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HomeMy WebLinkAbout08-02-2021 Planning Commission MinutesAugust 2, 2021 Planning Commission Minutes The Planning Commission met Monday, August 2, 2021, at 5 :00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairperson; Rebecca Bryant; Clarice Hall; Jason Langley, Water and Sewer Director; Art Dyas; Hollie MacKellar; Jimmy Conyers; Harry Kohler; John Worsham; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Samara Walley, Planner. Chairman Turner called the meeting to order at 5:02 PM. Minutes from July 8, 2021, meeting: Jimmy Conyers made a motion to approve the minutes as submitted. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. UR 21.01 Request of Mediacom for an 11.52.11 Utility Review and approval of the proposed underground installation. Property Owner/ Applicant: Mediacom General Location: Firethorne Subdivision and Stone Creek Villas Project: 29,300 Linear Feet Pneumatic and Directional Bore for Communication Cable Zoning District: PUD School District: Fairhope Elementary, Middle, and High Schools Report prepared by: Chris Ambron, City Planner Recommendation: Approval with Conditions Summary: Planning and Zoning Manager, Hunter Simmons, presented case summary: This will be a combination of work through the Right of Way (ROW) and Utility Easements and is phased out in 750-foot phases like our utilities had requested for location purposes. Utility crossings will be potholed and verified by City ROW Inspector before crossing. All contractors will need a Business License as well as ROW Permit. Hangtags shall be put on resident's doors with contact information for a Mediacom Representative. The applicant shall provide as-builts of the installed lines to show exact depth. Mr. Simmons stated that he would like to add a condition of approval that was not listed in the staff report, that pneumatic boring under road surfaces is not recommended. 1 August 2, 2021 Planning Commission Minutes Recommendation: Staff recommends APPROVAL of UR 21.01, subject to the following conditions: 1. Consultation with the City's horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 2. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 3. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps. 4. Provide draft door hanger for approval at time of pre-construction meeting. 5. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 6. No pneumatic boring under paved road surfaces. No Mediacom Representative was present. No further questions or comments from Commissioners. Motion: Art Dyas made a motion to approve Case UR 21.01, subject to staff recommendations. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. ZC 21.10 Public hearing to consider the request of Silverhill Enterprises, LLC to establish initial zoning of Harvest Green PUD concurrent with conditional annexation into the City of Fairhope. Property Owner/Applicant: Silverhill Enterprises, LLC General Location: East and west of Highway 181, near The Waters Subdivision Project Type: Conditional annexation to PUD Project Acreage: 193.03 acres Zoning District: Baldwin County RA PPINNumber: 17737, 17735, 77776 Engineer of record: S.E Civil, LLC School District: Fairhope East Elementary, Middle, and High Schools Report prepared by: Hunter Simmons, Planning and Zoning Manager Recommendation: Approval with Conditions Summary: City Attorney, Chris Williams, recused himself for the presentation and discussion of Case ZC 21.10. Hunter Simmons, Planning and Zoning Manager, presented case summary: 2 August 2, 202 I Planning Commission Minutes The project is described as a mixed-use residential community comprised of 375 Single Family Lots. For clarification, since mixed-use in Fairhope parlance implies commercial use, there is no commercial uses proposed within this PUD. The applicant plans to have all lots ready to build by November 2023. Six years is projected for complete build out. Harvest Green is divided by Highway 181. The two portions are referenced as Harvest Green West and Harvest Green East. Harvest Green West consists of 148 lots. These are larger lots than those proposed in Harvest Green East. The largest lots are located along the southern boundary adjacent to existing single-family homes. Home plans for Harvest Green West are from Truland Homes. Harvest Green East consists of 227 total lots. The largest lots are located along the southern boundary adjacent to existing single-family homes. Home plans for Harvest Green East are from D.R. Horton and Express by D.R. Horton. The project proposes 49.93 acres of greenspace, or 25.87% of the total site, (15% greenspace is required). Amenities include two swimming pools, two playgrounds, a multi-purpose court, an exercise area, and other areas listed as "park". A pedestrian circulation plan was provided that includes 5-foot sidewalks and crushed asphalt walkways. Sidewalk access along Highway 181 is difficult due to wetland crossings, however, the applicant has provided a combination of crushed asphalt walkways and sidewalks to provide pedestrian connectivity along Highway 181. A public easement will be required at preliminary plat to ensure public access to those portions outside of ROWs. Staff would like the applicant to consider providing public easements through stream buffers in the hopes of provided a future trail system ( alternate condition of approval). The landscape plans will need to be further reviewed. Traffic, drainage plans, electrical, and sewer services will be reviewed during preliminary plat review. All internal streets will be dedicated to the City of Fairhope and a lot on the eastern side of Highway 181 will be dedicated to the City of Fairhope for a future fire station Recommendation: Staff recommends APPROVAL of ZC 21.10 Harvest Green PUD, subject to the following conditions: 1. A traffic study shall be provided that includes all traffic generated by Harvest Green with the first application for preliminary plat. Please begin communications with ALDOT ASAP. 2. Fairhope utilities provided availability letters, but final plans and aid to construction costs will need to be coordinated with the respective supervisors. 