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HomeMy WebLinkAbout11-01-2021 Planning Commission MinutesNovember I, 202 I Planning Commission Minutes The Planning Commission met Monday, November I, 2021, at 5:00 PM at the City Municipal Complex, 16 I N. Section Street in the Council Chambers. Present: Rebecca Bryant; Hollie MacKellar; Clarice Hall; Art Dyas; Harry Kohler; John Worsham; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Lee Turner, Chairman; and Jason Langley, Water and Sewer Director. Rebecca Bryant called the meeting to order at 5:00 PM. Minutes from October 4, 2021, meeting: Corey Martin made a motion to approve the minutes as submitted. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Rebecca Bryant announced that there had been a small change to the agenda, SD 21.48 was moved up to be heard after ZC 21.13. SD 21.33 Public hearing to consider the request of Applicant, Goodwyn Mills Cawood, on behalf of the Owner, Gayfer Village Partners, for Preliminary Plat Approval of Klumpp PUD. Property Owner: Gayfer Village Partners Applicant: GMC General Location: West side of State Highway 181 between Gayfer Road Ext. and CR 48 Project Type: 14-Lot Subdivision Project Acreage: 75.85 acres Zoning District: PUD (Planned Unit Development) PPIN Number: 236701, 316793, 24160 Engineer of Record: GMC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The property received approval for conditional annexation to Planned Unit Development (PUD) in November 2019 and later amended in April 2021. Ordinance # 1708, which amended the original PUD, contains the approved site plans. This subdivision must substantially conform to 1 November I, 2021 Planning Commission Minutes the approved site plans. This application is also being reviewed against Fairhope Subdivision Regulations and all other applicable ordinances. The PUD has three units which this proposed subdivision will be creating lots for. Unit 1, 12 lots Commercial Use; Unit 2, 1 lot Residential in conformance with PUD; and Unit 3, I lot Convalescent, Nursing, or Assisted Living in conformance with PUD. Water is provided by Fairhope. Sewer is provided by Fairhope. Capacity needs have yet to be finalized but will be reviewed by the Water and Sewer Superintendent. Connections to Fairhope Sewer will incur aid to construction costs. Easements will be provided, as necessary. Final plans and aid to construction costs shall be approved by Jason Langley, Water and Sewer Superintendent. The applicant has not clarified the power utility. Gas will be supplied by Fairhope. Total gas loads for this project are yet to be determined, but the applicant is coordinating with COF Utilities. Easements will be provided, as necessary. Communications provided by AT&T. A traffic study was completed and warranted eastbound left turn lanes on Fairhope A venue and southbound right turn lanes on AL Highway 181. ALDOT has done a preliminary review of this plan and ROW permits and approval will be required through ALDOT for work along AL Highway 181.The traffic study considered all three units included in the PUD site plan. (Commercial lots, 233-unit multi-family housing, and 50-unit senior adult housing area). Uses for the commercial lots are based on B-2, General Business District, and further limited within the Traffic Impact Study (TIS). Future development activities must meet the limits specified within the TIS or provide a revised TIS that may require additional improvements. There is a small ridge running through the middle of the site dividing it into a northern basin and southern basin. Currently, the storm water travels under AL Highway 181 through existing pipes. The drainage was reviewed by a third-party; Neel-Schaffer. The site contains existing wetlands and a plan to enhance and construct additional wetlands have been proposed. The initial plan has met the general criteria and will be reviewed further at time of submittal for wetland permit through City of Fairhope Building Department. A master drainage plan for the site includes areas for the proposed commercial lots to tie into and each individual lot will be required at time of future permitting to have an engineer verify compliance with the master drainage plan. The current master drainage plan provides for treatment for suspended solids. Future designs may alter the existing plan, particularly lots 7-9. Staff anticipates future designs will likely require amendments to the O&M plan. Future development on each lot requires a separate Site Plan Review. Staff should review drainage during the Site Plan Review. Drainage for Unit 2 and Unit 3 will be reviewed again at time of future development. Drainage work done in ALDOT ROW will require ALDOT permitting and approval. A temporary sediment pond on proposed lots 7 & 8 will be utilized during construction and will be removed prior to final plat or after stabilization of the site as directed by the Building Official. Recommendation: Staff recommends APPROVAL of SD 21.33, subject to the following conditions: 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 2 November I, 2021 Plarming Commission Minutes 3. All sidewalks and street trees are required to be installed prior to final plat application. 