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HomeMy WebLinkAbout09-10-2020 Planning Commission Meeting SynopsisCall to Order Lee Turner called the meeting to order at 5:19PM. He explained the procedures of the meeting and took a roll call. Roll Call Art Dyas (AD) – Present Rebecca Bryant (RB) – Absent Harry Kohler (HK) – Present John Worsham (JW) – Present Lee Turner (LT) – Present Hollie MacKellar (HM) – Absent Jason Langley (JL) – Present Clarice Hall-Black (CHB) – Absent Kevin Boone (KB) – Present SD 20.23 Parkstone Subdivision Property Owner /Applicant: Eastpark, LLC General Location: North side of Parker Road just East of US Hwy. 98. Project Type: Preliminary Plat Number of lots: 40 Project Acreage: 12.63+/- Zoning District: Planned Unit Development PPIN Number: 15985 and 32028 Engineer of record: Tom Granger, PE Sawgrass Consulting School District: Fairhope Elementary, Intermediate, Middle, and High School Report prepared by: Mike Jeffries Comments: The proposed subdivision has been reviewed according to Fairhope’s Subdivision Regulations. The property being a PUD has an approved site plan that this subdivision had to be reviewed against as well. The subject property being a PUD has a separate parcel that has the same allowed business uses as B-2 Zoning in Fairhope’s Zoning Ordinance. It is indicated as lot 41 on the proposed plat. The most significant change between the PUD site plan and the proposed preliminary plat is the location of green space. Planning Commission comments from last month’s meeting on greenspace have been addressed. One lot was removed to make the greenspace contiguous. Recommendation: Staff recommends approval of SD 20.23 Parkstone Subdivision with the following conditions: Tom Granger was present on behalf of the applicant. Motion: Art Dyas made a motion to accept the staff recommendation for APPROVAL of SD 20.23 Parkstone Subdivision. 2nd: Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Absent KB – Aye SD 20.28 Park Place on Greeno Property Owner /Applicant: Carrigan Britt, LLC General Location: East side of US Hwy. 98 just north of Volanta Avenue Project Type: MOP Number of Units: 35 Project Acreage: 5.28+/- Zoning District: Planned Unit Development PPIN Number: 12782 & 51434 Engineer of record: Larry Smith, SE Civil, LLC School District: Fairhope West, Intermediate, Middle, and High School Report prepared by: Mike Jeffries Comments: The proposed subdivision has been reviewed according to Fairhope’s Subdivision Regulations. The property being a PUD has an approved site plan that this Multiple Occupancy Project had to be reviewed against as well. The MOP is approving the unit count and ensuring there is adequate utilities, drainage, and fire protection. A self-imposed mandatory site plan review has been added for some building sites where existing heritages are located to help ensure minimal disturbance to the trees. Recommendation: Staff recommends approval of SD 20.28 Park Place on Greeno with the following conditions: 1. An application for MOP final approval shall reflect as-built conditions, any required drainage and/or utility easements, clearly delineate any utilities or ROWs desired for dedication to the City of Fairhope, the O&M plan and agreement, and a maintenance and guaranty agreement and maintenance bond for any utilities or ROWs to be dedicated to the City of Fairhope. Any other required closeout documents required for the MOP shall be furnished at the time of MOP final approval request. 2. Mandatory Site Plan Review for the building pads proposed by the applicant shown on Mandatory Site Plan Review Exhibit. Larry Smith of S.E. Civil Engineering, LLC was present on behalf of the applicant. Public Hearing: No one was present to speak. Motion: Art Dyas made a motion to accept the staff recommendation for APPROVAL of SD 20.28 Park Place on Greeno with the following conditions: 1. An application for MOP final approval shall reflect as-built conditions, any required drainage and/or utility easements, clearly delineate any utilities or ROWs desired for dedication to the City of Fairhope, the O&M plan and agreement, and a maintenance and guaranty agreement and maintenance bond for any utilities or ROWs to be dedicated to the City of Fairhope. Any other required closeout documents required for the MOP shall be furnished at the time of MOP final approval request. 2. Mandatory Site Plan Review for the building pads proposed by the applicant shown on Mandatory Site Plan Review Exhibit. 