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HomeMy WebLinkAbout02-18-2020 Planning Commission Greeno Road Corridor Overlay DistrictsGreeno Road Corridor Overlay Districts Draft v1.0 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. b.Sites outside of the City of Fairhope’s municipal corporate boundary, commonly known as the ‘city limits’, are exempt from the requirements of this section. *This revision stemmed from question received during the previous meeting. In addition to the proposed revision there will be a regulation plan illustrated the exact boundaries. 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. Regulating Plan Legend D Previously Proposed Boundary -Core District Parcels D Buffer District Parcels Transitional District Parcels 81 f ! .... Jr ' •.,,r [ ,xii : ~-~ .. -, -r ~ .. t, .,. I " ~;ft\ i !l ~))11 "'~ .Ji L Frontage Types Table X-1: GRC Frontage Types Overlay Districts / Frontage Types Core Buffer Transitional Core Street Front ¢ Buffer Street Front l Transitional Street Front l Outdoor Sales/Dining l l Landscape Screened l l Internal Circulation l l Park l l Permitted subject to general ordinance standards and conditions. ¢ Permitted, but requires mandatory Site Plan Review. ■ ■ ■ D ES IGN STA NDA RDS FRONTAGE TYPE: CORE STREET FRONT LEGEND BUILD TO AREA (5') GREENSPACE BUFFER (5 ') I ADDITIONAL BUILDABLE AREA SETBACK I SIDEWALI..: (8') Lot Layout Notes : 1. T h e front facade of the building must occur in the Build-]o Zon e; provided, h owever, th a t the Build-'fo Zon es m ay b e ex tend ed an adclti o n al 10 feet to accomocl ate preserve heritage trees. SETBACKS AS REQUIRED BY UNDERLYING ZO ING ADDITIONAL BUILD A BLE A REA BUILD TO AREA SIDEWALK GREENSPACE BUFFER Multi Use Trail R.O .W D ES IGN STA NDA RDS FRONTAGE TYPE: BUFFER STREET FRONT LEGEND B ILD TO AREA (1 0') GREENSPACE BUFFER (10 ') ADDITIO AL BUILDABLE AREA SETBACKS FLEXIBLE OUTD OOR PACE (10') Lot La yout Notes: 1. The front facade of the buildi ng must occur in the Build-To Zone; proY-ided, howeYer, that the Build-To Zones may b e extended an addtional 10 feet to accomodate preserve heritag e trees. SETBACKS AS REQUIRED BY UND ERLYING ZONING ADDITIONAL BU ILDING AREA BUILD TO AREA FLEXIBLE OPE SPACE GREENSPACE BUFFER Multi Use T rail R .O .W. D ES IGN STA NDA RDS FRONTAGE TYPE : OUTDOOR SALES/DINING LEGEND B ILD TO AREA (5') GREEr SPACE BUFFER (5') ADDITIO AL BUILDABLE AREA SETBACKS O UTDOOR SALES /DINING (20') Lot Layo ut Notes: 1. The front facade of the building must occur in the Build -To Zone ; proY-ided, h oweYer, that the Build -To Zones m ay be extended an ad dti onal 10 feet to accomodate preserve heritage tr ees. 2. Regardless of lo t width , no o utd oor sa le s area shall be wider than 100'. 3. Where outdoot dining is p rovid ed, unu sed area shall remain greens pace . SETBAC KS AS REQUIRED BY UND E RLYI NG Z ONING ADDITIONAL BU ILDING AREA BUILD TO AREA OUTDOOR SALES/DINING GREENSPACE BUFFER Multi Use Trail R.O .W. Outdoor Sales Frontage Type D ES IGN STA NDA RDS FRONTAGE TYPE: LANDSCAPE SCREENED LEGEND LAND SCAP E SC REE (M in. 20') GREENS PACE BUFFER (20') ADDITIO r AL BUILDA BLE A REA SETBACKS L o t Layo ut N o tes : 1. The front facade of th e building mu st occur in the Build -To Zone; provided, however, that the Build -To Zones m ay b e extend ed to preser ve h erita ge trees. 2. The G reen s pace Buffer mus t m ee t thte requirem ents of d1e City of Fairh o pe Tree Ordinance, particularly d1 e seciton regarding lands adjacenet to important roads. 3. Where a sid ewa lk /trail i present in the adjacent right-of-way, pedes trian access shall be provi ded wid1in di e Greenspace Bu ffer. Where p ossible , th e conn ecting access sh all b e D I \ compliant. 4. Str uctures shall b e limited to the Allowable Building Area. Parking sh all b e placed alo ng the sid es and rear of d1 e principal building(s), and in no case shall ex tend pa st th e front building line in d1 e direciton of d1 e right-of-way. 5. On corner lo ts, s tru cture s, landsca ping, and sa le item s sh all be placed as to provid e uno b structed visibility between d1e heights of two and o ne-half (2 l /2) feet and ten (10) feet wid:un an area defined by cons tructing lin es p arallel to and twe n ty -five (25) feet fr o m d1 e p oint o f intersection o f curb lines projected. 