4. Uses in Unit 3 shall be limited to those specified within the TIS. A revised TIS may be required. 5. All existing buildings must be removed before final plat application. 6. Landscape inside the roundabout shall be labeled "Common Area" with a note that clearly states who is responsible for the maintenance. 7. Final drainage comments from Neel-Shaffer must be addressed and approved prior to issuance of a building permit. 8. The utility providing power shall be clarified prior to issuance of a building permit and noted on the plat. 9. Each development on the outparcels shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates are not exceeded. A note shall be added to the plat that reflects this condition of approval. Art Dyas asked about trip generation and if ALDOT agreed with having access in and out of the development so close to the intersection. Mr. Simmons stated that ALDOT has approved it to his understanding and that Richard Johnson, Public Works Director has also reviewed traffic concerns. Jeremy Sasser with GMC stated that there is a standardized chart for trip generation based on specific usage and square footage. The TIS looks at the level service at the existing intersections as well. Rebecca Bryant opened the Public Hearing. Alice Eskridge, 20565 Lowry Drive, stated that her property backs up to the proposed development and that she had concerns with the size of the plat that was set in the mail and the amount of time that adjacent property owners had to respond to the city's letter. Gary Gover, 300 Lincoln Street, asked if there were any architectural requirements for the outparcels. Frank Connell, 20605 Lowry Drive, stated that he had sent in a letter (presented in the Planning Commission packet). His backyard has drainage problems and was told by a previous Mayor that the problem would be fixed. He also thought that everyone in the White Grove Neighborhood should be notified of any progress with the Klumpp PUD and was concerned with a live oak tree on his property. Katie Ray, 20580 Lowry Drive, asked if there were traffic evaluations coming out of their neighborhood on to Gayfer and wanted to know if additional stop signs would be added. She also re-iterated the drainage issue and expressed concern about the walking trail and buffering. Rebecca Serda, 20595 Lowry Drive, was concerned about the water quality affecting future generations and wanted to know if the Tree Ordinance was still in place. 3 November I, 2021 Planning Commission Minutes Matthew Jones, 20505 Lowry Drive, stated that he was against these pieces of property being annexed into the city because he does not want apartments behind his home. Rebecca Bryant closed the Public Hearing. Mr. Simmons addressed citizen comments and explained the details of the PUD and the revisions that had been made in the past. There are some architectural guidelines, but it is limited. The intent of the letters that were sent out to adjacent property owners is to make them aware that there is a public meeting. There is a 45-foot buffer along the western boundary of the proposed subdivision that will not be disturbed and a Tree Ordinance in place for tree preservation. A fence along the western property line was requested but is not required. Drainage concerns have been being reviewed since December. Rebecca Bryant stated that developers are required to not increase storm water drainage issues but are not required to decrease current issues. Jeremy Sasser stated that White Grove drains to the Southeast comer and goes to the property that is south of White Grove into a farm pond and then drains on to the Klumpp site's wetland area. There will be retention ponds built on site that will decrease the runoff that goes under Highway 181. Motion: Art Dyas made a motion to approve Case SD 21.33, subject to staff recommendations as presented, plus two additional conditions: 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks and street trees are required to be installed prior to final plat application. 4. Uses in Unit 3 shall be limited to those specified within the TIS. A revised TIS may be required. 5. All existing buildings must be removed before final plat application. 6. Landscape inside the roundabout shall be labeled "Common Area" with a note that clearly states who is responsible for the maintenance. 7. Final drainage comments from Neel-Shaffer must be addressed and approved prior to issuance of a building permit. 