2nd: John Worsham 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Absent KB – Aye SD 20.39 Lawrence Road Subdivision Property Owner /Applicant: Karen Alford General Location: Southwest corner of the intersection of Lawrence Road and Gayfer Road Extension Project Type: Minor Subdivision Number of lots: 2 Zoning District: Unzoned Parent Parcel PPIN Number: 36376 Engineer of record: S.E. Civil Engineering, LLC School District: Fairhope Elementary, Intermediate, Middle, and High Schools Report prepared by: J. Buford King, Development Services Manager Comments: Public hearing to consider the request of S.E. Civil Engineering and Surveying on behalf of Karen Alford for minor subdivision (concurrent preliminary and final plat) approval of Lawrence Road Subdivision, a 2-lot minor division. The property is approximately 39.94 acres and is located on the east side of Lawrence Road approximately 1,300 feet north of intersection of Lawrence Road and County Road 48. Recommendation: Staff recommends DENIAL of Case number SD 20.39 due to the following deficiencies: 1. Non-installation of sidewalks as required by Article VI Section “D”. a. A waiver from sidewalk requirements has been submitted by the applicant for the Planning Commission’s consideration b. The City of Fairhope Comprehensive Plan appears to contemplate sidewalk installation in the area of subject property as a component of an emerging HWY 181 / Fairhope Ave village. 2. Non-installation of fire hydrants as required by Article VI Section “G”. c. A waiver from fire hydrant requirements has been submitted by the applicant for the Planning Commission’s consideration David Diehl of S.E. Civil Engineering, LLC was present on behalf of the applicant. Public Hearing: No one was present to speak. Motion: Art Dyas made a motion to APPROVE with the following conditions: 1. A 10’ sidewalk easement shall be added to the plat along Lawrence Road. 2. A fire hydrant shall be installed at the common lot line dividing the property. If the existing water line cannot support a fire hydrant then the water line must be upgraded to accommodate the fire hydrant. 3. The applicant shall have 120-days to complete the improvements and record the plat. 2nd: Kevin Boone 2nd the motion and the motion carried with the following vote: Vote: AD – Aye RB – Absent HK – Nay JW – Aye LT – Nay HM – Absent JL – Aye CHB – Absent KB – Aye SD 20.40 Aldi Subdivision Property Owner /Applicant: Aldi Inc. of Alabama General Location: Northeast corner of the intersection of State Hwy 181 and County Road 48 (a.k.a Fairhope Avenue) Project Type: Minor Subdivision inside Fairhope’s ETJ Number of lots: 2 Project Acreage: 7.14 Zoning District: Unzoned PPIN Number: 248109 Engineer of record: Lawler and Company School District: Fairhope Intermediate, Fairhope Middle, Fairhope High Report prepared by: J. Buford King, Development Services Manager Comments: The proposed subdivision does not include the building of any infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Due to scheduling conflicts caused by COVID-19, the applicant could not obtain flow model data prior to the completion of the Staff Report. A fire hydrant will be required within 450’ of each lot. The hydrant(s) should be clearly illustrated on the preliminary plat. The information is forthcoming and will be a condition of the subdivision approval. Water and gas services are available through the City of Fairhope. The City of Fairhope cannot provide sewer services. Electrical services shall be provided by Baldwin EMC. The preliminary plat illustrates a 2-lot subdivision at the intersection of Fairhope Avenue and Highway 181. There are no existing sidewalks along Highway 181 or Fairhope Avenue at the subject site. The applicant has provided a 10’ sidewalk easement along Highway 181 and Fairhope Avenue. Recommendation: Staff recommends APPROVAL of SD 20.40 WITH THE FOLLOWING CONDITIONS: 1. Memorialize an excerpt from the approval of SD 20.19 from the May 4, 2020 City of Fairhope Planning Commission meeting which included a requirement that a note on the plat indicate sidewalks shall be built at the time of development. Melibe Thomas of Kimley-Horn was present on behalf of the applicant. Public Hearing: No one was present to speak. Motion: Art Dyas made a motion to APPROVE with the following conditions: 1. A note shall be added to the plat stating sidewalks shall be constructed along Fairhope Avenue at the time of development. 