6. The depd1 of d1 e Landscape Scree n sh all be propo rtional to building h eigh ts. T h e ta ll er a building, or buildings, the larger a potential screening area mu st b e to properly o bati.n d1 e v isual aed1e stic inte nd ed b y dus frontage rype. SETBAC KS AS RE QUIRED BY UN D E RLYI NG ZONING ADDITIONAL BU ILDING AREA LANDSCAPE SCREEN GREENSPACE BUFFER Multi Use Trail R.O .W. Landscape Screened Frontage Type D ES IGN STA NDA RDS FRO NTAG E TYP E : INTERNAL CIRCULATION LE G END BUILD TO ZO E (5') GREE SPACE BUFFER (20') I ADDITI01 AL B ILDABLE AREA SETBACKS SIDEWALK (5') DRIVE (15 ') Lot Layo ut N o tes : 1. The front facade of th e building mu st occur in the Build -To Zone; provided, however, that the Build -To Zone s m ay b e ex tend ed to preser ve heritage trees. 2. The Greens pace Buffer mus t meet thte requirements of d1e City of Fairh o pe Tree Ordinance, particularly d1e seciton regarding lands adjacenet to important roads. 3. Where a sid ewa lk /trail i present in the ad jacent right-of-way, pedestrian access shall be provi ded wid1in di e Greenspace Buffer. Where p ossi ble , the conn ecting ac cess sh all b e D I \ compliant. 4. Structures shall be limited to th e A llowa ble Building Area. Parking sh all b e placed alo ng th e sides and rear of d1 e principal building(s), and in no case shall ex tend pa st th e front building line in d1 e direciton of d1 e right-of-wa y. 5. On corner lo ts, s tructures, landsca ping, and sa le item s sh all be placed as to provide unobstr ucted visibility between d1e heights of two and o ne-half (2 l /2) feet and ten (10) feet wi d:un an area defined by con s tructing lin es p arallel to and twe n ty -fi ve (25) feet fr o m d1e p oint of intersecti o n o f curb lines projected. SETBAC KS AS RE QUIRED BY UND E RLYI NG ZONING ADDITIONAL BU ILDING AREA BUILD TO AREA SIDEWALK DRIVE GREENSPACE BUFFER Multi Use Trail R .O.W. Internal Circulation Frontage Type LEGEND PARK AREA (Min. 100 ') GREE SPA.CE BUFFER (20 ') BUILDAB LE AREA SETBACKS L o t Layo ut Notes: 1. The fro nt fac ad e o f rh e building mus r occur in the Build -To Zon e; provid ed , h owever, tha t the Build -To Zon es ma y b e ex tend ed an addti o n al 10 fee t to acco m o da te preser ve h eritage tr ees. 2. Park ar ea shall b e a minimu m o f 100' in depth, and m ay con sist o f maintained lawn a nd oth er maintain ed land sca p e. C irculati o n ruives a nd parking are all owed , but s hall no t mak e up m ore than 10% o f th e park area. ddti o nal parking sh all b e lo cated o n th e sid es a nd rear o f th e principle buildi ng (s). Tf no buildi ng exis ts, parking sha ll b e lo cated n ear the rear of th e lo t. City -owned s po rt fi eld s ar e exe mpt fr o m these requirem ents, but sha ll m ake every effort to crea te an attrative stree t fr o nt. DESIGN STANDARDS FRONTAGE TYPE: PARK FRONT SETBACKS AS REQUIRED BY UND E RLYING ZONING BUILDABLE AREA PARK .AREA GREENSP.ACE BU FFER Multi-U se Trail R.O.W Park Front Frontage Type 5. Allowable Uses a. The uses allowable within the underlying zoning districts applicable to a particular property within the GRC shall continue to apply, subject to the additional provisions in this section. Article III, and the Use Table 3-1 identify the zoning districts created by the zoning ordinance and reflect seven general categories of uses: (1) residential; (2) civic; (3)office; (4) retail; (5) service; (6) manufacturing, and (7) rural. Within each category, specific uses are listed and indicated as either allowed, allowed subject to special conditions, or allowed by special exception. b. Special Conditions for Uses within the Greeno Road Corridor Overlay Districts •Stand-alone ice vending machines are a prohibited use •Stand-alone automatic teller machines (ATMs) are a prohibited use •The following uses require Site Plan Review as procedurally described by Article II, section C.2: •Car wash facilities, both automated and self-serve •Any request that includes a drive-through •Any Hotel, Motel, or Bed and Breakfast with more than 20 rooms •Automobile Repair •Automobile Service Stations •Convenience Store •Parking, unless otherwise allowed in the design standards of (6. Below), shall be located to the side and rear of buildings. 