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HomeMy WebLinkAbout09-08-1994 Planning Commission MinutesTO: FAIRHOPE PLANNING COMMISSION q FROM: Meeting of: 08 SEP 1994 q Planning/Zoning Officer EASTGATE - UNIT 5 - Application of East Gate Ltd and FSTC for Preliminary Plat Approval, 9 Lots north of and adjacent to Unit 4 Eastgate. (Continued from August meeting for further drainage study by Engineer.) The size of the development, 2.37 acres, does not require application of stormwater management provisions. The new street is only 200 feet in length. Considering the topography, runoff will be minimal. Engineer has provided drainage calculations and contour map at a scale of one -quarter foot contour intervals. The 3" water line shown for Troyer Court should not extend under cul-de-sac pavement, but should be routed around the cul-de-sac to avoid necessity of cutting pavement for future connections. Developer shall provide a fire hydrant at the east end of Troyer Court for fire protection. Preliminary Plat Approval is recommended with the following being condition precedent thereto: 1. Revise location of 3" water main at. cul-de-sac 2. Provide 6" Fire Hydrant at east. end Troyer Court 3. Consult ci t.y 's general superintendent, public works director and water/sewer superintendent before beginning construction on site. GLEN HARDIE FARMS - Application of Greater Gulf State Industries for Preliminary Plat Approval, 16 Lots for R-1 Single Family Development on the south side of Volanta Avenue west of Greeno Road and south of the municipal park. This application has been before the Commission previously and was dependent upon certain street vacations. The number of lots has been reduced and street vacation is no longer necessary to provide minimum lot areas. The slope of the land involved from northwest to southwest is steep, varying from elevation 91 at the southeast corner to about 122 at the northwest corner. This indicates a cross slope on lots of some six to eight feet. Street grades are within the allowable limits set forth in the regulations, with a maximum slope of 5.1 percent. I am advised by the Engineer that there is to be a grass swale ditch along the south side of the subdivision to channel water to the storm inlet shown about midway along the south boundary of Lot 6. The location of that interceptor ditch should be clearly shown on Sheet 3 of the plan assembly. Stormwater provisions of Section 804 of the Subdivision Regulations apply to this project and the Engineer, by his written certification, indicates that his design fully meets those requirements. It should be noted that there must be established a legal entity to maintain the retention pond and any other drainage facilities outside the public right-of-way before final acceptance of the streets and utilities by the City. The City will not accept for maintenance any storm water facilities outside the public street. right-of-way. It should be noted that the Engineer's certification is based upon a certain design storm frequency. Given the impracticability of designing for the ultimate storm, it is a virtual certainty that at some point in time, the design frequency will be exceeded and flooding in the drainage area will result for some period of time. That holds true, whether or not the subject property is developed. Design on a 25-year storm frequency means that there is a four percent chance that the design will be exceeded within a particular year. The outflow from the retention pond is through an 18" culvert. The 58"x34" culvert shown is emergency overflow to provide protection of overtopping for the 100 year storm event, as required by the regulations. Sewer laterals should be shown from tee's in the line rather than from manholes in order to minimize problems with infiltration into manholes. Manhole No. 9 nearest Volanta Avenue should be lowered to an invert elevation of Elevation 110 in order to provide for future inflow from other properties on Volanta Avenue. Although the cul-de-sac is technically over long, I fail to see that an intermediate turnaround would serve any useful purpose and such could be a safety hazard, given the topography and street grades. ZOCOMM94.fpc 17,18,24 SEP 94 Preliminary Plat approval is recommended, subject to the following conditions precedent thereto. 1. Revise plan sheet 3 to show interceptor ditch south of Lots 5 and 6 2. Establish legal entity for stormwater maintenance 3. Revise plans to show sewer laterals off main and not out of any manhole 4. Revise plans to show invert elevation of Manhole No. 9 to be at or below Elevation 110 5. A pre -construction conference with Engineer, Contractor and City personnel prior to beginning any site work ADDENDUM TO GLEN HARDIE FARMS ADVISORY TO ENGINEER, 06JNER AND CONTRACTOR Owing to the considerable slope of the land and the potential for damage to downstream property owners, .it. .is imperative. that the proposed stormwater retention pond, protected out.fall and all inlet facilities .be completed and functional BEEF' RE any other site clearing or g r a d.i ng is begun. HAWTHORNE GLENN - RESUB PART UNIT 1 - Application of FSTC and Lessees Baldwin and Garey to re -subdivide Lots 24-28 of Unit One for patio -garden type homes. All streets and utilities have been installed in