Loading...
HomeMy WebLinkAbout02-07-2022 Planning Commission MinutesFebruary 7, 2022 Planning Commission Minutes The Planning Commission met Monday, February 7, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Rebecca Bryant; Art Dyas; Harry Kohler; John Worsham; Clarice Hall-Black; Hollie MacKellar; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Casey Potts, City Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Jason Langley, Water and Sewer Director Chairman Turner called the meeting to order at 5:04 PM. Chairman Turner made an announcement that Case SD 22.03, Skyline Village, and Case SD 22.04, Gables at Lawrence, had been tabled by the Applicants and were no longer on the agenda. Minutes from January 3 2 2022, meeting: Hollie MacKellar made a motion to accept the minutes with no further changes. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and John Worsham. NAY: None. ABSTAIN: Rebecca Bryant. IR 22.01 Request of the Applicant, Cowles, Murphy, Glover and Associates, on behalf of the Owner, Robert M. Green, Jr., for an Informal Review of Fairhope Urology. The property is approximately 1.66 acres and is located on the west side of US Highway 98, south of Hoyle Avenue. PPIN #: 17231 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. Mr. Simmons explained that Informal Reviews are not full applications so Applicants can present ideas. The parcels are zoned R-1 and B-2 that include historic lot lines. The Applicant is wanting to create four lots with a building on the northeastern lot. Overall, staff supports the idea of this project. A suggested condition of the Preliminary Plat and/or Site Plan Review would be to come back to Planning Commission to establish a P-1 Parking Zoning District. Chairman Turner asked how big the proposed project is. Mr. Simmons replied that the building is over 10,000 square feet which triggers a Site Plan Review. The Applicant, Gary Cowles, stated that the R-1 piece that was shown on the Zoning Map, will always be a drainage easement to support development to the north and runoff from the highway. There will be February 7, 2022 Planning Commission Minutes a 75-foot buffer between the residences on the west side. 10-feet of it will be natural, the rest will be planted. Mr. Cowles thinks this will be a very good project for the area and for the city. SR 22.01 Request of the Applicant, Forrest Daniell, and Associates, on behalf of the owner KWH Properties, LLC, for Site Plan Approval of Polo Crossing. The property is approximately 1.77 acres and is located on the east side of US Highway 98, 0.5 miles north of Greeno Lane. PPIN #: 21517 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. This project includes five units and two proposed drive-throughs. Chicken Salad Chick is proposed on the north side of the building and a coffee shop is proposed on the south side. The Applicants have proposed 63 parking spaces, but only 47-57 spaces are allowed, and the site plan will have to be revised to reduce the number of parking spaces. There are several Heritage Trees on the site. The tree in the center of the site plan is unhealthy and will have to be removed. There is also a 55" live oak where the drive isles are proposed, members of the Tree Committee and City Horticulturist recommend that the plans be revised to preserve it. Landscape buffers are required along the entire rear and south property lines due to incompatible land uses. Recommendation: Staff recommends conditional approval of Case SR 22.01, with the following conditions: 1. Removal of Heritage Tree(s) shall be reviewed by members of the Tree Committee. Revised plans shall reflect their recommendations. 2. Landscape Plans shall be revised to include preserved trees, altered parking areas, and required landscaping buffers pursuant to the Tree Ordinance prior to submitting a building permit application. Incompatible land use buffers shall remain natural, with the exception that buffer plant materials shall be installed where a visual buffer does not exist. 3. If required by the Baldwin County Highway Construction Setback requirements, add Highway Construction Setback to the site plan. 4. The number of parking spaces shall be reduced to meet the requirements of the Zoning Ordinance. 5. Add a pedestrian connection to the mixed-use trail that does not utilize the vehicular ingress/egress. Consider adding bicycle parking. 