7. Design Standards –Building Form •Four-sided architecture •Blank, featureless walls are prohibited •Between 50% and 80% of ground level, street-facing facades of non- residential buildings shall be transparent with glazing. •Between 25% and 60% of upper floor, street-facing facades of non-residential buildings shall be transparent with glazing. •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. Questions from 1/22/2020 meeting: Many questions were not related to the Greeno Rd Overlay Districts. To clarify, this version of the overlay districts is not about: •Annexations •Family Subdivisions •Extra Territorial Jurisdiction Issues •Sign Ordinance •Taxes •Language in the old version of the Overlay District Rough up the steps/cost to convert from undesirable to desirable for several different types of landowners. This question seems to be addressing the former version of the proposed overlay. The current version mitigates impact on current business owners. Provide illustrations of what is aesthetically agreeable and what isn’t, so residents can visualize what City is trying to establish or maintain. Examples were provided during the slide show and included as Appendix A. Parking needs to be in the front From a single business owner’s perspective this makes sense and has been the traditional way of development for years. When there’s a few businesses, the visual impact is not horrible, but when joined for miles it becomes a typical commercial strip without identity –something found anywhere. Parking needs to be in the front From a single business owner’s perspective this makes sense and has been the traditional way of development for years. When there’s a few businesses, the visual impact is not horrible, but when joined for miles it becomes a typical commercial strip without identity –something found anywhere. Wants to know: What would be the consequences (in different ways) of not doing it? Same as anything else within our zoning code. The problem will need to be remedied. For instance, if a new business did not have required trees, the City could hold their Certificate of Occupation. They would not be able to open until trees are planted. It is impossible to supply a simple answer a question this broad. We review projects on a case by case basis. How much public ROW and greenspace exists currently in each district? ROW varies, but on average, there’s between 40-50’ of greenspace within the ROW within the overlay boundary. Greenspace on private property also varies. For new construction, property owners would have to provide 20’ greenspace. 5’ greenspace seems too small for mature street trees. I think we can increase the 5’ greenspace buffer to 10’ without much impact. Pedestrian safety at intersections? While important, this is beyond the scope of the overlay districts. Where can 4 design standards be used? See table below. Can we require graphic or tactile pedestrian crossing pavement markings where sidewalks and multi -use trail intersect drive crossings? These would be in the ROW. We can check with public works and see if we can make this requirement. Table X,...l: GRC Frontage Types 0, erlay D :i stricts / Frontage Types Core Core Street Front o, Buffer Street Front T ransi tional Street Front Outdoor Sales/D:ining • Landscape Screened • Internal C ircubhon Park • Permi tted subject to general ordirumc,e standards and conditions . 0 Pe,rmitted, but r eqruires mandatory Site P l an Re ·iew . Buffer • • • • Traositfonal • • • • Can we re-engineer Greeno Rd like Gulf Shores has improved Beach Highway to create real, safe pedestrian crossings? More intersections create more opportunity for accidents. While possible, this is beyond the scope of the Overlay Districts. More than likely, this would include projects in partnership with ALDOT. Some are already in the works. Who wants this and is pushing to have it done? Doing something with Greeno has been discussed since, at least, 1987. Greeno Rd is a community amenity. We all use it, and all have a stake in how it evolves. A timeline of public discussions since 2016 is published on our website (https://www.fairhopeal.gov/home/showdocument?id=22638). It is the duty of the planning department to proposed solutions to growth-related problems. The Planning Commission and City Council will ultimately decide whether it is a good solution. See answer below for more information. Who is rushing this? Citizens don’t understand that owners of residential property are suffering under current zoning that is being spot zoned by way of PUD.