2. A note shall be added to the plat stating sidewalks shall be constructed along State Hwy. 181 within the right-of-way after the four-lane widening or within sidewalk easements adjacent to the right-of-way as approved by staff. 2nd: Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Absent KB – Aye SD 20.41 Battles Trace, Phase 7 Property Owner /Applicant: Retirement Systems of Alabama General Location: East side of Colony Drive just north of County Road 34 (a.k.a Battles Road). Project Type: Final Plat Number of lots: 38 Zoning District: TR – Tourism Resort District Parent Parcel PPIN Number: 372296 Engineer of record: Goodwyn, Mills & Cawood School District: Fairhope Elementary, Middle & High Schools Report prepared by: Samara Walley, City Planner Comments: The development, Battles Trace, Phase 7 is a 38-lot phase of a single-family residential development with roads and infrastructure. Battles Trace, Phase 7 has been built in accordance to the design and engineered plans of the approved preliminary plat in January 2020. The applicant received comments requesting revisions and/or clarification. The applicant has since satisfied all of the necessary requirements of the Final Plat checklist. Follow‐Up Activities Required by Staff and the Applicant: Condition of approval memorializes the listed follow-up procedures required of staff and the applicant: 1. Applicant shall furnish to staff a copy of the recorded final plat AND a copy of the recorded stormwater Operations and Maintenance Agreement. a. The final plat must be recorded in the Judge of Probate’s office within sixty (60) days of final plat approval by the City of Fairhope Planning Commission, or the final plat approval is null and void. b. Upon receipt of items included in “a” above, staff will prepare a DRAFT resolution of dedication of the improvements to be dedicated to the City of Fairhope and transmit the DRAFT resolution to the City Clerk for editing and inclusion on a future City Council meeting agenda for adoption by the Fairhope City Council. i. The Mayor of the City of Fairhope will execute the resolution of dedication as well as the Maintenance and Guaranty Agreement upon adoption. ii. The City Clerk will serve as the custodian of the Maintenance and Guaranty Agreement until release by staff. 2. Maintenance and Guaranty Agreement Expiration a. Two years from the effective date (date executed by mayor) b. Forms for the Maintenance and Guaranty Agreement and Maintenance Bond will be furnished to the applicant in electronic form upon approval of Case # SD 20.41 by the Planning Commission c. A maintenance bond has not been required for phases within the TR district. 3. Stormwater O&M Inspections a. First inspection shall be complete by City of Fairhope staff by December 31, 2025. b. Subsequent inspections shall be complete by City of Fairhope staff by December 31st every successive fifth year following the initial inspection Recommendation: Staff recommends approval SD 20.41 Battles Trace, Phase 7 with the following condition: 1. Memorialize the follow-up activities required by staff and the applicant more fully- described in the staff report. Tim Lawley of GMC, LLC was present on behalf of the applicant. Public Hearing: No one was present to speak. Motion: John Worsham made a motion to accept the staff recommendation for APPROVAL of SD 20.41 Battles Trace, Phase 7 with the following condition: 1. Memorialize the follow-up activities required by staff and the applicant more fully- described in the staff report. 2nd: Kevin Boone 2nd the motion and the motion carried with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Abstain CHB – Absent KB – Aye SR 20.02 Portico Phase 2 Property Owner /Applicant: Left Rigger, LLC General Location: Northeast corner of Fairhope Avenue and Brown Street Project Type: Site Plan Review Project Acreage: 3.52+/- Zoning District: B-2 inside Central Business District Overlay PPIN Number: 16630 Engineer of record: Chris Lieb, Lieb Engineering Co. School District: Fairhope West, Intermediate, Middle, and High School Report prepared by: Mike Jeffries Comments: This is an amendment to an existing approved Site Plan. The original approved development was 7 two story buildings with a total of 33 residential units and 23 commercial units. - The proposed Site Plan includes 12 cottages, 4 townhomes, and 2 three story