8. The utility providing power shall be clarified prior to issuance of a building permit and noted on the plat. 9. Each development on the outparcels shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates are not exceeded. A note shall be added to the plat that reflects this condition of approval. 10. All required wetland buffers be noted on the plat. 11. The raised traffic island be reviewed by Richard Johnson, Public Works Director. 4 November 1, 2021 Planning Commission Minutes John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. ZC 21.13 Public hearing to consider the request of the Applicant, Corte Cave/Mitchell 1, LLC, on behalf of the Owner, Del Corte, to establish an initial zoning of B-2, General Business District, concurrent with annexation into the City of Fairhope. Property Owner: Del Corte Applicant: Corte Cave/Mitchell 1, LLC General Location: Northwest comer of State Highway 181 and State Highway 104 Project Type: Zoning Change with Conditional Annexation Project Acreage: 21.24 acres Zoning District: Unzoned to B-2 PPIN Number: 388078 Engineer of Record: Thompson Engineering School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Hunter Simmons, Planning and Zoning Manager Recommendation: Approval Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. Case SD 20.34, a Multiple Occupancy Project (MOP), for Planter's Pointe Shopping Center, was approved in November 2020. The MOP included approval for 15 units on one lot. The 15 units included a grocery store (Publix), along with an additional 14 units of attached commercial. The site work and construction of the shopping center are currently underway. The subject property is currently un-zoned, but proposing B-2, General Business District, zoning. When created by a recorded plat, lots 2-9 will inherit B-2 zoning. The exact uses are unknown for the remaining lots 2-9. Each will be reviewed when developed. The right-of-way has been requested for acceptance by the City of Fairhope, approval for which must take place by the City Council after Final Plat approval. All other roads, drives, common area, and parking shall be privately owned and maintained. Recommendation: Staff recommends APPROVAL of ZC 21.13, rezoning to B-2, General Business District, with Conditional Annexation. Commissioners had no further questions for the developer or staff. Rebecca Bryant opened the Public Hearing, no one was present to speak, and the Public Hearing was closed. 5 November I, 202 I Planning Commission Minutes Motion: John Worsham made a motion to approve Case ZC 21.13. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. SD 21.48 Public hearing to consider the request of the Applicant, Corte Cave/Mitchell 1, LLC on behalf of the Owner, Del Corte, for Preliminary Approval of Planter's Pointe. Property Owner: Del Corte Applicant: Corte Cave/Mitchell 1, LLC General Location: Northwest corner of State Highway 191 and State Highway 104 Project Type: 9-Lot Subdivision Project Acreage: 21.24 acres Zoning District: Unzoned PPIN Number: 388078 Engineer of Record: Thompson Engineering School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The property is currently unzoned but is simultaneously applying for conditional annexation to B-2 - General Business District. The property received preliminary Multiple Occupancy Project approval for this site in November 2020. The approved MOP review was for 15 units on what is now proposed lot 1. Water and Sewer will be provided by Fairhope and upgrades to current system are being negotiated concurrently with conditional annexation. Power will be provided by Riviera Utilities. Gas will be supplied by Fairhope. Total gas loads for this project are yet to be determined, but the applicant is coordinating with COF Utilities. Easements will be provided, as necessary. Communications will be provided by AT&T. A traffic study was completed and recommended modifications to the preliminary plans that include lengthening storage bay lengths for the east bound right and left turn lanes on St Hwy 104 and providing an exclusive west bound right turn lane. All work is in ALDOT ROW's and will require ALDOT permitting and approval for traffic improvements and drainage work. The TIS considered the grocery store, 16,575 square feet ofleasable area and 6 outparcels. The subdivision request includes 8 outparcels. Future developments on the outparcels shall not exceed the estimated trips without providing a revised TIS. The site was previously reviewed for drainage and the current development under construction will be built in accordance with the approved plan which includes a detention pond on the northwest corner and 6 November I, 2021 Planning Commission Minutes underground storage beneath the parking lot. A master drainage plan for the site was required and each individual lot will be required at time of future permitting to have an engineer verify compliance with the master drainage plan. Drainage work done in ALDOT