I I ADDITION AL BUILDABLE AREA I SETBACKS Lot Layout Notes: I. The front facade of the builcling must occ ur i.n the 13u i1cl -'IO Zone: prov ided, ho wever, that the Buik1-'10 Zones may be cx ,cndcd an acldtiona1 10 fee t ro accom od:uc preser ve hcriragc trees. SETBACKS AS REQUIRED BY CNDERLYING ZONING ADDITIONAL BUILDIN G AREA BU ILD TO AREA GREENSPACE BUFFER Multi-Use Trail R.O.W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 6 DESIGN STANDARDS F RONTAGE TYPE: OUTDOOR SALES/DINING LEGEND BU ILD TO AREA (5') GREENSPACE BUFFER (5') ADDITIONAL BUILDABLE AREA SETBACKS OUTDOOR SALES/DINI NG (2 0') Lot Layout Notes: 1. The fronr facade of the builrung mus r occu r in the Build -To Zone; p rovided, ho\vcvcr, th at th e Build-To Zones may be extended an addcional ·10 fee t to accomodatc preser ve heri tage trees. 2. Regardless of lot width. no outdoor sales area shall be wider than 100'. 3. \X/h cr c outdoor dining is prm·idcd , u nused area shall rcrnain grcens pacc. SETBACKS AS REQUIRED BY UNDERLYING Z O NING ADDITION AL BUILDIN G AREA BU ILD T O AREA OUTDOOR SALES /DINING GREENSPACE BUFFER Multi-Use Trail R .O.W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 7 DESIGN STANDARDS FRONTA GE TYPE: INTERNAL CIRCULATION LEGEND BUILD TO ZONE (5') GREENSPACE BUFFER (20') ADDITI01 AL B UILDABLE AREA SETBACKS SIDEWALK (5') DRIVE (1 5') Lot Layout N otcs: 1. The front facade o f the building musr occur in the Build-To Zone; prodded, however, thar th e 13 uild-'10 Zones may be extended to prescnT heritage trees. 2. The Grecnspace Buffer must meet rhre requirements of the Ciry of Fairho pe T r ee Ordinance, partic ularly the scciron regarding lands adjaccnct ro important ro ad s. 3. \X/h erc a sidewalk /trail is present in the adjacen t right-of-way, pedestrian access shall be provided within the G r ccn spacc Buffer. \Xlhcrc possible, the connecting access shaU be A D r\ compliant. 4. Srr ucrures shall be limited to th e ,\llowablc Buildi ng t\rca. Parking sha ll be placed al o ng th e sides a nd rear o f the principal building(s), and in no case shall extcod past th e fronr building line in t he dircciron o f the right-of-wa y. 5. O n corner lots, strucn u:cs, landsca ping, a nd sale items shall be placed as to provide unobstructed ,-isibili ry b etween the heights of two and o ne-ha lf (2 1 /2) fee t and te n (10) feet within a n area defined by constructing lines parallel ro and twcrny-fivc (25) fee t from the point of inte rsectio n o f curb lines projected. SETBACKS AS REQUIRED BY UNDERLYING ZONING ADDITIONAL BUILDIN G AREA BUILD TO AREA SIDEWALK DRIVE GREENSPACE BUFFER Multi-Use T rail R .O.W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 8 D ES I GN STANDARD S FRON TAGE TYPE: LANDSCAPE SCREENED LEGEND LA1 D SCAPE SCREEN (Min . 