HomeMy WebLinkAbout05-01-2000 Planning Commission MinutesThe Planning & Zoning Commission of the City of Fairhope met Monday, May 1, 2000
at 5:OOPM at the City Administration Building, 161 N. Section Street
Present: Larry Green, Chairman; members Bill Jones, Pauline Anders, Bob Gentle,
Dick Charles, Lee Turner, Tim Kant; Christopher Baker, Director of Planning &
Zoning, Betty Rivenbark, Secretary
The minutes of the April 3, 2000 meeting were duly considered and approved as written
on motion by Bill Jones, 2"d by Dick Charles and unanimously carried.
ZC99-15 Public hearing - request of Trae Corte for clarification of commercial
aspects of the original Rock Creek PUD and site plan approval. Christopher in his
comments said the original PUD for Rock Creek includes some property reserved for
commercial uses and because of the vagueness Mr. Corte is seeking to clarify the
commercial uses that would be permitted on the commercial property. He stated this
came before us in August, got approval but when went to council they tabled it, then
when came up again sent it back to P & Z. Trae Corte spoke relating that when he
talked to council they required 25 ft. greenbelt, no signage on 4-lane, or ingress/egress
on Hwy 98, he wasn't clear whether they said 5,000 sq ft. or 7,000 for retail business,
no business frontage along 4-lane, no 2 story structures visible from 4 lane and no
signs attached to the buildings. He presented a sketch plan showing the layout they
would like to use; five brick buildings. He said the only retail they would have would be
in the center building, all other buildings would house doctors, lawyers, accountants.
Mr. Green called for any questions from the audience. Mr. Corte was asked if there
were any 2-story and he answered yes to the east but because of fall of land they will
be at rear and look like one story. He was asked if stubbed out on the north property
line and he said no. Bill Jones said his recollection of council direction was that there
was no signage on the 4 lane and that all buildings face towards Rock Creek - that he
sees two signs on the drawing proposal. Trae said yes, he is asking for two small
signs. There were concerns voiced about the backup at the entrance of Rock Creek
and the possibility of opening South Drive and Montrose Woods entrances when
necessary. Bob Gentle asked if he had a timetable. Trae said he thinks he has a
tenant for one building and will probably build the second building as a spec building.
Further discussion led to a motion by Dick Charles to approve subject to the resolution
of whether 5,000 or 7,000 square feet was approved and resolution of the sign issue
and forward this recommendation to the city council. Pauline Anders 2"d and motion
carried unanimously.
ZC00-03 Public hearing to amend the Zoning Ordinance to disallow further application
of the R3PGH District and to delete the existing Planned Unit Development provisions
and establish a new more simplified PUD process. Christopher said that he had been
directed to prepare amendments to the zoning ordinance that would accomplish two
objectives: 1. Disallow further applications for the R3PGH district and 2. Simplify,
clarify and rework our existing PUD ordinance so that it is easier to use, understand
and apply. He said in doing so that there were two separate ordinances created. The
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first does prevent the planning department from accepting any application for a zoning
district change to this district, but it did not delete the R3PGH district because there is
existing districts in town. The other ordinance is the new PUD regulations which have
been significantly simplified with a minimum area of 3 acres which he feels will
generate more PUD applications. He recommended approval. Bill Jones moved to
approve and recommend approval to city council. Dick Charles 2nd motion and it
carried unanimously.
SD00-21 Preliminary Plat- Old Church Street Subdivision.
Christopher in his comments mentioned that they wished to create a 10 lot subdivision
on the .75 acre parcel. Dan Corte was present and spoke for the application that was
tabled last month in order for the Corte's and the K-1 center to get together and discuss
traffic flow to see if something could be worked out satisfactorily for both parties. Mr.
Corte did say that they had decreased the number of lots from 12 to 10 and also
eliminated three driveways. He said this was his home site and they had researched
extensively trying to preserve the house and use it but this proposal was the best use
of the land. He said if anyone wanted the house and could move it he would give it to
them. He said the traffic problems are not as much as they think, far less than a
business. That currently you have a restaurant and a bed and breakfast across the
street and there have not been any problems. That possibly the city could put up a
chain across St. James during peak hours to restrict traffic. He was sure something
could be worked out. Ms. Watterson, principal of the K1 Center, spoke saying she
does not object to the plans, just the 3 driveways - what about 2 driveways. Tim Kant
said he has met with the Corte's and Ms. Watterson in an effort to resolve concerns,
that it was determined they could not put road on city right of way that they have not
been able to see if they could come out on Summit St. A comment was made from
someone in the audience about preserving the house and possibly making it a library.
Further discussion led to Dick Charles moving in absence of a benefactor and the good
faith efforts put forth, he moved to approve subject to final review by Christopher Baker
and their continuing to work with the school. Lee Turner 2"d and motion carried
unanimously.
SD00-23 Preliminary Plat of Quail Creek Phase 4A Christopher had commented this
contained some 18.19 acres and contains 36 lots and meets all requirements except
they are requesting a waiver on the greenspace requirement and said they are working
from the original masterplan which did not require greenspace. He recommended
approval but said he has never seen the masterplan. Tim Kant commented that they
have been working on the overall plan for the entire development since day one. That
there were changes due to the golf course and they have been very cooperative in
working with the city in working out problems. It was brought out there is a pool and 2
tennis courts now and another proposed. A question was raised about original
masterplan and Seth said original was submitted when paving program done for all 7
units. Dick Charles asked if this was the last one, Seth said no, 2 more units planned.