ROW will require ALDOT permitting and approval. The landscape plan provides internal and perimeter landscaping. The required greenspace is 10% and the site is providing 15%. At final plat, landscape plans will be reviewed for compliance with the City of Fairhope Tree Ordinance. The proposed subdivision has not changed any major components of the previously approved MOP Case, (SD 20.34). Drainage was previously looked at and Traffic improvements are being enhanced. Staff requests the final plat for this subdivision satisfies the final MOP procedures for SD 20.34. Recommendation: Staff recommends APPROVAL of SD 21.48, subject to the following conditions: 1. The final plat for this subdivision will satisfy the final MOP procedures for SD 20.34. 2. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 3. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 4. All sidewalks and street trees are required to be installed prior to final plat application. 5. Approval of the associated zoning case ZC 21.13 by City Council. 6. Landscape plan shall meet the requirements of the Fairhope Tree Ordinance and be approved by the City Horticulturist. 7. Each development on the outparcels shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates are not exceeded. A note shall be added to the plat that reflects this condition of approval. There were concerns from the Commissioners regarding future uses of the units. Mr. Simmons stated that an MOP only looks at units, it does not look at uses. Complying with the zoning requirements of use applies to future changes as well. Art Dyas asked if the streets had been approved by ALDOT. He also asked about the parking and if there was a rear parking requirement and what facades could be used and the potential for the integrity of the lot to be different than the standard development. Mr. Simmons stated that the access for the buildings on the outparcels are going to be from internal drives and there will be a buffer to provide screening for the parking lot. Mr. Dyas stated that he also had a problem with greenspace as it seemed like it was just a long, narrow band of trees. He proposed the idea of adding to the amount of green space in order to break the parking lot up to make them more aesthetically attractive. Mr. Simmons stated that there is not requirement for the private roads to have greenspace, but it is being provided. 7 November I, 2021 Planning Commission Minutes Frank Leatherwood, Thompson Engineering, stated that ALDOT has already reviewed and approved all of their turnouts. The two that were concerning are right in, right out with a concrete island. There are also deceleration lanes to get traffic off of the main roads. As far as greenspace, he is wanting to get pedestrians off the main road and into the development while giving them somewhere nice to walk. Publix wanted a large parking lot, everything that is over the minimum requirements is counted as impervious pavement. Rebecca Bryant opened the Public Hearing. Gary Gover, 300 Lincoln Street, stated that the intersection would not be open or encouraging to non- vehicular modes of transportation safely. Rebecca Bryant closed the Public Hearing. Corey Martin asked if there was anything that could be done to encompass non-vehicular traffic when doing traffic studies. Mr. Simmons stated that the next case would be a good example of that idea. Frank Leatherwood stated that internal circulation is promoted at this site as well which is why the greenspace was done to promote walkability. Motion: Clarice Hall-Black made a motion to approve Case SD 21.48, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. ZC 21.14 Public hearing to consider the request of Hilltop Fairhope, LLC to establish an initial zoning of PUD (Planned Unit Development), concurrent with annexation into the City of Fairhope. Property Owner/Applicant: Hilltop Fairhope, LLC General Location: West side of Section Street on Petiole Drive and north of Petiole Drive Project Type: Zoning Change with Conditional Annexation Project Acreage: 25.88 acres Zoning District: Unzoned to PUD PPIN Number: Ph. 1 on Slide 2746-C; Ph. 2 is PPlN 40591 Engineer of Record: Jade Consulting School District: Fairhope West Elementary School, Fairhope Middle and High Schools Report prepared by: Hunter Simmons, Planning and Zoning Manager Recommendation: Approval Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. 