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HomeMy WebLinkAbout08-02-1993 Planning Commission MinutesTO: FAIRHOPE PLANNING COMMISSION I FROM: Meeting of: 02 AUG 1993 Planning/Zoning Officer BARR HARBOR - Application of.Robert Phillips for Preliminary and Final Plat approval of two lots at Battles Wharf. At submittal, the plat contained no certification of the Surveyor, no certification or acknowledgement of the Owner, and no indication of health department review. Submittals were returned to applicant as rejected for being incomplete as provided by the rules. In order to avoid the question of automatic approval, I recommend that the Commission cause the record to show that APPROVAL IS DENIED for reason of submittal made at the deadline being incomplete. If complete submittal is received, the application may be placed on the agenda for the September meeting. BRADLEY'S CORNER - Application of Auburn University Foundation for Preliminary and Final Plat approval of three lots at County Road 27 and County Road 34. At submittal, the plat contained no certification of the Surveyor, no certification or acknowledgement of the Owner, and no indication of health department review. Submittals were returned to applicant as rejected for being incomplete as provided by the rules. In order to avoid the question of automatic approval, I recommend that the Commission cause the record to show that APPROVAL IS DENIED for reason of submittal made at the deadline being incomplete. If complete submittal is received, the application may be placed on the agenda for the September meeting. INGLESIDE TERRACE - Application of Hunter and Malone for Final Plat Approval, nine lots on the north side of Edwards Avenue. This submittal was deficient on receipt by reason of owner's acknowledgement being incomplete; however, that was promptly corrected. The street and utilities appear to be constructed in sub- stantial conformity with the plans approved on preliminary; however, there remains one area in question which is primarily related to the question of acceptance by the City for maintenance.- The sidedrain pipe under the driveway to the east of the project was existing but is undersized, which may impede the flow in the ditch. There is a ditch profile extending from the western project limits to Greeno Road such as to give positive indication that the flow of storm water will be eastward and not to the west. Direction of flow was a condition of preliminary approval. 17 JUL 93 18 JUL 93 ZOCOMM93.fpc r. !-' 4 N In order that the Final Plat may be recorded and the streets and utilities effectively dedicated, I would recommend that the Commission grant Final Approval subject to the ditch profile being submitted and leave the culvert matter to the City Council as a maintenance consideration to be addressed on acceptance and further subject to: the certificate of lienholder (if any) appearing on plat, the flood zone being designated on plat, addresses of adjacent owners and subdividers on plat per statutory requirement. CAMBRIDGE COURT - Application of Barrie -Chapman for Final Plat Approval, 17 Lots on the west side of Bon Secour Street, north of Forster Avenue. Preliminary approval was given this project conditionally at the February meeting. At this writing, I am told by the engineer that the one unfulfilled condition related to screening along the west boundary of the subdivision is being o recte I recommend a inal Appir—o—VaF be granted subject to completion of screening in easement, CERTIFICATE of lienholder (if any) being on plat, and designation of the flood zone on the plat. MOSS OAK VILLA - Application of Dennis Ledbetter for Final Plat Approval, five lots on a privately maintained street, north side of Pier Avenue. The street and utilities appear to be in substantial conformity with the regulations. There will be no acceptance for public maintenance. It is recommended that Final Plat Approval be granted. CAMPBELL ESTATES - Application of Bennie Lee Campbell for Preliminary and Final Plat Approval three lots on the south side of Fairhope Avenue some 200 feet east of Clay City.Road and outside the City. The Plat appears to be in substantial conformity and there are no new streets or utility mains proposed; therefore, Preliminary and Final Approval is recommended, subject to approval of the Health Department and County Engineer's approval for recording. HAVEL ESTATES - Application of Wilbur Havel, Jr. for Preliminary and Final Plat Approval, three lots on the south side of Fairhope Avenue some 900 feet east of Clay City Road and outside the City. The Plat appears to be in substantial conformity and there are no new streets or utility mains proposed; therefore, Preliminary and Final Approval is recommended, subject to approval of the Health Department and County Engineer's 17 JUL 93 18 JUL 93 ZOCOMM93.fpc approval for r cording. C R ES&fNf W /Nf� PELICAN PROPERTIES - Application of Pelican Properties for Final Plat Approval, 13 lots on the north side of