buildings each containing 8 flats and 2 commercial units a piece. Commercial on the first floor and residential on the second and third floor. - Residential use had an increase of +/-17,008 S.F. - Commercial use had a decrease of +/-4,262 S.F. The original Site Plan approval was before the property was inside the CBD. The amended Site Plan proposed does not meet the intent of the Central Business District and does not meet the intent of the Comprehensive Plan. Recommendation: Staff recommends denial of SR 20.02 Portico Phase 2. Chris Haley was present to answer questions. Motion: Art Dyas made a motion to APPROVE with the following conditions: 1. Building height shall be no greater than 40’ including architectural features, parapet walls, roof equipment/screen, and the like. 2. Sanitary services shall be agreed upon between applicant and Public Works Director. Private sanitary services may be required. 3. Site plan shall reflect cottages are available for business use. 2nd: Kevin Boone 2nd the motion and the motion carried with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Nay KB – Aye SD 20.43 Laurelbrooke Village Subdivision Property Owner /Applicant: Joanne L. Pizotti General Location: East side of SR 181 1-1/4 mile south of CR32/SR181 intersection Project Type: Village Subdivision Site Plan Approval Number of lots: 100 Zoning District: Unzoned Baldwin County within County Planning District 14 Parent Parcel PPIN Number: 34129 Engineer of record: Dewberry Engineers, Inc. School District: Newton Elementary, Fairhope Middle and High Schools Report prepared by: J. Buford King, Development Services Manager Comments: Public hearing to consider the request of Dewberry Engineers, Inc. on behalf of Joanne L. Pizzotti for village subdivision site plan approval of Laurelbrooke, a 100-lot village subdivision. The applicant is seeking approval of the village subdivision as contemplated by Article IV, Section F. of the City of Fairhope Subdivision Regulations. The subject property is located on the east side of State Highway 181 approximately ½ mile north of County Road 24 and 1 ¼ mile south of County Road (CR) 32 and is within the extraterritorial jurisdiction of the City of Fairhope. The proposed development will consist of three separate phases. The desired construction date for Phase 1 is January 2021 with Phase 2 anticipated for 2022 and Phase 3 in January 2024. The applicant indicates in their project narrative the phasing dates are subject to change. The revised development layout has been amended to reflect two, 50-lot phases and will be more fully-explained in the Planning Commission meeting. Recommendation: Staff recommends APPOVAL of case number SD. 20.43 Laurel Brooke Village Subdivision initial site plan, subject to the following conditions of approval: 1) The village subdivision shall be limited to 100 single-family residential lots with a minimum lot size of 8,400 square feet. a. Setbacks shall comply with the Baldwin County Subdivision Regulations for unzoned property; and b. Lot coverage shall be restricted to 40% of the principle structure and 25% of the required rear yard for accessory structures; and c. Maximum building height of principle and accessory structures shall be 30 feet; and d. Accessory structures must maintain a minimum 10’ separation from principle structures and must be located behind the rear building line of the principle structure; and e. Accessory dwellings are prohibited. 2) Minimum greenspace shall be 15% of the entire property and shall otherwise comply with Article V Section “C” of the City of Fairhope Subdivision Regulations. 3) Minimum undisturbed space shall be 30%. 4) The lake shall be a minimum of 3.39 acres and shall not be counted toward greenspace calculations to emphasize the lake as a standalone amenity in addition to its use as a stormwater facility a. The lake shall be stocked with fish as is typical for the Baldwin County climate with species selected by the applicant; and b. Lake side slopes shall not exceed 4:1 as required by ordinance 1444. 5) Layout of the village subdivision shall otherwise be in substantial conformance with the drawing hereinafter referred to as Appendix “A”. a. Any statements on Appendix “A” to the effect of “need not be built” are null and void for the purposes of this approval. 