3. Landscape plans shall be revised to include traffic calming islands. 4. If approved by the City Council, two (2) printed and bound copies of the Master Development Plan for the Harvest Green PUD shall be provided to the City. Alternate Condition: 5. Pedestrian easements will be provided on plats within stream and wetland buffers. Chairman Turner asked about lot sizes. 3 August 2, 2021 Planning Commission Minutes Larry Smith, S.E. Civil, stated that the lots in Harvest Green East are 52-100-foot lots while the lots in Harvest Green West are 56-100-foot lots. Chairman Turner opened the public hearing. Gary Gover, 300 Lincoln Street, stated that he was concerned about connectivity and new developments aligning with the City's Comprehensive Plan. He thought that connectivity looked weak for non-motor vehicles. Hunter Simmons, Planning and Zoning Manager, stated that they looked at connectivity for walking, bicycling, and for low-speed vehicles. Staff is asking for more in the wetlands for potential development. Chairman Turner closed the public hearing. Rebecca Bryant suggested having a stub-out at The Waters Subdivision for connectivity in the future. Chairman Turner agreed and said that it would help keep traffic off of Highway 181. Rebecca Bryant asked how to make connectivity through a neighborhood feel welcoming. Hunter Simmons, Planning and Zoning Manager, stated that landscaping details would be done during preliminary. Motion: Art Dyas made a motion to approve Case ZC 21.10 Harvest Green PUD, subject to staff recommendations with an added condition that a stub out be added between lots 15 and 16. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. SD 21.34 Public hearing to consider the request of FST Corte Family Trust for preliminary approval of Rockwell Apartments. Property Owner/Applicant: FST Corte Family Trust General Location: East side of Highway 181 across from The Waters Subdivision Project Type: 206-Unit Multiple Occupancy Project Project Acreage: 36 acres Zoning District: Unzoned PPIN Number: 14535 Engineer/Surveyor of record: Sawgrass Consulting, LLC School District: Fairhope East Elementary, Middle and High Schools Report prepared by: Mike Jeffries (City Planner) Recommendation: Denial 4 August 2, 2021 Planning Commission Minutes Summary: City Planner, Mike Jeffries presented the case summary: All utilities are labeled to remain private inside the development. All connections and work in ALDOT ROW will require permitting from ALDOT. A traffic study was completed and recommended a north bound right tum lane to be installed. This would not include median access; all residents would be required to exit right onto Highway 181 and make a U-tum. The drainage travels west to east across the site and is collected in underground pipes. The storm water is then collected in two retention ponds. The greenspace does not confirm to Fairhope's Subdivision Regulations. 25% of greenspace is required, 32% is indicated, however, much of the greenspace being counted is areas between buildings and driveways or areas that could be conceived as rear yards. The pool amenity is the only common area with community access without walking in the side yard of another building. All internal drainage, streets, and utilities are to remain private and maintained by the owner, HOA, and POA. A wetland report or determination letter was not submitted, and future subdivision of the property will be restricted. The applicant requested two waivers from the Subdivision Regulations; a waiver request to not provide access to adjacent property and a waiver request to allow for private streets to control access and utilities. Recommendation: Staff recommends DENIAL of SD 21.34, Rockwell Apartments. Doug Chaffin with Sawgrass stated that they have done an updated plan since their last submittal. The Developer is willing to do a stub street for connectivity, but there has been a conflict between the City of Fairhope and Baldwin County, and they have been sending their plans to both entities. He also mentioned that this subdivision is similar to Old Battles Village. Chairman Turner disagreed due to the location of Rockwell Apartments and traffic concerns on Highway 181. Art Dyas was concerned about having only one ingress/egress, only being able to make a right tum, and then having to make a U-turn on Highway 181. Rebecca Bryant stated the Commission would like to see more landscaping and usable greenspace. Chris Williams, City Attorney, asked if Doug Chaffin with Sawgrass, was willing to table this case. Doug Chaffin replied that he wanted to table. 5 August 2, 2021 Planning Commission Minutes SD 21.35 Public hearing to consider the request of Craig Homes, Inc. for plat approval of Point Clear Creek Estates. Property Owner/Applicant: Craig Homes, Inc. General Location: South of the intersection of Polo Ridge Boulevard and Willow Bridge Drive Project Type: 3-Lot Minor Subdivision Project Acreage: 3.09 acres Zoning District: Unzoned PPIN Number: 46610 Surveyor of record: Seth Moore School District: Fairhope Elementary School, Fairhope Middle and High Schools Report prepared by: Samara Walley, City Planner Recommendation: Approval with Conditions Summary: City Planner, Mike Jeffries presented case summary: The proposed subdivision does not include installation of infrastructure or any improvements therefore, a street, landscape, and tree plan are not required. Existing drainage flow patterns are not changing. A