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HomeMy WebLinkAbout09-07-1999 Planning Commission MinutesThe Fairhope Planning & Zoning Commission met Monday, September 7, 1999 at the City Administration Building, 161 N. Section Street at 5:00 PM Present: Chairman Larry Green; members Dick Charles, Thad Ingram, Bill Jones, Pauline Anders, Tim Kant, Lee Turner, Christopher Baker, Director of Planning & Zoning, Betty Rivenbark, Secretary The minutes of the August 2, 1999 meeting were duly considered and approved as written on motion by William Jones, seconded by Thad Ingram, and unanimously carried. ZC99-17 Public hearing on a re -zone request from B4 Business & Professional Office to B-2 General Business property at 2 South Greeno Road, Compass Bank. Mr. Baker stated the issues associated with this request were conformity with the comprehensive plan and the requested zoning change. He went on to say that it is in conformance with the comprehensive plan and that the B-4 portion is only a small portion in the southeast corner. That they wish to build a Walgreen's drugstore on this site and his recommendation would be to approve the request. Starke Irvine was present representing the bank and presented Gordon Cobb who was representing Walgreen's. Mr. Cobb, stated he was from New Orleans, and that Walgreen's was under contract with Compass, said he would be delighted to answer questions and Larry Green asked if this bank would profile the one they are presently building in Daphne. Mr. Cobb said that they would be glad to discuss architectural treatment, that they usually try to design something that would fit in the neighborhood, not just one design. Plantation Pointe was pointed out and their aesthetics. That we have used B-4 as a buffer in the past in the best interest of the residential community and there is some concern. The drive-thru was talked about, egress/ingress , the planned buffers(fence or bushes). Mr. Cobb said again he wanted to be a good neighbor would work with us on any suggestions. He was asked about deliveries and he said there would be vendors coming early in the morning to fill coke machine, but only one 18 wheeler once a week that would probably stay for 1 % hour. He was questioned about lighting and said they do every site independently and he was told we have ordinances governing this, he responded that would make his job easier. Mr. Green called for comments from the audience and Taylor Phillips and Rev. Ken Hughes, residents in the neighborhood, spoke saying they were against this. They were worried about traffic and that this might have domino effect on Greeno Road, agreed with use as B-4. Jim Smith spoke saying he was worried about trash that might be generated. Mr. Irvine pointed out that this use might even be less traffic than is what generated now by the bank. All questions answered satisfactorily, a vote was called for and Dick Charles moved to recommend approval to council as this might be more beneficial to neighborhood. Bill Jones 2"d motion carried with Lee Turner abstaining and other members voting for it. Mr. Baker stated for the audience that this will be coming before the City Council for vote the 4"' Monday in October. ZC99-10 Public hearing to consider amending the Zoning Ordinance to establish regulations governing fences. Mr. Baker went over the highlights stating what materials FIC Planning & Zoning - Page two September 7, 1999 not allowed, stating the maximum height allowed and placement of fences allowed. Dot Yeager questioned what brought on changes and would fences existing be grandfathered in. She was told this applied to only what comes from now on, a screening fence would not fall under this, if fence is torn down would have to comply with ordinance but if both parties wanted 15 foot fence they could seek variance. Dick Charles moved to send to City Council with approval. Bill Jones 2nd and motion carried unanimously. ZC99-12 Public hearing to consider amending the Zoning Ordinance to establish regulations governing the construction of metal buildings. Christopher said this applies to only three corridors: Greeno Road(US Hwy 98), Fairhope Avenue, and Section Street. Proposing that there would not be exposed metal frontage on buildings with over 200' frontage on these three streets. Discussion followed on what intended and it was pointed out that metal roofs would be exempt. Dick Charles moved to send to City Council with approval subject to provisions as set out being properly designed and engineered. Pauline Anders 2nd and motion carried unanimously. ZC99-16 Public hearing to consider amending the Zoning Ordinance to establish building heights in the Central Business District. That in essence we are raising the building height restriction from 30-35 feet in the CBD. That what we wish to do is promote ambiance in downtown and we have been working at cross purposes in that our height restriction has prohibited 2nd story residences from being built in many cases. Christopher said he had gotten architectural input that said we could have 2nd story buildings at 35 ft. and not damage our pedestrian scale downtown. -rim Kant moved to recommend approval to City Council, Dick Charles seconded and motion carried unanimously. ZC99-20 Deborah Griffin -Informal Review of potential development located at the southeast corner of Thompson Hall and Windmill Road. Mr. Baker said Ms. Griffin