20') G REENSPACE BUFFER (20') .ADDITIOr AL BU ILDA BLE ARE.A SETBACKS L o t L ayout N o tes: I. T he front facade of rh e b uilding must occur in the Build -To Zone; prov ided, however, th at th e l3uild-"fo Zones may be extended to prescr Yc heritage trees. 2. The Grcenspacc Bu ffer musr meet t htc req uirements of th e C ity o f Fairho p e Tree Ordin an ce, partic ularly th e seciro n regard ing lands adjacencr ro impo rr.anr road s. 3. \Xlhcre a sidewalk /a:a il is p resent in th e adjace nt ri ght-of-wa y, pedestrian acce ss sha ll be provided within th e G rccn sp ace Du ffer. \'{there possible, the connecting access sh all be ADA c o mplian t. 4. Structures shall be limi ted ro the A llowable Building _\rea. Par king shall b e placed alo ng the sides a nd rcM of the princ ipal b uild i.ng(s), and in no case sha ll ex tend pas t the front building line in t h e direc.iton o f th e right-o f-wa y. 5. On corner lo ts, s tructures, landscaping, and sale items shall be placed as ro prm·id e unobstructed n sibili ty b etween th e h eigh ts o f rwo and o ne-half (2 I /2) feet and te n (10) feet with in an area defined by cons tr uc ting lines p arallel ro and twe nt:y-fiyc (25) feet fr om th e poin t of intersectio n of curb lines projected. 6. The depth of th e Lnndscap e Screen shall be proporti onal to building heights. The ta ller a building, or buildings. the b rger n pote ncinl screening area m ust be to properly o batin th e visual aethestic inten ded by this frontage type. SETBACKS .AS REQUIRED BY UNDERLYING ZONING AD DITION AL BUILDING AREA LANDSCAPE SCREEN G REENS PAC E BUFFER M,ilti U se Trail R.O.W Greeno Road Corridor Districts DRAFT v1.0 January 22, 2020 9 LEGEND PARK A REA (Min. 100') GREENSPACE BU FFER (20') BUILD ABLE AREA SETBACKS Lo t Layout Notes: I . T he front faca d e of t he building must occur in the Build-To Zone; provided, however, that the Build-'10 Zon es may be extend ed a n addcional 10 feet ro acco m od are p reserve heritage trees. 2. Par k are a s hall b e a minllnu111 of 100' in d epth, and may consist of n1aintained la wn and other mai.nrn.incd landscape. Circ u lar.ion drives and parking arc a l.lo wed , bu t s haU n o r make up more than I 0% o f the park area. r\dclti o nal par king shall be located on the sides and rear o f the principle building(s). I f no building exis ts, parking shall be locate d near rhc rear of cl1e lo t. City-owned s port fields arc exempt fro m these .rcquirc111cnts, bur shall make every effort to crea te an arcrad\·e s treet fro n r. DESIGN STANDARDS FRONTAGE TYPE: PARK FRONT SETBACKS AS