Loading...
HomeMy WebLinkAbout11-01-2004 Planning Commission MinutesThe Planning & Zoning Commission of the City of Fairhope met Monday, November 1, 2004 at 5:OOPM at the City Administration Building in the Council Chambers Present: Richard N. Charles,Tim Kant, Dan McCrory, Larry Green, Jean Wilson, Ed Brinson, Lee Turner, Debbie Quinn. Christopher Baker, Director of Planning & Zoning, Betty Rivenbark, Secretary. Absent: Bob Clark The minutes of the October 4, 2004 meeting were considered and approved as written on motion by Larry Green, 2"d by Ed Brinson and passed with one abstention by Debbie Quinn. ZC04.10 Public hearing Stone Creek PUD/Rance Rheel conditioned on annexation(generally located east of State Highway 181 south of Quail Creek) Mr. Baker spoke saying this property contains approximately 174 acres and proposed to be developed as a residential and light commercial project. The property is located outside the city but proposed to be annexed and zoned as a PUD. They are proposing 226 residential lots ranging in size from 1 acre to 7,000 sq. ft. with most being in R1 range size. There are 4 commercial lots proposed. He said they are proposing 2 primary cuts to Hwy 181 and that state approval will have to be sought as it is a state highway. Drainage will have to meet city requirements, he advised the traffic layout is very creative and embraces the concepts established in the comprehensive plan. In the commercial lots 35 condo units will be allowed. The commercial proposed is a maximum of 106, 200 sq ft with a maximum footprint of 20,000 sq ft. The building height proposed is 35'and 40' for single family and commercial lots respectively. They will meet landscaping requirements. They will meet lot coverage, signage, noise and exterior lighting requirements. He said there are wetlands that run through the property and will be included in a conservation easement that the developer is currently working on. The wetland will be used as a passive recreational area. His recommendation was to approve as requested since it is a village center that falls within the parameters established by the Comprehensive Plan. Robin Gregory,of Volkert & Associates, spoke on behalf of the applicants and gave a power point presentation. The public hearing was opened and Frank Leatherbury spoke asking if this was near Cowpen Creek and said that Cowpen Creek has problems now, erosion and sedimentation issues, he also asked how much room they were leaving between wetland area. Mr. Gregory said they are not looking to fill the wetlands but will make a lake. Mr. Leatherbury said they should stay 300 feet away from wetlands, do everything upland. Jim Smith spoke and said that we should consider topo when we make road cuts that it is very difficult coming out on Hwy 27(181). There were no more comments from the audience and the public hearing was closed. Larry Green asked what planned for north side of property and was told it is not part of PUD or annexation reserved for future Planning & Zoning Commission Page two — November 1, 2004 development. He asked about Route 44 to the east and was told they had contacted Tom Granger, the County Engineer, and he said they had no plans now or in the future to extend this road. There is 60 ft power line easement. Larry Green said this is an issue he thinks that 20 ft should be dedicated for future roadway to connect to Cty Rd 44 with this project. Christopher Baker said that a master through way is in the comprehensive plan. Lee Turner said he had a problem with deeding wetlands to an individual that there would be no policing once the property is sold. He said further that the lots are big enough without wetlands. Debbie Quinn asked about acceleration/ deceleration lanes. Christopher Baker said they would be required with first phase. Jean Wilson had question about building height and questioned 20,000 ft commercial when 18,000 ft was what comprehensive plan allowed. Further discussion led to a motion by Lee Turner to recommend approval to the City Council with 18,000 square feet allowed for commercial, with 20 ft. right of way easement dedicated for future roadway and wetlands not being included in any individual lot as part of deed. Ed Brinson 2"d the motion and it carried unanimously. ZC04.11 Public hearing to consider the request of the Daniel Corporation for a zoning change to a PUD condition on Annexation for the Somerby of Fairhope(Generally located east of Scenic 98 south of Nelson Road and west of Heard Road) Mr. Baker said this is the "Breland Property" that has been considered before and contains 22.23 acres and the proposal is a self contained senior residential community. The Corps of Engineers has issued a permit to fill 10 Y2 acres. The proposal is for 39 lots and lots 1-38 are proposed to contain single family homes. Lot 39 encompasses 32 duplex dwelling units and a 61 foot multi -story healthcare facility with 158 living units. He said Somerby projects completed by the Daniel Corporation are fine developments. However, there are certain aspects of the location of this proposal that do not make planning sense. A 61 foot multi -story healthcare facility is not congruent with the neighborhood character of this area. The density of 10.3 dwelling units per acre is not congruent with the neighborhood. He also mentioned double frontage lot issue and the filling of wetlands. He