8 November I, 2021 Planning Commission Minutes Hill Top Subdivision Phases One and Two were previously approved by the City of Fairhope Planning Commission. This request is to annex the existing subdivisions into the corporate limits of Fairhope, as is, without substantial change. Lots 1-28 & 30-37 are single-family residential lots similar to Fairhope's R-1 zoning district. Lot 29 is being proposed as a mixed-use lot, located adjacent to South Section Street and is to have its own entrance from South Section Street to be used as a Community House. Allowed uses within the Community House would include a cafe, bed and breakfast suites, fitness, yoga, arts, crafts, small gallery, or professional office space. This development strategy allows the opportunity to create community greenspace and outdoor dining possibilities. In design of the Lot 29 structures with the topography and shape of the lot, the second floor may be below the main floor. The structures on Lot 29 shall have a maximum structure height of two stories. Residential uses will be restricted to above or below the main floor. Main floor shall be designated as the floor at street level. Structures shall have a maximum building footprint of 3,600 square feet (5,600 square feet for both floors). Cafe and market uses shall provide for no more than 65% of the total density. No other use shall provide for more than 50% of the total density. Landscaping for Lot 29 shall meet the design requirements of the City based off of the determined use. Additional planting buffers will be installed along adjacent property lines as buffers to preserve privacy. If this development strategy is determined to not be feasible, Lot 29 would revert to the same designation as the remaining lots. Recommendation: Staff recommends APPROVAL of ZC 21.14, rezoning to a PUD with Conditional Annexation. Art Dyas clarified that Lot 29 would be limited to the uses that were stated in the staff report. Trey Jinright, Jade Consulting, stated that this would be a PUD in order to align with the Zoning Ordinance. Rebecca Bryant opened the Public Hearing, no one was present to speak, and the Public Hearing was closed. Motion: John Worsham made a motion to approve Case ZC 21.14. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY: None. Rebecca Bryant stated that she would be consolidating the presentations for Cases SD 21.42, SD 21.43, SD 21.44, and SD 21.45, but that each case would be voted on separately. Attorney Chris Williams recused himself. 9 November I, 2021 Planning Commission Minutes SD 21.42 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the owner, Silverhill Enterprises, LLC for Preliminary Plat Approval of Harvest Green East Phase 1. Property Owner: Silverhill Enterprises, LLC Applicant: SE Civil, LLC General Location: East side of State Highway 181 across from The Waters Subdivision Project Type: 120-Lot Subdivision Project Acreage: 55.62 acres Zoning District: PUD PPIN Number: 17735, 77776 Engineer of record: SE Civil, LLC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions SD 21.43 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the owner, Silverhill Enterprises, LLC for Preliminary Plat Approval of Harvest Green East Phase 2. Property Owner: Silverhill Enterprises, LLC Applicant: SE Civil, LLC General Location: East side of State Highway 181 across from The Waters Subdivision Project Type: 108-Lot Subdivision Project Acreage: 56.64 acres Zoning District: PUD PPIN Number: 17735, 77776 Engineer of record: SE Civil, LLC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions SD 21.44 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the owner, Silverhill Enterprises, LLC for Preliminary Plat Approval of Harvest Green West Phase 1. Property Owner: Silverhill Enterprises, LLC Applicant: SE Civil, LLC General Location: West side of State Highway 181 near The Waters Subdivision Project Type: 77-Lot Subdivision Project Acreage: 41.08 acres Zoning District: PUD PPIN Number: 17737 Engineer of record: SE Civil, LLC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions 10 November I, 2021 Planning Commission Minutes SD 21.45 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the owner, Silverhill Enterprises, LLC for Preliminary Plat Approval of Harvest Green West Phase 2. Property Owner: Silverhill Enterprises, LLC Applicant: SE Civil, LLC General Location: West side of State Highway 181 near The Waters Subdivision Project Type: 71-Lot Subdivision Project Acreage: 41.61 acres Zoning District: PUD PPIN Number: 17737 Engineer of record: SE Civil, LLC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager Recommendation: Approval with Conditions Summary: Mike Jeffries, Development Services Manager, presented the case summaries for SD 21.42, SD 21.43, SD 21.44, and SD 21.45 together. The property received approval for conditional annexation to Planned Unit Development (PUD) in September 2021. The PUD Ordinance # 1728 includes a site plan that the development must be built in substantial conformance to. This application is also being reviewed against Fairhope Subdivision Regulations and all other applicable ordinances. Larry Smith, P.E., with SE Civil is the engineer of record for the project and the authorized agent. The PUD has 375 Single Family lots and one lot for a future fire station. The development is separated