HomeMy WebLinkAbout03-07-2022 Planning Commission MinutesMarch 7, 2022
Planning Commission Minutes
The Planning Commission met Monday, March 7, 2022, at 5:00 PM at the City Municipal
Complex, 161 N. Section Street in the Council Chambers.
Present: Lee Turner, Chairman; Art Dyas; Harry Kohler; Clarice Hall-Black; Hollie
MacKellar; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning
Manager; Mike Jeffries, Development Services Manager; and Allie Knutson, Secretary.
Absent: Jason Langley, Water and Sewer Director; Rebecca Bryant; John Worsham; Casey
Potts, City Planner; and Chris Williams, City Attorney.
Chairman Turner called the meeting to order at 5 :03 PM.
Minutes from February 7, 2022, meeting:
Art Dyas made a motion to accept the minutes with no further changes.
Corey Martin 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 Corey
Martin
NAY:None.
UR 22.04 Request of Point Broadband for an 11.52.11 Utility Review and approval of the
proposed installation of approximately 19,696 linear feet of directional and missile bore conduit
for fiber optic cable in the right-of-way beginning at 700 Crystal Wells Court North throughout
the Belle Chase and Song Grove Subdivisions.
Summary:
Hunter Simmons, Planning and Zoning Manager, presented the case summary and showed the
installation route on the map.
Recommendation:
Staff recommends approval of UR 22.04 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.
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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.
8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day).
9. Utilities boxes shall be concentrated near existing boxes.
Hollie MacKellar asked about holding the contractors responsible for tree damage.
Mr. Simmons stated that John Thomas, the Right-of-Way Inspector monitors these projects, and a
contract holds contractors responsible for damage.
Motion:
Art Dyas made a motion to approve Case UR 22.04, subject to staff recommendations.
Corey Martin 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 Corey
Martin
NAY:None.
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.
Mr. Simmons stated that this case is a carryover from last month and that a few things have changed
since then. Some landscaping improvements still need to be made, but a picnic area is now being
provided. The parking has also been revised and now meets the parking requirements with 54 spaces.
Recommendation:
Staff recommends approval of Case SR 22.01 to City Council, with the following conditions:
1. Irrigations shall be revised and be located within the subject property.
2. Parking shall meet the impervious requirements as applicable.
3. A revised landscape plan to include screening for dumpster enclosure and additional plantings
between parking areas and detention area shall be provided and approved by the Planning Director.
The Applicant and Engineer were present but did not have anything else to add.
Corey Martin asked about impervious pavement.
Mr. Simmons stated that there would be brick pavers with gravel underneath for drainage.
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Motion:
Corey Martin made a motion to recommend approval of Case SR 22.01 to City Council, subject to staff
recommendations.
Hollie MacKellar 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 Corey
Martin
NAY:None.
SD 22.10 Public hearing to consider the request of the Applicant, Forrest Daniell & Associates,
on behalf of the Owner, KWH Properties, for Preliminary Plat Approval of Polo Crossing, a 5-
unit Multiple Occupancy Project. 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:
Mike Jeffries, Development Services Manager, presented the case summary.
All utilities except for trash pickup will be provided through the City of Fairhope. A traffic study was
completed and recommended a 445' northbound right-tum decel lane be installed. Due to existing
Windsor Drive, there is 220' of available space. Final configuration will be permitted and approved by
ALDOT. The building was redesigned to save a healthy 32' live oak near the entrance that had
previously been proposed to be removed.
Recommendation:
Staff recommends approval of SD 22.10, 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. Signage shall conform to Fairhope Sign Ordinance.
4. A drainage easement from the north property shall be provided before building permit.
5. A revised landscape plan to include screening for dumpster enclosure and additional plantings
between parking areas and detention area shall be provided and approved by the Planning Director.
Art Dyas asked if ALDOT usually allows for a public street to be used as a right-tum lane.
Mr. Simmons stated that he also wanted to add a note that the building height is 30-feet but is shown as
32-feet on the plans and needs to be changed.
Chairman Turner opened the Public Hearing. Having no one preset to speak, the Public Hearing was
closed.
The Engineer of record, Steve Fisher with Element 3 Engineering, stated that they have been in touch
with ALDOT and that the right-tum lane is adequate.
Clarice Hall-Black expressed concerns regarding traffic and congestion.
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Motion:
Hollie MacKellar made a motion to approve SD 22.10, Polo Crossing, subject to staff recommendations.
Art Dyas seconded the motion and the motion carried with the following vote:
A YE: Lee Turner, Art Dyas, Hollie MacKellar, and Harry Kohler.