traffic study was not required, but a variance from installing sidewalks was requested. Staff recommends including a sidewalk easement on the plat. Recommendation: Staff recommends APPROVAL SD 21.35, Point Clear Creek Estates, subject to the following conditions: I. Revision of the plat to illustrate a sidewalk easement along Polo Ridge Boulevard. Hunter Simmons, Planning and Zoning Manager, stated that they did not want to require three sidewalks to be put in that are not going to go anywhere because the area around the lots is not developed. Chairman Turner stated that an easement was a great idea. Seth Moore with Moore Surveying stated that he would be glad to put an easement in. Chairman Turner opened the public hearing, no one spoke, the public hearing was closed. Motion: Jimmy Conyers made a motion to approve Case SD 21.35, Point Clear Creek Estates, subject to staff recommendations. Clarice Hall seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. 6 August 2, 2021 Planning Commission Minutes SD 21.37 Public hearing to consider the request of Dominion Senior Living of Fairhope, LLC for Preliminary plat approval of The Reserve at Fairhope. Property Owner/Applicant: Dominion Senior Living of Fairhope, LLC General Location: West side of Highway 98 between Volanta Avenue and Dyer Road. Project Type: 169-Unit Multiple Occupancy Project Project Acreage: 16.6 acres Zoning District: PUD PPIN Number: 386193 and 386197 Engineer of record: Jade Consulting, Inc. School District: Fairhope West Elementary School, Fairhope Middle and High Schools Report prepared by: Hunter Simmons, Planning and Zoning Manager Recommendation: Approval with Conditions Summary: Hunter Simmons, Planning and Zoning Manager, presented case summary: The project includes 169 units, consisting of 84 Independent Living, 33 Assisted Living, 32 Memory Care, and 20 Independent Living Cottages. The site will feature amenities that include, but are not limited to, a golf putting green, pool, clubhouse, and walking trails/sidewalks. All connections and work in ALDOT ROW will require permitting from ALDOT. Utilities within Fairhope ROW will require permitting from The City of Fairhope Building Department. Water, Sewer, Power, and Gas will be provided by Fairhope. No wetlands were found on site. The drainage travels generally north to south. Most of the storm water will be collected in two dry detention ponds with sand filters. Post-development run-off is shown to be less than pre-development runoff. 4.86 acres of greenspace are provided. The applicant plans to install all site work and infrastructure first, followed by the construction of the main building on the north side of the property, and finally the cottages located to the south. As part of the PUD, the applicant agreed to provide a signalized crosswalk south of the property at the existing street crossing of Volanta Ave. The specs will be approved by Richard Johnson prior to issuing construction documents. Internal roads will be private Recommendation: Staff recommends APPROVAL SD 21.37, The Reserve at Fairhope, subject to the following conditions: 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer, or under an aide to construction/MOU with the City of Fairhope and/or ALDOT prior to C.O. 2. Road names shall be approved by Baldwin County E9-1-1. Addressing will be provided by the City of Fairhope and shall be complete prior to submittal of building permits for vertical construction. 3. Final location of the culvert under Hoyle Ave shall be approved by Richard Johnson, with the City of Fairhope Public Works. Hoyle Ave is an existing ROW. Improvements 7 August 2, 2021 Planning Commission Minutes installed by the Developer will require a Certificate of Acceptance and shall be warranted and bonded. 4. The signalized crosswalk shall be approved by Richard Johnson, with the City of Fairhope Public Works. 5. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. Aid to construction costs shall be determined prior to application of building permit. 6. Stormwater Maintenance Agreement shall be signed and provided to the City by final plan approval. After final plan approval the Stormwater Maintenance Agreement shall be recorded with Baldwin County Probate. Commissioners had concerns regarding the traffic study that was provided. Trey Jinright with Jade Consulting stated that this project will add minimal traffic. He also mentioned that the site plan that was submitted was identical to the PUD plan and there is a pond that will catch water and they can provide an additional detention pond at the end of Hoyle Ave. if allowed. This water will enter the gully and drain into the bay. The ponds are big to avoid gully erosion. Rebecca Bryant asked if there would be a buffer between this project and residentially zoned properties to which landscaping buffers will be provided. Considering future development, she suggested that the buffer be more than cypress trees to possibly include a fence as well. Chairman Turner opened the public hearing, no one spoke, the public hearing was closed. Motion: John Worsham made a motion to approve Case SD 21.37, The Reserve at Fairhope, subject to staff recommendations. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. Old/New Business CBD Parking Committee Additions Hunter Simmons, Planning and Zoning Manager stated that other committees are currently having meetings to appoint members for the CBD Parking Committee. Adjournment Having no further business, John Worsham made a motion to adjourn, and the motion carried unanimously with the following vote: 8 August 2, 2021 Planning Commission Minutes A YE: Lee Turner, Rebecca Bryant, Clarice Hall, Jason Langley, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY:None. Adjourned at 6:34 p.m. {llJjgMui]5 Lee Turner, Chairman Allie Knutson, Secretary 9