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HomeMy WebLinkAbout04-07-2003 Planning Commission MinutesThe Planning & Zoning Commission met Monday, April 7, 2003 at S:OOPM at the City Administration Building, 161 N. Section Street Present: Larry Green, Dick Charles, Tim Kant, Bob Gentle, Lee Turner, Ed Brinson, Jean Wilson. Christopher Baker, Director of Planning & Zoning, Betty Rivenbark, Secretary. Absent: Dan McCrory, Bob Clark The minutes of the March 3, 2003 meeting were considered and dully approved with a spelling correction on motion by Dick Charles, 2"d by Ed Brinson and unanimously carried. Mr. Baker announced that the application of a minor plat of Henry Crawford, Crawford Properties was withdrawn from the agenda. ZC03.02 Public hearing to consider the zoning request of Mark Sekas for R4 Multi -Family zoning contingent on annexation(generally located at the southwest corner of Bishop Rd and Edwards Ave) Mr. Baker commented that this is a 1.2 acre parcel currently located out of the city and not zoned. That he is seeking to create two four-plex buildings. Staff recommended approval. Clay Adams, the architect, was present and said this plan meets all city requirements. They are seeking annexation with this zoning request. The public hearing was opened and closed with no comments. Lee Turner moved to recommend approval to the city council. Ed Brinson, 2"d the motion and it carried unanimously. ZC03.03 Public hearing request of Miles Jones for annexation contingent on zoning for his PUD for the proposed Oak Hill development(Generally located west of Greeno Rd just north of Cty Rd 34) Mr. Baker said that this is a 175 acre parcel located outside the city but contiguous and they are seeking annexation. He said the developer had been advised in writing that a traffic study will be required and has to be completed at the time of the plat application for the first phase and this has been agreed to by the developer. In his recommendation he said that the developer has worked hard to incorporate the staff recommendations and what they heard from the informal review. Larry Green commented that what presented tonight better, they have shown egress/ingress off of Hwy 34 and stub outs to the property line. Charlie Bassett was representing Dr. Jones. The question was asked what triggered the traffic study and Christopher Baker replied permitting of phase 1. Dick Charles asked if any plans for the neighborhood village and Chris Baker said no one has come forward with any. The public hearing was opened and several people spoke; Bob Bendik, a resident in the area spoke regarding what could be future water problems. Edward Hall, and Mark Davis, Bobby Davis, who live north of this property were suggesting a berm or privacy fence to separate the PUD from this family land and also asking about sewer plans. Mr. Bassett answered their questions. Mayor Kant suggested as a gesture of goodwill Dr. Jones possibly getting with this family to talk. Jean Wilson Planning & Zoning Commission Page two — April 7, 2003 said based on what heard tonight she moved to recommend approval to the city council. Ed Brinson 2" d the motion and it carried unanimously with traffic study done by phase 1 permitting. SD03.16 Preliminary Plat of Hollowbrook(Generally located west of Cty Rd 27 and south of 104) Mr. Baker in his comments stated that this was tabled at the last meeting but there has been much concern and correspondence over the drainage as it is next to Country Woods and Country Woods floods now but the proposal meets city requirements, and has been reviewed by three engineering firms. Also concern has been expressed over there being only one exit onto Hwy 27 and small houses planned(R-2 only requires 10,500 sq ft.). Several Country Woods residents spoke citing the issues Mr. Baker stated above. It was pointed out that this is outside the city limits now and that they could go tomorrow and be permitted by the county and build exactly what they are proposing. John Avent of EDS said they do plan to annex. Dick Charles asked how they plan to handle water and Joe Bullock spoke outlining what planned and said it should help Country Woods residents in the long run. The traffic coming out on Hwy 27 was also discussed and when traffic study required. John Avent said the county has agreed to a deceleration lane but they have not worked out all the details. Several Country Woods residents spoke expressing concern over lot size, drainage and maintenance of retention pond. Mayor Kant explained again, that they could get permitted tomorrow, that they are meeting every city requirement and are doing nothing illegal or improper. Dick Charles moved to approve preliminary plat with proviso of traffic study and left turn lane access both entering and departing the subdivision, and in order to improve safety on Hwy 27. Jean Wilson 2"d the motion. Motion carried with Bob Gentle abstaining and Lee Turner and Lary Green voting no. S10103.19 Preliminary Plat approval of Destrehan, Phase 2, land of Harold Avant. Mr. Baker said this is 5.2 acres containing 11 lots and zoned R2 Single Family, that a waiver of the greenspace and waiver of requirement to tie into the establish ROW to the north in River Oaks was being sought. Further, that for drainage a combination stormwater management is being proposed. A portion going to the existing pond at the northwest corner of Phase 1 and lots 58-63 are to have individual detention systems. Additionally, drainage from this development is proposed to flow to the existing pond at the southwest corner of the property which was identified by HMR in the comprehensive drainage review of the Fairfield Lake