NAY: Clarice Hall-Black and Corey Martin
SR 22.02 Request of the Applicant, Cowles, Murphy, Glover, & Associates, on behalf of the
Owner, Robert M. Green, Jr., for Site Plan Approval 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:
Mike Jeffries, Development Services Manager, presented the case summary.
Landscape plans have been reviewed by the City Horticulturalist and have been found to be in
compliance. The Applicant is meeting the required amount of parking spaces per the Zoning Ordinance,
but the compact parking would need to be revised as the ordinance requires 30-40% of the required (63
spaces) parking to be compact.
Applicant, Gary Cowles with Cowles, Murphy, Glover, & Associates stated that they added the number
of compact spaces based upon the required amount of 63 parking spaces
Mr. Jeffries confirmed that the site plan provided with the 12 compact spaces on the north end of the
property does meet the Zoning Ordinance's parking requirement.
Mr. Jeffries also stated that the Applicant is also working with utilities. Water, sewer, and gas have no
further comments, but electrical would like the transformer pad to be screened.
Recommendation:
Staff recommends conditional approval of Case SR 22.02 to City Council, subject to the following
conditions:
1. Clarify all utility easements on private property.
2. Screen the transformer pad.
3. Coordinate site access with Hoyle Avenue improvements to the north.
There was originally going to be a fourth condition from staff stating that parking shall be amended to
meet the compact car requirements per the Zoning Ordinance, but Mr. Jeffries to disregard the fourth
condition as the parking requirements have been met.
Art Dyas expressed traffic concerns regarding Volanta A venue, Hoyle A venue, and Highway 98 with
The Reserve at Fairhope being built next to the proposed site.
Chairman Turner proposed the idea of making a right-tum lane from Hoyle A venue a condition of
approval.
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Mr. Cowles stated that they would be willing to do a right-only tum lane.
Motion:
Harry Kohler made a motion to recommend approval of SR 22.02 to City Council, subject to staff
recommendations with an added condition:
1. Clarify all utility easements on private property.
2. Screen the transformer pad.
3. Coordinate site access with Hoyle Avenue improvements to the north.
4. Right-tum only from Hoyle Avenue
Art Dyas 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 Corey
Martin
NAY:None.
SD 22.09 Public hearing to consider the request of the Applicant, Cowles, Murphy, Glover &
Associates, on behalf of the Owner, Robert M. Green, Jr., for Plat Approval of Hoyle Avenue
MOB, a 4-lot Minor Subdivision. The property is approximately 4.65 acres and is located on the
west side of US Highway 98, south of Hoyle Avenue. PPIN #: 17231
Summary:
Mike Jeffries, Development Services Manager, presented the case summary and showed the proposed
subdivision on the map.
The subject property is zoned B-2, General Business District (lots 1 and 4), and R-1, Low Density
Single-Family (lots 2 and 3). Lots 2 and 3 have a drainage easement. At the bottom portion of lot 3,
there is a 50-foot drainage easement owned by ALDOT as well as a designated green space so only two
out of the four lots will be buildable.
Recommendation:
Staff recommends approval of Case SD 22.09, Hoyle Avenue MOB (Fairhope Urology).
Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was
closed.
Motion:
Art Dyas made a motion to approve Case SD 22.09.
Corey Martin 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 Corey
Martin
NAY:None.
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SR 22.03 Request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST Robert N
Graham LLC, for Site Plan Approval of Starbucks. The property is approximately 0. 70 acres and
is located on the southeast corner of County Road 48 and US Highway 98. PPIN #: 64946
Summary:
Hunter Simmons, Planning and Zoning Manager, presented the case summary.
The Applicant is currently proposing too many parking spaces, but claims that the shopping center uses
shared parking, thus, a shared parking agreement shall be required. The Tree Ordinance, landscaping,
and parking provision are in conflict and staff requested direction from the Planning Commission
regarding the balance of landscaping and parking spaces while the parking lot is brought into conformity.
City of Fairhope Water, Sewer, and Gas have reviewed and approved the site plan. Electric is being
coordinated and choice of route is associated with costs.
Recommendation:
Staff recommends approval of Case SR 22.03, Starbucks, subject to the following conditions:
1. A Shared Parking Agreement shall be executed prior to issuance of the building permit.
2. Tree removal permit and fees shall be provided at the time of building permit.
3. A sign plan shall be submitted via Citizen Serve to Code Enforcement for review and approval.
4. Electric services shall be coordinated at the time of permitting with aid-to-construction costs and
applicable easements. Final plans for all utilities and any associated aid to construction costs shall
be approved by the respective Supervisor prior to submittal of a building permit.