6) Amenities listed as items “A” through “Q” on the drawings referred to hereinafter as Appendix “B” and “C” shall be furnished and installed in Phase 1 of the development prior to final plat approval. Appendix “B” and “C” represents the minimum quantities of amenities to be furnished. The preliminary plat application for Phase 1 shall include for approval by the Planning Commission: a. Dimensioned and fully-detail drawings and color renderings of all signage and wayfinding; and b. Dimensioned and fully-detailed drawings and color renderings of the pier, shade structure, fitness stations, benches, fire pits, mail kiosk, treehouse, and “cut sheets” of all site lighting light fixtures outside the public ROW; and c. Light fixtures within the public ROW shall be limited to 15’ tall. Submit a “cut sheet” for approval of the light fixtures and indicate the proposed color of the fixture; and d. All street trees and sidewalks within each phase shall be installed prior to final plat application submission; and e. Any statements on Appendix “B” and “C” to the effect of “need not be built” are null and void for the purposes of this approval. 7) As a pre-requisite to preliminary plat submission, the tree preservation plan and street tree plan, hereinafter referred to as appendices D,E,F, and G shall be reviewed and approved by the City of Fairhope Horticulturalist and/or tree committee, as applicable, for compliance with ordinance 1444. a. Any and all revisions to appendices D,E,F, and G will be included in the preliminary plat approval application to memorialize their approval. b. Any statements to the effect of “need not be built” on appendices D,E,F, and G are null and void for the purposes of this approval. c. Subject property lies within the Police Jurisdiction of the City of Fairhope and thus Tree Ordinance (number 1444) is applicable. d. Coordinate the mail kiosk parking area and all amenities depicted on appendices A,B and C so that they are reflected on appendices D,E,F, and G. 8) For the applicant’s information – subject property is located within the City of Fairhope Police Jurisdiction and as such the signage ordinance (number 1537) is applicable. 9) The 30’ Emergency Fire Access shall be capable of being traversed by a 75,000 lb. GVWR vehicle. If this access is to be gated, emergency services access shall be reviewed and approved by the fire authority having jurisdiction during the preliminary plat process. 10) Sidewalks are not depicted along AL HWY 181. The Planning Commission may wish to require sidewalks within a pedestrian easement on along the margin of Common Area 1 adjacent to the AL HWY 181 ROW. John Avent of Terracore Development, LLC was present on behalf of the applicant. Public Hearing: No one was present to speak. Motion: Kevin Boone made a motion to accept the staff recommendation for APPOVAL of case number SD 20.43 Laurelbrooke Village Subdivision initial site plan, subject to the following conditions of approval: 1) The village subdivision shall be limited to 100 single-family residential lots with a minimum lot size of 8,400 square feet. a. Setbacks shall comply with the Baldwin County Subdivision Regulations for unzoned property; and b. Lot coverage shall be restricted to 40% of the principle structure and 25% of the required rear yard for accessory structures; and c. Maximum building height of principle and accessory structures shall be 30 feet; and d. Accessory structures must maintain a minimum 10’ separation from principle structures and must be located behind the rear building line of the principle structure; and e. Accessory dwellings are prohibited. 2) Minimum greenspace shall be 15% of the entire property and shall otherwise comply with Article V Section “C” of the City of Fairhope Subdivision Regulations. 3) Minimum undisturbed space shall be 30%. 4) The lake shall be a minimum of 3.39 acres and shall not be counted toward greenspace calculations to emphasize the lake as a standalone amenity in addition to its use as a stormwater facility a. The lake shall be stocked with fish as is typical for the Baldwin County climate with species selected by the applicant; and b. Lake side slopes shall not exceed 4:1 as required by ordinance 1444. 5) Layout of the village subdivision shall otherwise be in substantial conformance with the drawing hereinafter referred to as Appendix “A”. a. Any statements on Appendix “A” to the effect of “need not be built” are null and void for the purposes of this approval. 