6. Required landscape shall not be placed in the right-of-way. Rebecca Bryant suggested tabling the case due to the revisions needing to be made to the parking and landscape plans. Steve Fisher, Element 3 Engineering, asked about relieving the 20' buffer on the south side of the property if they are able to get access around the tree. He also stated that he does not want to pave around the tree and wants to limit future damage. Rebecca Bryant stated that connecting it to the landscape buffer and leaving at least half of it undisturbed would give it a better chance of survival. Mr. Simmons suggested removing one of the interior units to reduce the building and parking requirements. 2 February 7, 2022 Planning Commission Minutes Corey Martin, City Council Liaison, asked if a Traffic Impact Study (TIS) had been done. Mr. Simmons stated that this is just a Site Plan Review, the full TIS will be done during the Multiple Occupancy Project, if required. Mr. Fisher confirmed that one had been done. Motion: Hollie MacKellar made a motion to table Case SR 22.01. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Corey Martin, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and John Worsham. NAY:None. UR 22.03 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 10,978 linear foot of over lashed fiber cable and 15,093 linear foot of directional boring for buried fiber cable in the right-of-way beginning at 153 Fels Avenue. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary and showed a map where the installations are being proposed. Recommendation: Staff recommends approval of UR 22.03, subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. 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. 3. 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. 4. 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 as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. Rebecca Bryant was concerned about the trees and asked about the success of directional boring. Mr. Simmons stated that it had been successful aside from some problems with other utility lines being hit. All Utility Review projects are reviewed by John Thomas, Right-of-Way Inspector. 3 February 7, 2022 Planning Commission Minutes Motion: Art Dyas made a motion to approve UR 22.03, subject to staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Corey Martin, Clarice Hall-Black, Harry Kohler, and John Worsham. NAY:None. ZC 22.02 Public hearing to consider the request of the Applicant, Jade Consulting, LLC, on behalf of the Owner, Dominion Senior Living of Fairhope, LLC, to amend the existing PUD (Planned Unit Development) for The Reserve at Fairhope. The property is approximately 16.62 acres and is located on the west side of US Hwy 98 between Volanta Avenue and Dyer Road. PPIN #: 386193, 386197 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. No additional housing is being proposed. The proposed changes include a professional office pad on the corner of US Highway 98 and Hoyle A venue, wet ponds instead of dry ponds, and re-arrangement of the villas to accommodate the professional office pad. A dog park and pickle ball court were also added. The professional office pad uses would be limited to convalescent or nursing home, medical office/clinic, professional office, and common open space. Recommendation: Staff recommends Case ZC 22.02, An Amendment to The Reserve at Fairhope PUD, be approved with the following conditions: 1. Landscaping, including overstory trees, shall be planted in the 20' landscape buffer adjacent to Greeno Rd. 2. A visual landscape buffer shall be planted along the western property to provide a buffer to those residents on Audubon PI and shall be maintained by the Owner of The Reserves at Fairhope. Once planted, the buffer shall remain natural, except for the allowance of plant material to be installed to maintain a visual barrier. 3. Maximum building height of the Professional Office Building(s) shall be 30'. 4. A mandatory Site Plan Review shall be required for the Professional Office Building when/if developed. Art Dyas asked about putting a traffic light in at Highway 98 and Volanta Avenue. Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. Trey Jinright, Jade Consulting, LLC, addressed concerns regarding traffic and stated that they would assist in paying for a light at Highway and Volanta A venue. Mr. Jinright also stated that they were going to begin planting new trees along the west side of the property soon. 4 February 7, 2022 Planning Commission Minutes Motion: John Worsham made a motion to recommend approval of ZC 22.02 to City Council, subject to staff recommendations. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Corey Martin, Clarice Hall-Black, Harry Kohler, and John Worsham. NAY:None. SD 22.01 Public hearing to consider the request of the Applicant, Sawgrass Consulting, LLC, on behalf of the Owner, Corte Family Trust, for Preliminary Plat Approval of Rockwell Place, a 2- lot Major Subdivision. The property is approximately 36 acres and is located on the east side of State Highway 181, south of the Harvest Green East Subdivision and across from The Waters Subdivision. PPIN #: 14535 Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed the property on the map as well as the proposed plat. The property is unzoned Baldwin County but lies within the Planning Jurisdiction. A traffic study was completed and recommended a north bound right turn lane be installed and is shown on the plans. It also recommends a south bound left turn lane that is in the current improvement plans to Highway 181 by ALDOT. Future development will require review of the current traffic study to ensure estimates included in the traffic study are not exceeded. A traffic light may be warranted in the future. A 10' asphalt pedestrian path is located along the edge of the ROW s of Highway 181 along with a 5' sidewalk. Perimeter landscaping is provided along Highway 181. This subdivision is connecting to the previously approved Harvest Green Subdivision to the north and creating a stub street for future connection to the property to the south. Recommendation: Staff recommends approval of Case SD 22.01, Rockwell Place, 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 and aid to construction costs for all utilities shall be approved by the respective superintendent. 3. Development on the outparcel shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates included with the provided Traffic Study are not exceeded. A note shall be added to the plat that reflects this condition of approval. Chairman Turner opened the Public Hearing. Gary Gover, 300 Lincoln St. -Mr. Gover asked if the road being constructed through the parcel was going to allow for nonvehicular traffic and if an access management plan was needed. Mr. Simmons stated that they are providing a mixed-use trail along Highway 181 for nonvehicular traffic as well as sidewalks. 5 February 7, 2022 Planning Commission Minutes Chairman Turner closed the Public Hearing. Applicant, Doug Chaffin with Sawgrass Consulting, gave details regarding the asphalt mixed-use trail and connectivity to Harvest Green to the north. A Pedestrian Circulation Plan was provided. Motion: Art Dyas made a motion to approve Case SD 22.01, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Corey Martin, Clarice Hall-Black, Harry Kohler, and John Worsham. NAY:None. SD 22.02 Public hearing to consider the request of the Applicant, Sawgrass Consulting, LLC, on behalf of the Owner, Corte Family Trust, for Preliminary Plat Approval of Rockwell Place, a 252- unit Multiple Occupancy Project. The property is approximately 21 acres and is located on the east side of State Highway 181, south of the Harvest Green East Subdivision and across from The Waters Subdivision. PPIN #: 14535 Summary: Mike Jeffries, Development Services Manager, presented the case summary. The property is Unzoned in Baldwin County but lies within the Planning Jurisdiction of Fairhope. This case was previously tabled for a redesign in August of 2021. The difference in designs was shown on the screen. There is a total of ten, two-story buildings and twelve carriage houses. The utilities are labeled to be private. Drainage travels west to east across the site and is collected in a retention pond at the northeast comer of the property. Two large areas are shown for green space: one area is in the center and includes a clubhouse and pool area while the other is on the east side and contains a park and playground area. There are pedestrian paths through the green space. All internal drainage, streets, and utilities are to remain private and maintained by the owner/HOA/POA, excluding the lift station and force main and future subdivision of the property shall be restricted. Recommendation: Staff recommends approval of Case SD 22.02, Rockwell Place Apartments, subject to the following conditions: I. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 3. The 20'X20' area for the lift station shall be a deeded lot to the City of Fairhope. 4. Add note to Site Plan that a water/sewer easement exists over roadways to service the lift station. 