into four phases: Harvest Green East Phl-120 Lots (lot 120 reserved for future fire station), Harvest Green East Ph2-108 Lots, Harvest Green West Phl-77 Lots, Harvest Green West Ph2-71 Lots. Water is provided by Fairhope and requires aid to construction costs. Sewer is provided by Fairhope. Power will be provided by Riviera Utilities. Gas is not requested for this development. A traffic study was completed and warranted right turn lanes for all entrances into the proposed development. Also recommended was a southbound left turn lane at the intersection of St Hwy 181 and Falling Waters BLVD. ALDOT has been contacted and met with the applicant to discuss the project. Currently a traffic signal is not warranted by the provided TIS. The traffic study considered all phases of the development. All traffic improvements will require permitting and approval through ALDOT. The drainage plan has been designed for both Harvest Green East and West. Drainage is collected in a series ofinlets and underground drainage pipes that will discharge into 5 proposed wet ponds for Harvest Green East and 4 proposed wet ponds for Harvest Green West. The site contains existing wetlands and provides the required buffering and signage. The drainage was reviewed by a third-party Neel-Schaffer. Drainage work done in ALDOT ROW will require ALDOT permitting and approval. For Harvest Green East Phase 1 and Harvest Green West Phase 1, construction is to begin at the same time and is anticipated to start 2/1/22 and Final plat submittal 2/1/23. For Harvest Green East Phase 2 11 November I, 2021 Planning Commission Minutes and Harvest Green West Phase 2, construction is to begin at the same time and is anticipated to start 2/1/23 and Final plat submittal 2/1/24. Recommendation for SD 21.42, Harvest Green East Phase 1: Staff recommends APPROVAL of Case SD 21.42, subject to the following conditions: 1. Traffic improvements recommended/required by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks, street trees, and required buffering or fences are required to be installed prior to final plat application. Recommendation for SD 21.43, Harvest Green East Phase 2: Staff recommends APPROVAL of Case SD 21.43, subject to the following conditions: 1. Final placement, capacity, 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. 2. All sidewalks, street trees, and required buffering or fencing, are required to be installed prior to final plat application. 3. Approval of SD 21.42 Harvest Green East Phl. Recommendation for SD 21.44, Harvest Green West Phase 1: Staff recommends APPROVAL of Case SD 21.44, subject to the following conditions: 1. Traffic improvements recommended/required by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks, street trees, and required buffering or fencing, are required to be installed prior to final plat application. Recommendation for SD 21.45, Harvest Green West Phase 2: Staff recommends APPROVAL of Case SD 21.45, subject to the following conditions: 1. Final placement, capacity, 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. 2. All sidewalks, street trees, and requiring buffering or fencing, are required to be installed prior to final plat application. 3. Approval of SD 21.44 Harvest Green West Phi. Rebecca Bryant asked about the secondary comments regarding the drainage from Neel Schaffer as they were not listed in the conditions of approval. Mr. Jeffries stated that she was correct and that, that would need to be added as a fourth condition for each case that the drainage comments from the third party be addressed and approved by Richard Johnson, Public Works Director. 12 November I , 2021 Planning Commission Minutes Rebecca Bryant opened the Public Hearing, no one was present to speak, and the Public Hearing was closed. Art Dyas asked Larry Smith with S.E. Civil why this project was submitted in four different phases. Mr. Smith stated that they did that so they could have the Final Plats approved at different times rather than having them tied together. Mr. Dyas made it clear that if the Preliminary Plats exceed two years, he will have to come back for an extension at that time, adhere to the current rules and regulations of the city. Mr. Smith stated that it is easier for developers to get financing approved when there are multiple phases. Motion: Art Dyas made a motion to approve Case SD 21.42, subject to staff recommendations, plus an added fourth condition: 1. Traffic improvements recommended/required by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks, street trees, and required buffering or fences are required to be installed prior to final plat application. 4. Drainage approval by Richard Johnson, Public Works Director. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Motion: Art Dyas made a motion to approve Case SD 21.43, subject to staff recommendations, plus an added fourth condition: 1. Final placement, capacity, 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. 