Unit 1 under previous approval. The 20 foot alley shown for rear access is to be privately constructed and maintained and will not be accepted by the City. All utilities are available and the lots meet minimum requirements of the regulations. No additional storm water provisions apply to this resubdivision. It is recommended that the application be given Preliminary and Final Approval. HAVEN HILL - Application of FSTC and Lessees Kearney for Preliminary and Final Plat Approval, five lots on the south side of Gayfer Road Extension (County Rd 30), approximately mid -way between Blueberry Lane and Lawrence Road. The land area involved is less than three acres and no new streets are proposed. Therefore the stormwater management provisions do not apply. ZOCOMM94.fpc 17,18,24 5EP 94 Health Department approval is not final until the installation and inspection of drain fields. The County Engineer must approve the Plat for recording. This application is recommended for Preliminary and Final Plat Approval_ FINAL PLAN HOMESTEAD VILLAGE - Planned Unit Development was first considered the at meeting of 04 May 1992. I have included herewith a separately bound history of the entire Commission review relating to this project, for your convenience in studying same. Request for Final Plan Approval is still under review by staff at this writing. I expect to be able to recommend either approval or continuance for further study by the September meeting date. ADVISE COMMISSION VERBALLY AT MEETING THAT TWO CONDITIONS SHOULD BE IMPOSED AS CONDITIONS PRECEDENT TO FINAL PLAN APPROVAL OF HOMESTEAD: 1. THAT A DEFINITE COMPLETION DATE BE SPECIFIED IN FINAL PLAN, AND: 2. THAT DEVELOPER, ENGINEER AND ARCHITECT CONFER WITH ME TO DETERMINE THAT ALL PREVIOUS CONDITIONS PRECEDENT TO PRELIMINARY APPROVALS HAVE BEEN MET. OLD BUSINESS - RIVERMILL SUBDIVISION UNIT 1 - It appears that the list of immediately adjacent owners furnished the City by developer was incomplete. Robert Urbanek, the owner of fee simple lands immediately abutting the east side of River Mills did not receive notice and was not present at the June meeting when Unit 1 was given conditional approval. On advice of the City Attorney, in the absence of a written Waiver of Procedural Due Process Notice from Mr. Urbanek, any previous action taken without procedural due process having been provided all persons who were due notice under state law is void and a hearing must be re -advertised and re -convened, providing proper notice to all owners of immediately adjacent lands. ZOCOMM94.fpc 17,18,24 SEP 94 The Planning 8 Zoning Commission of the City of Fairhope met Thursday, ' September 8, 1994 at 5:00 PM at the City Administration Building, 161 N. Section Street Present: Chairman Richard Sanderson; members Maxwell Killoch, Tim Kant, Cindy McBrearty, Debbie Quinn, Buddy Richmond, James P. Nix The minutes of the August 1, 1994 meeting were duly approved as written on motion by Tim Kant, seconded by Maxwell Killoch and unanimously carried. Eastgate Unit 5(continued from August meeting) 9 lots north of and adjacent to Unit 4 Eastgate. Mr. Lunsford was asked what has changed and he re- marked that Mr. Moore has provided drawings showing swale ditches that drain into Bishop Road and the rest of the water also drains to Bishop Road, that a contour map has been given. Bob recommended preliminary plat approval subject to a revised location of a 3" water main at the cul-de-sac; that a 6" fire hydrant at the east end of Troyer Court be provided; and that before beginning construction the city's general superintendent, public works director and water/sewer superintendent be consulted. Maxwell Killoch moved to give preliminary approval subject to Bob's recommendations, Tim Kant seconded and motion carried unanimously. Glen Hardie Farms 16 'lots, preliminary approval Bob had commented that this application had been before the commission previously and was dependent upon certain street vacations, but, with this application the number of lots has been reduced and street vacation is no longer necessary to provide minimum lot areas. He said he had been over this with Mr. Moore and he has assured him that he is taking care of retention. That this will more than take care of the runoff, that there is quite a bit of slope. He recommended prelimina plat approval subject to the following: 1. Revise plan sheet 3 to show inter- ceptor ditch south of lots 5 & 6; 2. establish legal entity for stormwater main- tenance; 3. revise plans to show sewer laterals off main and not out of any manhole; 4. revise plans to show invert elevation of manhole #9 to be at or below elevation 110; 5 a pre -construction conference with the engineer, con- tractor and city personnel prior to beginning any site work. Bob had also written that the city will not accept for maintenance any stormwater facilities outside the public street right of way. Several people spoke - Joe Davis of 672 Volanta was concerned about proposed street at west side of his property. Bob commented that in the old proposal there were other streets but in the new one the only street being developed is one on the plans and he showed him Mr. Bachtell asked who Dewey Avenue belonged to - Bob answered the city. He asked about the ditch on the south side being open or closed. Bob