is seeking input before submitting an application and that adjoining property is either R-2 Single Family, R-A Residential Agricultural or R6 Mobile Home. Ms. Griffin addressed the commission, she had presented a drawing that showed 7,000 ft. lots and said she would like to build homes in the price range of $110,000-125,000. She said she would like some input on how to present and what to present. After looking at her drawing Tim Kant offered that he would be more inclined to see R-2 Low Density Single Family Residential. She was told that we just turned down a development out in that same area that was proposed as R-3 and R-3pgh. She was questioned about park area shown and upkeep and she said the homeowners association would be responsible for that. It was stressed to her that density was a big concern now and R-2 was really what we would like to see presented, that masterplan shows R-A, R-2 development in this area and we are trying to stick to masterplan. She thanked the commission for their input. SD99-37 Preliminary Plat Approval - Plantation Pines 2-18 lots Christopher had remarked that this is an extension of the existing Plantation Pines and the issues being: Planning & Zoning - Page three September 7, 1999 1. Comprehensive plan - it is in compliance with the comprehensive plan. 2. Buffer strip - That the developer would have to have a 10' buffer strip along portion that abuts Hwy 104 in addition to lot depth. 3. Flood Zone - That there are some concerns as there are severe topo changes and flood zones on the property. He noted that the developer has indicated the 100 year flood plane on the plat and Christopher had some concerns regarding the suitability of some of the lots for development. His recommendation was that an elevation certificate should be provided for any construction on lots 23-31; or the developer should apply for LOMR through FEMA to further define or reduce the flood plane. 4. The Planning Department requested a ROW for future street construction should the need arise at the end of Victorian Drive to the east. 5. Cul-de-sac- They have exceeded 600 ft cul-de-sac requirement and have asked for a waiver. 6. Drainage Calculations - have been provided. 7. Water - The Water & Sewer Dept. requested looping lines to existing facilities at Hwy 104 and the developer has agreed to this request. 8. Sidewalks - The developer is going to provide sidewalks and have agreed to 5 ft. 9. Greenspace - The development meets the greenspace requirements. 10. Sewer - Is not proposed in the this unit of Plantation Pines. He had recommended approval subject to a note being placed on the plat that requires elevation certificates for any construction on lots 23-31. Dan McCrory spoke to the commission regarding sewer to this subdivision. He said initially on septic tanks, that it is not impossible, but improbable to have sewer. That he has numerous concerns. That at least four manholes flood when there is a heavy rain and that this financial burden should not be put on the city, that sewer should not be allowed based on that, that there is no way to get it there. Ack was questioned about the questionable lots and he said that we could have a statement placed on the plat, have a certificate saying it is above the flood zone, approved by the county health department. Tim Kant moved to approve subject to Christopher's recommendations. Thad Ingram seconded and motion carried with Dick Charles opposed to vote. SD99-36 Pecan Ridge - Harold Thompson - Informal Plat Review. This is a 12 acre tract of land that he wishes to put 34 lots on and land is currently outside the city limits. Christopher had stated that this is in conformity with the comprehensive plan in that he is developing single family residential. He has stated his intent to apply for annexation as a PUD with lots 8,000 to 13,000 ft in size. Christopher had suggested a traffic circle on his main street and there is some greenspace questions as Mr. Thompson has indicated a desire to put greenspace at the rear of the subdivision which does not meet the new greenspace ordinance. They have indicated they will have city water and sewer. No drainage calculations have been provided as this is an informal plat review. A Chuck Ogden spoke for Mr. Thompson saying he was the engineer on the project. He said the reason they wished to put their greenspace in the rear was because of the lift station. Mr.Thompson was told that we would suggest increasing the lot sizes to R-1 - R-2. That as in the other cases we are concerned with density and there has been an awful lot of R-3 suggested. Tim Kant questioned the drainage plan and Mr. Ogden said it would be metered out. He designed for a 25 year storm. Ginger Milligan and Janet Reed, Mike Justice and Vicky Culver spoke saying they live on Moseley Road and that they have terrible drainage problems now, and that during Danny the water was over Planning & Zoning - page four September 7, 1999 the top of the road. Told of different experiences with water problems. Further discussion led to it being conveyed to Mr. Thompson that R-1 - R-2 lots would be preferable and that they would like to see greenspace moved to front, that they could work it out with Christopher. The Chairman appointed Thad Ingram to serve as a nominating committee for election of officers at next month's meeting. There being no further business, meeting was duly adjourned. -31,