County Road 1 at Fish River Point. It should be noted at the outset that all of the lots in the proposed subdivision are less than six feet m.s.l. in elevation. Parts of the land cannot be filled because of wetlands regulations. All lots lie within the special flood hazard area, All. Those conditions are clearly noted on the Plat. While the conditions noted may very well seriously limit the use of this property in more or less the same manner that all coastal, low-lying properties are limited, I am not of the opinion that the burdens are so significant as to justify denial of approval. Those who will ultimately construct or purchase buildings on the proposed lots may reasonably expect some flooding of the site in average weather conditions, with severe site flooding in severe conditions. Buildings will, of. course, be required to conform to the County's flood protection ordinance, since it is the County who will issue permits for construction. I therefore recommend that the Final Plat Approval be granted, conditioned upon the following: 1. Subject to Health Department and County Engineer's approval for recording of Plat; 2. A prominent note appearing on the Plat to the effect that all buildings must conform to the flood damage prevention ordinance%s; and, 3: That the wetlands area be prominently shaded and a note affixed to the effect that no fill may be placed therein without written approval of the Corps of Engineers. 4. Certificate of lienholder (if any) appearing on plat ,& GAINSWOOD UNIT 1 - Application of Kimmer Development Company for Preliminary Plat Approval 45 lots on the west side of County Road 27, approximately one-half mile south of County Road 32, outside the corporate limits and not subject to any zoning authority. The plat appears to be in good order; however, the engineering plans relative to storm water retention are not complete at this writing. Developers agents were advised at the April meeting on informal review that storm water detention would be required based on differential runoff. Since this application was submitted 17 JUL 93 18 JUL 93 ZOCOMM93.fpc prior to publication of revised storm water regulations by the City, the revision cannot apply to this proposal; however, the County's stormwater management was in force and may apply thereto. I have suggested to the engineer that he consult with the County Engineer regarding the County's requirements for stormwater management. The burden of acceptance of streets and storm drainage facilities will fall on the County in this area. Although the applicant seeks conditional plat approval, I would not suggest that such is appropriate without the written consent of the County Engineer. I have expressed this opinion to Mr. Dorgan. Also, raised island on Gainswood Boulevard within Highway 27 boundary should hie made to A.A.S.H.T.O. design standards. GREEN ISLAND ESTATES - Submittal of Lee Stahl for Informal Plan Review for 26 lots on the south side of Fairhope Avenue, west of Eastgate Subdivision, for patio garden homes. The existing zoning classification of R-5 will permit the proposed use. The site proposed for development comprises some 4.3 acres which does not include the Stahls homestead. This development will require storm water detention as required to provide for differential runoff rates. The cul-de-sac proposed is of excessive length. I would suggest providing an intermediate turnaround at about midpoint of the street. No landscaped islands or any other type of obstruction should be allowed within the turnarounds. Preliminary plat when presented must be accompanied by engineering plans for the street as well as drainage and utilities. There is no formal action to be taken on this informal presentation. BAY MEADOWS WEST - Application of Rudolph J. Krhut for Preliminary and Final Plat approval, 12 lots on the north side of existing Bay Meadows Avenue, which runs east off Thompson Hall Road. Plat appears to be in good order and Preliminary and Final Approval is recommended. THE HOMESTEAD - A Planned Unit Development - Owners of the Homestead propose a change in the approved preliminary plan to increase the density and change the use proposed as set out below: 17 JUL 93 18 JUL 93 ZOCOMM93.fpc The C.A.L.F. buildings designated in the northeastern part of the site are proposed to be relocated eastward and nine condominium single family structures to be incorporated in the site. The architect has certified that the total site density allowable will not be exceeded by the inclusion of those units. Since no Final Plan has yet been presented for the Homestead, I have recommended to the developer that a Final Plan proposal be presented to the Commission for consideration. By the time of the August meeting, I expect to have ready a check list for that Final Plan consideration; however, it may be necessary to continue the hearing on the final plan until the September for further study. I would recommend that preliminary approval be restated to include the proposed condominiums, subject, of course, to the developers filing of the necessary condominium documents as required by law. COMPREHENSIVE PLAN REVISION - I. will have before you at the August meeting copies of South Alabama Regional Planning Commission's proposal for revision of the Plan. I am providing copies to Mayor Nix for perusal by the Council to consider in funding the project. I would expect that funding and authorization will not occur until after beginning of the new fiscal year in October. 