re- sponded partway open running to closed culvert that the width of the ease- ment 15 ft. w/3 ft. flat bottom ditch. Louise Dyer asked if the SE corner holding pond was on a hillside. Bob said they would construct a dyke that would hold and then release to run downhill. That they had to design for a 100 year storm frequency, she questioned again whether or not the easement had been vacated. Bob said he has not researched this thoroughly but he thought that it had not. T.H. Blaylock asked about who would be respon- sible for drainage structure. Bob said the city not be responsible for anything other than streets. He questioned what material would be used for the dam and would the city monitor the holding pond. Mayor Nix responded that every prope owner would be responsible for the maintenance of the common area. John Jackson asked if there anything to keep the property owners from coming back and asking for a vacation. The Mayor responded unless all property owners agr to it it will not be vacated. Bob Mason, who is adjacent to Dewey Ave, asked if there was anything that could keep the new developer or new owners from clearing 1 ft. at a time until they come to the back of his property. Bob said no one has permission to clear any easement, that the neighbors will have to be vigilent. The purpose of pre -construction meeting is to make clear boundarie Sandra Duncan questioned the common area and pond. Ack said it would be a dry pond and would be maintained by the homeowners association. She asked if there would be any trees left Ack said they would clear out to put in the pipe for drainage but there is 15 ft. right of way. That no restrictive covenants have been presented, but we do not enforce restrictive covenants. Tim said he had two concerns - fire hydrants and that when they clear cut thaj they not destroy any roots of large trees on adjoining property. The Mayor said he would like to include in Bob's recommendations that the easement on the south side of the subdivision be grassed at the time of construction and also that the detention pond be grassed with solid sod. Bob said he thinks this is part of requirement, Maxwell Killoch moved to grant preliminary approval subject to Bob's comments and the Mayor's recommendation on grassing, Tim Kant seconded and motion passed unanimously. rty Planning & Zoning Commission Page 2 - 9/8/94 Hawthorne Glen - A resubdivision of part of unit 1(lots 24-28) was considered. Bob had commented that this re -subdivision was requested to provide for patio -garden type homes. That all streets and utilities have been installed in Unit 1 under previous approval. The 20 ft alley will be privately constructed and maintained and notaccepted by the city. That all utilities are available and the lots meet minimum requirements. It was pointed out that the size of the lots was 90 ft. before and was zoned as R-3 PGH when it came in. Cindy said that we have already zoned quite a few lots as PGH and that they have not all sold, it is her opinion that they should stay as 90 ft. lots until some of the others sell. Mr. Gary showed her the master plan and Mr. Sanderson asked about the private alleys and garbage pickup. Tim Kant said it would depend. Tim Kant moved to give- prelimary and final approval as recommended. Debbie Quinn seconded and motion carried with Mr. Killoch opposed. Haven Hill - Bob had noted that this is 5 lots on the south side of Gayfer Rd ER -tension midway between Blueberry Lane and Lawrence Rd. The land is less than 3 acres and no new streets are proposed, they would have to have health department approval and county engineer would have to approve the plat for recording. He recommended preliminary and final approval. Pete Garsed spoke, saying he is the surveyor, that preliminary submittal is at the health department and he has talked to the County engineer. Cindy McBrearty moved to give preliminary and final approval, Maxwell Killoch seconded and motion carried unanimously. Homestead Village - Final PUD. Mr. Neil Leichty spoke saying that they are 3 buildings away from completion, 1 apartment building, 1 behind the chapel and 1 building cate-corner from the assisted living complex. Also 10-12 homes. He was asked for an estimated completion date. He said 12/1/94. He said there was some extensive landscaping planned and would like to put in a side- walk that would go to the shopping center. Bob questioned what planned for the courtyard and he said a gazebo with latticework, something that would have activities for the residents. Bob said he would like a definite completion date and be liberal. Mr. Leichty said 6/1/95. Mayor Nix said based on the comments he heard he would like to recommend final plan approval, Maxwell Killoch seconded and motion carried unanimously. Under old business Bob brought up that Rivermill subdivision Unit 1 when discussed there was an omission of a Mr. Urbanek from being notified as an adjacent property owner(list furnished by applicant) . He had talked to the city attorney and if Mr. Urbanek gives a waiver then things can go on as planned, if not it would have to be re -heard, re -advertised. There is a chance that they can work this out. He was just informing the board, no action was required. There being no further business, meeting was duly adjourned.