REQUIRED BY UN DERLYING ZONING BUILDABLE AREA PARK.AREA GREENSPACE BUFFER Multi-Use Trail R .O.W R-1 B-2 PUD B-2 PUD B-2 BELL RDWESTONLNS O U TH LA N D BLVDSCENICHWY98 PLAINVIEW DRMORPHY AVU S HWY 98 TWIN BEECH RDSMOBILEST FAIRHOPE AV NICHOLS AVHOLY CROSSDRL A K E VI EW DRSECTIONSTNSTATE HWY 181PE C A N A V GAYFER RD EXT GAYFERAV CONTI CT ORLEANS DR HONOURS LN S INGLESIDE STMAINSTMANLEY RD NICHOLS AV EXT F A I R WO O D B L V D OAKWOODAV E C H OLN W BATTLES RD GAYFER CT SSUMMITSTS MEADOWS DRGEORGE STGREENO RDWENTWORTH STPERD I D O A V STATE HWY 104 VOLA N T A A V ROYALLNBIG CANOERUNS INGLESIDE STS CHURCH STM A J O R 'S RUN F AIR W O O D B L V D GARRISONBLVDYOUNG STN INGLESIDE STCUMBRIA DR W OODLANDDRLA U R E L A V USHWY98NI C H O L S A V CREEKD R D A L E D R NORTH AV VETERANS'DRWINDMILL RDSECTION ST SMERSHON STA L I CE LN2ND STVICTORIANDRPOINTCLEARCTCROMW ELL A V SEMI N O L E A V PATLYNNDRN SCHOOL STCLUBHOUSEDRH A W TH O R N E CIR FRUITTREELNMAJESTICBEAUTYAVBON SECOUR STNELSON DR PIRATEDRBRONZE STWHITTIER STAMADOR AVHEARDRDSOUTHDR CREEK D R WEEPINGW ILL O W STKURLANES TVIALETRENTINO HENSHAW RD NORTHDRGASKIN LNGREENWOOD AV JEFF DAVIS STTWINBEECHRDSF A I R F A X DRCRAFTSMAN AVFA L L I N G W ATE R BLV D SANDY FORDRDCOLONYDRHO LLOW B RO OK AV GRAN D A V BLOOM SB URY AV N W IN D IN G BROOK D R FENNEC STSOUTHERN RUNSTAVE MILL DRDUNKER AV FORS T E R A V LUPINE DR SCARLETT AVMYRTLE STCONCORDDRFE L S A V LIBERTYSTNATHANIEL AVNSUMMITST KENSLEYAVH O F F R E N DRBLUE ISLAND AV BOLTONDR ORCHARDLNDOGWOOD A V PE C A N A V CHET AV SECTION STVULPES AV FIG A V ETTLESTPEMBERTON LOOPSONGBIRDD R INGLESIDE AVNOBLEMANDRS CHURCH STCARROLLPLACEDRMCINTYRE ST R I V E R O A K S DR MANORBLVD STRATFORD STBOOTHE RDDYER RD FAIRFIELD DRCYPRESS LN COUNTY RD 13SHORTSTHOSPITAL DRLARAWAYLNPIE R A V 4TH STAUGUSTACTCOLONIAL DRN MOBILE STMILLE R A V WOODS AV ATKINSON LN ROCKWELL LNLOTTIE LNMAGNOLIA AV EDWARDS AV THOMPSON HALL RDCLIFF D R W IL D OAKSRDVILLAGE D R WILSONLNG A LE ROWELNSATSUMA STBAY BREEZE LNMARGARETDRCLUBHOUSECIRCROSS CREEK WEXFORD LN IVYCIRBALLASTONE DR BONHAM LNOSWALT STJUB ILE E L N KUMQUAT STBOONE LNBISHOP RDRAMSEYRDWHITTINGTON AV WHITE AV TRUXTON ST WAKEFIELD AV ADAMS ST WINN AV W H I T E A V MOSLEY RD NBANCROFTSTSILO LOOP LEA B R O O KST STIMPSON AV MUSKET AV QUAIL CREEK DR JOHNSON AVPENSACOLA AV S E D G E F I E L D AV BELLANGEE ST WOOLRICH AV S A ND YS H O A L LOOP CHARIOT AV ROLLING OAKS DRDEVONFIELDLNKEMPERLNS BANCROFT STQUAILLOOPNBAYVIEWSTBERGLIN STCUMBERLAND RDBROWN STTE A LE A FWILLOWLN MIDDLE ST JAY LN THIRD STGREENO RDFE L S AV OLDMILLRDGREENORDNJ V CUMMINGS D R OPEN FIELD DRCHESWICK AVGRANDBLVD PIRATE DR D'ESTREHANRD ROTHLEY A V3RD ST OAK LN MARCA CT DEVONFIELD