said staff supports the Daniel Corporation efforts and development philosophy, however, the location of this development creates more planning related issues than it solves. Ray Moore spoke for Hutchison, Moore & Rauch and introduced John Gorecki of Daniel Corporation. Mr. Gorecki presented the plan to the Commission and concluded with it will bring 80 new jobs to the area and increase revenue. He said the wetlands would be dedicated to the city. The public hearing was held and Bill Mundy, John Parker, Dr. Eldon Blancher, Fred Killion and Judy Planning & Zoning Commission Page three — November 1, 2004 Wilkins, David Ryan, Dick Lacey all spoke against the project, citing what would do to small neighborhood, problems from wetlands filling and what would do to area, habitat and bay. They maintain city has final right to issue permit on construction in wetlands and implored that the character of neighborhood remain the same. The public hearing was closed and further discussion led to commissioner Larry Green moving based on comments and prior precedence he recommended denial to the city council of the project. Debbie Quinn 2"d the motion and it carried with one abstention by Ed Brinson. Mayor Kant commented that he thought it was a good project and hoped the Daniel Corporation would consider putting it in another area in Fairhope. SD04.62 Preliminary Plat of Song Grove(Generally located east of Booth Road north of Fairfield) Mr. Baker said Mr. Pliska owns this 27 acre parcel of property that is outside the city. The proposal is to create 57 lots and the property is not zoned. He pointed out that this property could connect to Nichols Ave Ext should it ever get constructed and he asked the developer if they were willing to escrow monies for paving Nichols. The developer indicated they would be happy to do so if they did not have to pave stubs but merely dedicate the ROW. They are requesting a waiver of stub requirement to the south on Song Grove Blvd because of topo and drainage on the property to the south. All other issues have been met or agreed to, he recommended approval. Mr. Hutchison of Hutchison, Moore & Rauch represented Mr. Pliska and he was told stormwater in this area is a grave concern. Mr. Hutchison replied he knew because their firm had done a study of the whole area. He presented a drawing showing how they planned to handle water and having 60" pipes. He said they have even planned down to two year storm. The water problems at Hwy 13 and Morphy Avenue were pointed out and said no water could run to this area. Debbie Quinn asked the developer to look at the NE corner drainage again. Further discussion led to a motion to approve by Dan McCrory, 2"d by Ed Brinson and unanimously carried. SDO 4.63 Informal review of the Cottages of Point Clear(Generally located west of South Section street just north of Beaver Creek) Mr. Baker said Mr. Bru wants to develop this 4.98 acre parcel of property located outside the city and is not zoned. Mr. Bru is proposing to have a condo development. He said the commission could interpret this case as the developer is proposing which is an extension of Lakewood which has private streets and gates. Mac Walcott spoke for Mr. Bru and said he views it as an extension of Lakewood. Discussion led to commission agreeing that this is extension of Lakewood. Planning & Zoning Commission Page four — November 1, 2004 SD04.64 Informal review of the Cottages of Point Clear(Generally located where Old Battles Road curves north west of S. Section Street) Mr. Baker said Mr. Bill Bru wants to develop this 11.2 acre parcel of property located outside the city and have private streets and gate, create a condo development. It fits the village subdivision requirements but they desire private streets and have the same issues as the case above. The commission viewed this as also being an extension of Lakewood. Dan McCrory brought up that there is now a device that can be put on the gate that would allow them to open at the sound of a siren and suggested they look into it. SR04.07 Site Plan Review of Bay Eyes/Dr. Gravlee(Generally located across from the Middles School on north Section Street) Mr. Baker mentioned the height requirement waiver that had been approved through the Board of Adjustments & Appeals. He said they have provided all necessary documents. Andy Burrell represented Dr. Gravlee. Ms Quinn asked about permeable parking area and was told it is in the rear of the property; she asked about landscaping and trees and was told of plans. All questions answered satisfactorily, a motion was made by Larry Green to approve the plan as presented. Lee Turner 2"d the motion and it carried unanimously. IR04.06. Report from Commissioner Dan McCrory on Stormwater Pumps Mr. McCrory said the stormwater pump sub -committee met on October 29 and the question posed was does the city want to allow stormwater pumps in the planning jurisdiction of the City. Discussion was held pro and con with all parties expressing opinions. The sub -committee voted 3-1 that the city not allow stormwater pumps in the planning jurisdiction. They also recommended that a subdivision regulation amendment be prepared to this affect that it is clear to all developers and engineers in the future. There being no further business meeting was duly adjourned at 7:00 PM. Richard N. Charles, Chairman Betty R nbark, Secretary