Tim Kant moved to approve as is, they have worked with us since day one. Lee Turner
2"d motion and it carried unanimously.
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SD00-24 Replat request of 2 pieces of property into one - Hill's Choice
Christopher said this is two lots owned by the Hill's and they wish to combine the two
parcels so they will have more buildable area on the lot. He recommended approval.
Bill Jones moved to approve, Pauline Anders 2"d and motion carried unanimously.
SD00-25 Amendment of the Subdivision Regulations to delete the experimental
subdivision clause and insert a Planned Development procedure. The Planning
Commission had directed staff to prepare this amendment regarding 601.2.
Christopher had prepared an ordinance to this effect and also established a procedure
for a Planned Development. This requires a site plan that is presented to the
commission for approval, and should remain the same for preliminary and final plat
presentation. Christopher recommended approval. Dick Charles moved for approval,
Pauline Anders 2"d and motion carried unanimously.
SD00-26 Preliminary Plat of Rock Creek Phase 7 This is a 39 lot subdivision
request on 26.46 acres. Christopher in his comments had said this is the last portion of
the PUD and is substantially different in that they are requesting more density - R3pgh.
Trae Corte spoke saying that they had actually developed with less than 24 lots than
originally shown and he could not understand why this is an issue. He said this is the
last 10 acres that they have. He showed the proposed plan and said this is being built
next to pool so greenspace is not issue. Further discussion led to a motion by Pauline
Anders to approve, Dick Charles 2"d and motion carried unanimously.
SD00-27 Experimental Preliminary Plat of Point Clear Stables Christopher said this
is a proposed 71 lot subdivision containing some 26.5 acres. In his comments he had
said that they show a common area indicated between lots 50 and 51 that accesses an
indicated future street and that we have received a letter from the Grand Hotel that
they object to this being shown as a common area and request this access be removed.
He recommended approval subject to removing the access to the golf course and
placing a note on the plat that the common areas are not dedicated to the public. Jeff
Kennedy of EDS spoke on behalf of the property owners. He said that removing the
common area would not be a problem. He said that they are proposing 3 different lot
sizes, 50', 60' 70'. He went over the different aspects of what they are proposing.
When he finished several residents from the area spoke citing issues they see as:
drainage, wetlands, flooding during rainstorms, size of lots - density. John Avent was
asked about drainage study and he said they are improving drainage, they have
calculated the total watershed and are detaining water. Comfortable with it, the
wetlands have been looked at by an environmental engineer and the corps of
engineers will have to sign off on it. It was pointed out according to regulations they
cannot put any more water on surrounding property than what there before. One
gentleman spoke saying 7 lots will back up to his home. Bob Gentle asked if any way
to buffer rear alleyway from adjoining subdivision. Jeff said they could build a 7 ft.
wooden fence and incorporate landscaping. B.T. Roberts one of the developers said
this is modeled after a subdivision in Huntsville, that they don't want estate size lots,
want a garden room community with 10 foot separation between houses, there is a
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demand for this. After all discussion, Dick Charles moved to approve with provision that
lots 35-41 be increased, buffer be installed and common area between lots 50-51 be
removed. Christopher also asked to be included in the motion that no building permits
will be issued until the road has been finished and accepted by the county. Bill Jones
2"d and motion carried with Lee Turner abstaining to vote.
SD00-28 Preliminary Plat of Myrtlewood Subdivision (located south of the airport
and east of 98) A piece of property containing 15 acres proposing to divide into 12 lots.
Christopher said this is outside the city limits and they are proposing off -site
retention.(A neighbor wants the water for his pond). Septic tanks will be used and
public water will be provided. Drainage calculations have been provided and
greenspace is not required. They are requesting a waiver of curb and gutter. It was his
recommendation to approve with the note on the plat of the off site drainage
agreement. Dick Charles moved to approve subject to a traffic calming circle at the half
way point, and notarized plat that neighbor will take drainage and waiver of curb and
gutter. Lee Turner 2"d motion and it carried unanimously.
SD00-29 Preliminary Plat of Green Gables, land of Amzi Sherling 9.6 acres into 8 lot
subdivision. Christopher said that this is located outside the city limits, that drainage is
in conformance with city requirement. This will also drain into adjoining land. Dr.
Sherling has provided a letter saying they will accept drainage from Green Gables.
There will be public water and septic tanks. A request for a waiver of curb and gutter
has also been submitted as they wish to keep a rural development. The length of street
was talked about and the need for a traffic circle in the middle of the length of road was
discussed. His recommendation was to approve. A motion was made to approve by
Lee Turner subject to installing a traffic circle halfway down the road. Dick Charles 2nd
motion and it passed unanimously.
Discussion was held on the building height provision and the commission directed
Christopher to look into methods of obtaining height on motion by Bill Jones, 2"d by Bob
Gentle. Also, Pauline Anders asked Christopher to look into the length of cul-de-sacs
issue.
There being no further business, meeting was duly adjourned.
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