2. All sidewalks, street trees, and required buffering or fencing, are required to be installed prior to final plat application. 3. Approval of SD 21.42 Harvest Green East Phi. 4. Drainage approval by Richard Johnson, Public Works Director. Corey Martin seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY: None. 13 November I, 2021 Planning Commission Minutes Motion: Clarice Hall-Black made a motion to approve Case SD 21.44, subject to staff recommendations, plus an added fourth condition: 1. Traffic improvements recommended/required by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks and street trees are required to be installed prior to final plat application. 4. Drainage approval by Richard Johnson, Public Works Director. Corey Martin seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Motion: Clarice Hall-Black made a motion to approve Case SD 21.45, subject to staff recommendations, plus an added fourth condition: 1. Final placement, capacity, 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. 2. All sidewalks and street trees are required to be installed prior to final plat application. 3. Approval of SD 21.44 Harvest Green West Phi. 4. Drainage approval by Richard Johnson, Public Works Director. Corey Martin seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. SD 21.47 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST Robert N Graham, LLC for Preliminary Plat Approval of Eastern Shore Outparcel. Property Owner: FST Robert N Graham, LLC Applicant: SE Civil, LLC General Location: Southeast comer of County Road 48 and State Highway 98 Project Type: 2-Lot Minor Subdivision Project Acreage: 7.98 acres Zoning District: B-2 PPIN Number: 64946 Engineer/Surveyor of Record: SE Civil, LLC School District: Fairhope East Elementary School, Fairhope Middle and High Schools Report prepared by: Mike Jeffries, Development Services Manager 14 November l, 2021 Planning Commission Minutes Recommendation: Approval Summary: Mike Jeffries, Development Services Manager, presented the case summary. Water, Sewer, Gas, and Electrical Utilities are provided by Fairhope. The removal or relocation, at the owner's expense, of existing utilities may be required for future development. The existing drainage flow patterns are not being changed. Property is in flood zone AE and future permitting would verify appropriate Finish Floor Elevations. The site is an existing shopping center with a mix of uses. Sidewalks exist along the ROWs on the north and west side of the property. Parking will be altered and reviewed with future development as noted on the plat. Currently the required number of spaces is exceeded. Lot 2 will reduce the number of spaces by 92. The required parking changes with use and the mixture of uses and peak time hours allows for shared parking. Future development will be reviewed against all applicable ordinances and could trigger Site Plan review. Recommendation: Staff recommends APPROVAL of Case SD 21.47. Corey Martin made a comment about heavy traffic in the Greeno Road, Fairhope A venue area and asked if a traffic study would be conducted. Mr. Jeffries stated that per the Subdivision Regulations, this 2-lot minor subdivision does not trigger a traffic study and that staff does not have the authority to mandate one. Hunter Simmons stated that Site Plan Review or Building Permit will look at how circulation works. Rebecca Bryant was concerned with the parking lot being reviewed. Mr. Jeffries stated that the Planning Department would review the parking lot once a building permit is submitted to ensure that the parking lot is in compliance with the Zoning Ordinance. The Owner will have to re-stripe the parking lot as well. Larry Smith, S.E. Civil, stated that they will be re-configuring the parking lot and adding landscape islands. They are also looking at ways to get traffic out of the ROW and onto the parcel. Mr. Simmons suggested adding a conditional of approval to review the parking lot. Motion: John Worsham made a motion to approve Case SD 21.4 7 subject to an added condition: 1. Review of the parking lot. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: 15 November l,2021 Planning Commission Minutes A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Old/New Business Comp Plan Discussion Mike Jeffries, Development Services Manager, gave information on the upcoming Comprehensive Plan meetings. Adjournment Having no further business, John Worsham made a motion to adjourn. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: A YE: Rebecca Bryant, Clarice Hall, Art Dyas, Hollie MacKellar, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Adjourned at 7:49 p.m. ()J)ig~ , Chairman Allie Knutson, Secretary 12.b~~ ~AN,-: A l--17 tJ 0 -AS Ct-½A-1 R bt---> i :De-0-M'P-:>c:. R-~I ?.-<:::>2--I 16