LNSAFFRON AV TAYLOR S T BRACYLNPENSACOLA AV SAINTJAMES AV Q UAILRUNSUMMERLAKESTSAND BAR LN ASHLEY DRBAYLESSTCOVEY RUN PL ANN ST BAY O U DR MECIAL PARK DR POPE CT SIBLEYCIR S W IN D IN G B R O O K D R ASHTONCT CARTER LN OWL'SNESTPLV I A MARIA DENTONLN GRAHAM ST GABEL ST PALE MOON CT SIBLEY ST G O R D O N L N POVINERPLA P RIC O TLN SSCHOOLSTDENTONLNBROOK LN ELI STWESTLEY STPOWELL AV OAK AV HILTONLNGRAHAM ST FRANKSLEDGE LNMARIETTADRPLISKASTPIN E C R E S T L N O A K A V MELVINLN OLD BATTLES RD ALLEN RD CAMBERWELL DR KASEY C T PHEASANTRUN HIGBEE RD THEAKSTON STLAMBTONSTJEWETT S T MONTROSE WOODS DRROCKCREEKDRDENTONRDLOWRY DR EQUALITY ST VANCE LN RICH RD COLEMANTR BATTLESWHARFDR LEE STBELMONT AV MISSION TRC BRIGITTEMITCHELL LNKEIFER AV HOUSTON AVPITMAN LNCOBHAM PARK DRCOUNTY RD 48 LI B E R T Y RDSUMMEROAKS PLROLLING OAKS LN M C I N T Y R E ST B O R D E A U X L N CHAPMAN ST LONGLEAF LNBRICKSTACKLN CARDAM E L CT NEWSOMELNBENDABO U T L N FRED E R I C K AV COUNTY RD 34 ROSA A V BU E R G E R L N BARC L A Y A V CEDAR LNNICHOLS AV EXT BAY WAY D R SHADY GROVELNRED OAKS L N IDLEWILD DROAKBENDCTPOPLAR PLDUBLIN DRMA RS I MDRHANKINS LNN E W ERARDKEPLAR PL GUARISCO LN HUCKNALL DR SPRINGDRLLOYDLN BEECHER STS ROLLING OAKS DR HEATHER LNM O O G S L N SAGE LNGRANT'SWAYBAY MEADOWS AV DERBY LNLINCOLN STAYRSHIRE LNECORROUGELN BATTLES RD PECANTRCDEWBERRY LNSHADYLN PADDOCK DRDYSON STHORTON LNDRIFTWOODA V HI BI SCUSWAY COTTAGE DRTIFTON WAY LAKEDR CEDAR AV HIGHRIDGERDHOLLYDR NORMANLN C U B A N LILY DRNBEACHRD KELLY-MCQUILLEN DRSEACLIFFDRCEDARBROOKDR CALLAWAY DR HORN LN TROYERBOOTHERDFLATWOODS DRA R T E S IA N S P R IN G D R CEDA R R U N HOLLOWHAVENSTD U N L E I T H LOOP HAWTHORNE LN CRACK WILLOWAVPECANR ID G EBLVDMCINTOSHBLUFFRD BERNIE'S WAYBRODBECK LN EASTON CIRSEACLIFFDRDOVE LN FAIRLAND AV FAIRLAND AV FA LLING WATERBLVD W ILLOW LA KE DR WILLOW LAKE DRNORTHCIR R-1R-1 PUDPUD B-2 B-2B-2B-2 R-1 M-1 M-1 R-1R-1 R-1 B-2 B-4 B-4 M-1 PUD B-2 B-2 B-4 B-2 PUD PUD PUD B-2 PUD R-5 B-2 R-1 R-1 B-2 PUD M-1 PUD B-2 R-1 PUD B-4 R-1 PUD PUD B-2 B-2 B-2 R-1R-1 R-1 R-1R-1 PUDR-1 R-1 R-1 PUD B-4 B-4 B-2 R-1 PUD R-1 PUD R-1 B-2 R-6 R-3TH B-4 B-2R-4 B-2 R-1 R-1 B-2B-2M-1 B-2R-2 R-2 B-2 PUD R-1 B-2 PUD B-2 R-1 PUD PUD PUD PUD PUD PUD PUD M-1 M-1 R-6 B-4 R-1 PUD PUD R-1 R-1 R-1 R-A R-1 M-1 B-2 R-3PGH PUD R-1 R-1 R-1 R-5 R-1R-1 B-2 B-4 R-1 R-1 PUD R-2 R-2 R-1 B-2B-2 PUD R-2 R-1 R-1 M-1 B-2 R-1R-1 PUD B-2 R-3PGH PUD R-1 R-1 R-2 R-1 PUD R-1 PUD R-1 R-1 R-1 R-1 R-1R-1 PUD PUD PUD PUD PUD PUD PUD PUD B-2 B-2 Legend Previously Proposed Boundary Core District Parcels Buffer District Parcels Transitional District Parcels j ~ 0 D -() -D D c::JO' .. °" = ~ ~ ., =I!,, {7 ~~ f;'.) c::::. fl (:) 0 0 0 CJ \ b l /\ D