6) Amenities listed as items “A” through “Q” on the drawings referred to hereinafter as Appendix “B” and “C” shall be furnished and installed in Phase 1 of the development prior to final plat approval. Appendix “B” and “C” represents the minimum quantities of amenities to be furnished. The preliminary plat application for Phase 1 shall include for approval by the Planning Commission: a. Dimensioned and fully-detail drawings and color renderings of all signage and wayfinding; and b. Dimensioned and fully-detailed drawings and color renderings of the pier, shade structure, fitness stations, benches, fire pits, mail kiosk, treehouse, and “cut sheets” of all site lighting light fixtures outside the public ROW; and c. Light fixtures within the public ROW shall be limited to 15’ tall. Submit a “cut sheet” for approval of the light fixtures and indicate the proposed color of the fixture; and d. All street trees and sidewalks within each phase shall be installed prior to final plat application submission; and e. Any statements on Appendix “B” and “C” to the effect of “need not be built” are null and void for the purposes of this approval. 7) As a pre-requisite to preliminary plat submission, the tree preservation plan and street tree plan, hereinafter referred to as appendices D,E,F, and G shall be reviewed and approved by the City of Fairhope Horticulturalist and/or tree committee, as applicable, for compliance with ordinance 1444. a. Any and all revisions to appendices D,E,F, and G will be included in the preliminary plat approval application to memorialize their approval. b. Any statements to the effect of “need not be built” on appendices D,E,F, and G are null and void for the purposes of this approval. c. Subject property lies within the Police Jurisdiction of the City of Fairhope and thus Tree Ordinance (number 1444) is applicable. d. Coordinate the mail kiosk parking area and all amenities depicted on appendices A,B and C so that they are reflected on appendices D,E,F, and G. 8) For the applicant’s information – subject property is located within the City of Fairhope Police Jurisdiction and as such the signage ordinance (number 1537) is applicable. 9) The 30’ Emergency Fire Access shall be capable of being traversed by a 75,000 lb. GVWR vehicle. If this access is to be gated, emergency services access shall be reviewed and approved by the fire authority having jurisdiction during the preliminary plat process. Sidewalks are not depicted along AL HWY 181. The Planning Commission may wish to require sidewalks within a pedestrian easement on along the margin of Common Area 1 adjacent to the AL HWY 181 ROW. 2nd: Art Dyas 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Aye KB – Aye ZC 20.04 Zoning Text Amendment PROPERTY ADDRESS: City-wide PARCEL ID: N/A MASTER PLAN: N/A ZONING DISTRICT: All zoning districts Request: Staff request the passage of an amendment to the Fairhope Zoning Ordinance, Article III.C. Dimension Standards. Specifically, to establish regulations for constructing accessory structures on waterfront lots to read as follows: 5. Waterfront Lots a. Accessory structures may be located in front or side of principle structures on waterfront lots but may not be located within the required front or side yards. Accessory structures shall maintain minimum structure separation of 10’ from the principle structure and 5’ separation from all other accessory structures. b. Accessory structures located in the required rear yard of waterfront lots shall follow the dimension requirements in Table 3-3. c. Structures built over submerged state lands are exempted from the front and side yard setback requirements for accessory structures on waterfront lots. Recommendation: Staff recommends to approve as requested. Public Hearing: No one was present to speak. Motion: Art Dyas made a motion to accept the staff recommendation to approve as requested. 2nd: Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Aye KB – Aye Old/New Business SD 20.33 Hilltop Subdivision, Phase 1 Request of JADE Consulting, LLC for 120-day extension to record the final plat. Motion: Art Dyas made a motion to approve a 120-day extension to record the final plat. 2nd: Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Aye KB – Aye Adjournment Motion: Kevin Boone made a motion to adjourn at 7:25PM. 2nd: John Worsham 2nd the motion and the motion carried unanimously with the following vote: Vote: AD – Aye RB – Absent HK – Aye JW – Aye LT – Aye HM – Absent JL – Aye CHB – Aye KB – Aye