17 JUL 93 18 JUL 93 ZOCOMM93.fPc F/ p The Planning & Zoning Commission of the City of Fairhope met Monday August 2, 1993 at 5:00 p.m. at the City Administration Building, 161 N . Section Street Present: Chairman Richard Sanderson; members Maxwell Killoch, Tim Kant, James P. Nix, Mike Ford, William Richmond, Cecil Pitman. Secretary Betty Rivenbark and Zoning Enforce- ment Officer Robert Lunsford The minutes of the July 8, 1993 meeting were considered and approved as written on motion by Maxwell Killoch, seconded by William Richmond. Mr.. Sanderson- remarked that there had been a lengthy discussion on the stormwater management in the subdivision regulations and he read the resulting motion to make sure everyone was clear on what proposed. Unanimous approval was given to the minutes as presented. A public hearing was held on Lot 5, Meadowbrook II land of William B. McPherson who was requesting R-4 zoning concurrent with annexation for this property. Bob remarked that there was no zoning when the buildings were built on this property but this what it is now being used as and R-4 is comparable to what there. William Richmond moved to recommend R-4 zoning concurrent with annexation to the City Council for this parcel. Maxwell Killoch seconded and motion carried unanimously. Mr. Sanderson made reference to Barr Harbor and Bradley's Corner S/D which had been submitted incomplete and said no action needed to be taken. Ingleside Terrace final approval of 9 lots located on Edwards Avenue being developed by Gavin Hunter and Earl Malone. Bob remarked that the street and utilities appeared to be in order but there was a question on acceptance by the City for maintenance because a sidedrain pipe under the driveway to the east of the project was existing but is undersized and may impede the flow in the ditch. He had further commented that there is a ditch profile extending from the western project limits to Greeno Road such as to give positive indication that the flow of stormwater will be eastward and not to the west. Direction of flow was a condition of preliminary approval. He said this could be left to the city council to decide with acceptance of maintenance. Cecil Pitman moved for final approval subject to the ditch profile being submitted and leave the culvert matter to the city council as Bob had recommended, and, further subject to the certificate of lienholder (if any) appearing on plat, the flood zone being designated on plat, addresse of adjacent owners and subdividers on plat as per requirement. Maxwell Killoch seconded motion and it carried unanimously. Cambridge Court final plat approval for 17 lots on the west side of Bon Secol Bob had commented that the one unfulfilled condition related to this was the screening along the west boundary of the subdivision and it is being correctel Also, that certificate of lienholder(if any) should be on the plat and designa- tion of the flood zone on the plat. Jim Horner spoke saying this was one of the subdivisions that stormwater was running to Fly Creek and that he had been up there in the heavy rain and they had put hay bales in the pipe to slow down the flow but this was not a permanent way to correct the problem. Bob said he presumed Mr. Moore had addressed the stormwater provisions but we can't go back and add other requirements after we have given a license to construct. Tim Kant moved to give final approval as per Bob's recommendations, William Richmond seconded and motion carried unani- mously. Moss Oak Villa .5 lot subdivision with a private street off of Pier Street was considered for final approval. Bob had commented that everything was in conformity with the regulations and no acceptance of this street for public maintenance would occur. He recommended approval. Maxwell Killoch moved for approval, Tim Kant seconded and motion carried unanimously. Mr. Sanderson made reference to Mr. Lunsford's comment regarding F.S.T.0 signature as landowner on single tax plats. That the Planning Commission will not accept or consider for approval any proposed subdivision plat which does not bear signature of FSTC as landowner. Bob had further cautioned that in making plans developers should consider FSTC has monthly meetings also. A status report on the comprehensive plan revision was provided in that Bob had received a proposal from So Ala Regional Plan Commission. He said he is checking their submittals and hope5to have it available at the August meeting. There being no further business, meeting was duly adjourned.