issue as being a contributing problem. All other issues have been met or agreed to. In his recommendation he stated that no information was forthcoming on the capacity of the pond that was designed in Phase 1 in 1995 and proposed to hold water from this phase of development as well as individual stormwater detention ponds on lots 58-63. He stated that he thought it was owed to owners of downstream properties to make sure that the drainage is the best it can be and that because of these reasons staff Planning & Zoning Commission Page three — April 7, 2003 could not support approval in the current form with the current information. Seth Moore was present representing his firm and said his father was unable to attend. He outlined same thing Mr. Baker presented. Tim Kant said they just want to make sure the drainage resolved before approval is given and noted study done in this area because of drainage problems. Harold Avant said the ditch was the problem and that his pond was well designed and capable of holding runoff. He requested approval be given tonight. Chris Baker said he sees lots having individual drainage as potential problem and urged again that before approval given we are satisfied that this is best way to proceed because of problems in this area in the past. BobGentle moved to table this until the two engineering parties, HMR and Moore Engineering, look at the whole drainage area and if this is the highest and best use drainage wise, the best solution, with what proposed by Mr. Avant, then advise us. Ed Brinson 2"d the motion and it carried with one no vote by Jean Wilson. SD03.21 Minor Plat approval of Lot 180C of Rock Creek, Phase 1 land of Bob Chatam(Generally located east of US Hwy 98, north of South Drive, and south of the entrance to Rock Creek) Mr. Baker said that Rock Creek is a PUD established in the early 1990's and Lot 180 C was originally designated as a commercial use for Rock Creek residents. He said that this is a very challenging parcel of property in buildable area. But, there is a significant portion of the property that has either floodway, floodplain, or wetland impacts, and the State of Alabama has a drainage easement on the property. He said lot 1 is buildable, but it is not economical to build on lot 2, and if the owner is willing to comply with all the requirements of the state, the flood ordinances, the corps of engineers and ADEM the process should continue. Seth Moore and Mr. Chatam spoke. They said ADEM will have to approve this but Mr. Chatam will give an easement on lot 2 to city. Lee Turner said he sees this as a permitting issue. Christopher Baker said he brought to Commission because of access to pump station. Discussion led to Lee Turner moving to approve with granting of utility easement shown on plat. Dick Charles 2"d the motion and it carried with one no vote by Jean Wilson. SD03.22 Preliminary Plat approval of Miller's Crossing, Phase 2(Generally located west of Cty Rd 27, north of Cty Rd 32, just west of the J. Lary Newton School) Mr. Baker said this phase contains 19.89 acres and 45 lots are proposed. That this is located outside the city and unzoned. He said all requirements have been met or agreed to, everything in order, and he recommended approval. Dick Charles moved to approve as presented and in accordance with staff recommendation, Lee Turner 2"d the motion and it carried unanimously. IR03.04 Informal Review of potential zoning change on property being presented by Charlie Earle generally located west of Thomas Hospital and south of Planning & Zoning Commission Page four — April 7, 2003 Morphy Avenue Mr. Baker said this is 2.5 acres on the west side of the medical office park by Thomas Hospital and is just an extension of what there now. This would be double frontage lots and rezoning to B4 would be requested. Seth Moore represented Mr. Earle and property owners. He said a buffer would be left on Morphy Avenue. Everyone felt this good idea to proceed but be mindful of drainage problems in area. IR03.05 Discussion regarding the street extension requirement to the property line. Mr. Baker had prepared a document citing options for how to handle future subdivisions with stub outs to property line: 1. Require paving to the property line; 2. Require developers to escrow money to the City; 3. Require that when adjacent property develops that developer paves all of the ROW to join where the existing development left off ; 4. City make the connection between developments. He went on to say that alterations to the subdivision regulations could be made. Discussion followed and Bob Gentle asked if the issue was who will pay for stub outs? With answer being yes. It was consensus that when preliminary plat presented developers told to pave to property line. IR03.06 Informal review of Fairfield, Phase 6(Generally located north of Twin Beach Rd and east of Boothe Rd) Mr. Baker said this is a 5.24 acre parcel of property owned by Paul Monroe who is proposing a 41 lot development. Seth Moore was representing Mr. Monroe and said that in drawing they showed townhouse design and alleys with rear loading garages. Discussion followed and Mr. Monroe spoke saying he envisioned something like Fairhope North along Bishop Rd with front facing drainage ditch, having sidewalks run along length of front but rear actually being entrance/exit to units. They were asked to design to accommodate garbage trucks and sensitive drainage situation. They said when come back they would be asking for rezoning combination. All liked concept presented tonight. There being no further business meeting was duly adjourned at 7:30pm. Betty kivenbark, Secretary Larry Gre n, Chairman