5. Approval of SD 22.01 Rockwell Place Subdivision. Art Dyas asked about greenspace, as the playground area looks like it is in a drainage area. 6 February 7, 2022 Planning Commission Minutes Chairman Turner opened the Public Hearing. Gary Gover, 300 Lincoln Street -Mr. Gover asked if the sewage plant capacity had been examined and if there was a need for side stream storage. Mr. Simmons stated that staff has reviewed the sewer requirements and are always looking at the capacity. Chairman Turner closed the Public Hearing. The Applicant, Doug Chaffin with Sawgrass Consulting, addressed concerns about drainage where the playground will be. He stated that they are putting sod in that area so that drainage will no longer travel through the playground. There are also no wetlands on the site per Wetland Sciences. Motion: John Worsham made a motion to approve Case SD 22.02, subject to staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Corey Martin, Harry Kohler, and John Worsham. NAY:None. SD 22.06 Public hearing to consider the request of the Applicant, Dewberry Engineers, Inc., on behalf of the Owner, FST Verandas LLC, for Final Plat Approval of The Estates of the Verandas, Phase 2, a 25-Iot Major Subdivision. The property is approximately 88.87 acres and is located on the south side of State Highway 104, just west of Veranda Boulevard. PPIN #: 64685 Summary: Mike Jeffries, Development Services Manager, presented the case summary. The Preliminary Plat was approved at the April 2021 Planning Commission Meeting. The subdivision has been built and designed in conformance with both the approved Preliminary Plat and Village Subdivision. Follow-up activities required by staff include a copy of the recorded plat, copy of the recorded O&M Agreement, Maintenance and Guaranty (M&G) Agreement executed by the developer, and signed by the mayor. Recommendation: Staff recommends approval of Case SD 22.06, The Estates at the Verandas, Phase 2, subject to the following conditions: 1. Renumber lots to be sequential. 2. Complete the required follow-up activities. Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. 7 February 7, 2022 Planning Commission Minutes Owner, Trae Corte, addressed staff's condition of renumbering the lots and stated that he would like to keep the numbering as is. Once Phase 3 is competed, the lots will be sequential. Mr. Simmons stated that staff did not see any problems with keeping the lot numbers the same. Motion: John Worsham made a motion to approve Case SD 22.06, subject to staff's condition: 1. Complete the required follow-up activities. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Corey Martin, Harry Kohler, and John Worsham. NAY:None. SD 22.07 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department to accept Resolution Number 2022-02 for a proposed amendment to Article IV, Procedure for Plat Approval, in the City of Fairhope Subdivision Regulations. Summary: Hunter Simmons, Planning and Zoning Manager, presented the proposed resolution. Article IV Section D.7 Recording of the Subdivision Regulations is proposed to read as follows: 7. Recording -Applicant is responsible for recording of Plat and approval shall be null and void if the Plat is not recorded within 120 days after the date of final approval; provided, however, that the Commission may, on finding of good cause, extend that 120 day period. The applicant shall provide a copy of the recorded plat; failure to do so shall result in the denial of the issuance of the building permits within the subdivision. Recommendation: Staff recommends Case 22.07, An Amendment to Article IV of the Subdivision Regulations, be approved. Motion: Art Dyas made a motion to approve Case SD 22.07 and accept Resolution 2022-02. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Corey Martin, Harry Kohler, and John Worsham. NAY: None. 8 February 7, 2022 Planning Commission Minutes Old/New Business Comprehensive Plan: Mr. Simmons gave information on the upcoming Comprehensive Plan Meetings in February and March. State of the City: Mr. Simmons gave information on the State of the City event on February 10, 2022, at the Civic Center. Planning Commission Work Session: Mr. Simmons stated that he'd like to set up a Work Session before the next Planning Commission Meeting. Potential dates will be sent out to Commissioners. Tabled Cases -SD 22.03 Skyline Village and SD 22.04, Gables at Lawrence: Art Dyas asked what would happen to cases that were tabled from the February Planning Commission Agenda with the upcoming potential county zoning districts. Chris Williams, City Attorney, stated that due to the Applicants tabling the cases prior to the meeting, the current regulations would be enforced if/when the cases were brought back, to his knowledge. Mr. Simmons also explained why the Applicant chose to table the cases. Adjournment Corey Martin made a motion to adjourn. John Worsham seconded the motion and the motion carried unanimously with the following vote: A YE: Lee Turner, Rebecca Bryant, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Corey Martin, Harry Kohler, and John Worsham. NAY:None. Adjourned at 7:25 p.m. 25e ~ -- Lee Turner, Chairman Allie Knutson, Secretary 9