Chairman Turner stated that he would like the landscaping to be improved.
Art Dyas stated that he did not like the building design and would like to see other designs.
Applicant, Larry Smith with SE Civil was present and proposed removing asphalt to replace it with
landscaping.
Chairman Turner suggested holding the case over till the next meeting, but Mr. Smith brought up
contract concerns as they were already behind.
Motion:
Art Dyas made a motion to recommend approval of Case SR 22.03 to City Council, subject to staff
recommendations with an additional fifth condition:
1. A Shared Parking Agreement shall be executed prior to issuance of the building permit.
2. Tree removal permit and fees shall be provided at the time of building permit.
3. A sign plan shall be submitted via Citizen Serve to Code Enforcement for review and approval.
4. Electric services shall be coordinated at the time of permitting with aid-to-construction costs and
applicable easements. Final plans for all utilities and any associated aid to construction costs shall
be approved by the respective Supervisor prior to submittal of a building permit.
5. Applicant will work with staff to add more landscape features.
Corey Martin seconded the motion and the motion carried unanimously with the following vote:
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A YE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey
Martin
NAY:None.
A five-minute intermission was taken.
SD 22.08 Public hearing to consider the request of the Applicant, Seth Moore, on behalf of the
Owner, Donna Elkins, for Plat Approval of Jewett Place, a 2-Iot Minor Subdivision. The property
is approximately 1 acre and is located on the east side of Main Street, 0.3 miles south of Jewett
Street. PPIN #: 46843
Summary:
Hunter Simmons, Planning and Zoning Manager, presented the case summary.
Staff received a Certificate of Maintenance from the Baldwin County Highway Department stating that
Jewett Street is only maintained from 2nd Street to 3rd Street. Lot 2 would not lie on a publicly maintained
road.
Recommendation:
Staff recommends denial of SD 22.08, Jewett Place, due to the potential subdivision not fronting on a
publicly maintained road (Jewett Street).
The Applicant, Seth Moore, requested to table the case in order to receive clarification from the county
regarding Jewett Street.
Mr. Simmons suggested adding a deadline to the case being tabled.
Mr. Moore stated that 90 days would be sufficient.
Motion:
Corey Martin made a motion to table Case SD 22.08 for 90 days.
Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey
Martin
NAY:None.
IR 22.02 Request of the Applicant, Winston Smith, for an Informal Review of a potential
mixed-use development at 309 S. Ingleside Street. The property is approximately 1.59 acres and
is located within the Medical Overlay District. PPIN #: 25788
Summary:
Hunter Simmons, Planning and Zoning Manager, stated that the property is located at 309 S. Ingleside
Street and was re-zoned as B3B, Medical Overlay District, two years ago. The previous plan was to save
the house and make it a Mexican restaurant, but the plan fell through.
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Winston Smith with PCDA Architecture passed out copies of the proposed plans.
Paul Davis who is working with Winston Smith stated that the plan seeks to provide space for medical
and wellness services, the commercial spaces would have an office or apartment above each space.
These spaces would be ideal for small physician practices, medical device sales/service, or an eatery.
The "live work" buildings would face Nichols A venue to provide for smaller healthcare practices. Each
townhome would have a 420 square-foot yard and two parking spaces per unit. The large lawn in the
middle would be shared greenspace and there would also be a smaller plaza.
Chairman Turner stated that he thinks they are going in the right direction and likes the proposed plan.
Art Dyas asked to see a frontal view of the townhomes, which Mr. Davis showed.
Clarice Hall-Black stated that she was unsure about the street parking.
Chairman Turner agreed and thought that angled parking may be more beneficial.
Hollie MacKellar asked what the square footage of the townhomes would be.
Mr. Davis stated that they would be 1,500-1,800 square-feet.
Old/New Business
Comprehensive Plan:
Mr. Simmons gave information on the upcoming Comprehensive Plan Meeting on March 8, 2022, at
5:30 pm, at the Civic Center.
Infrastructure Work-Fairhope Avenue and Church Street:
Fairhope A venue and Church Street intersection will be closed beginning on March 21, 2022, for up to
45 days.
Adjournment
Corey Martin made a motion to adjourn, and the motion carried unanimously with the following vote:
AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey
Martin
NAY:None.
Adjourned at 7:05 p.m.
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Lee Turner, Chairman
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Allie Knutson, Secretary
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