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06-03-2024 Planning Commission Minutes
June3.2024PlanningCommissionMinutesThePlanningCommissionmetMonday,June3,2024,at5:00PMattheCityMunicipalComplex,161N.SectionStreetintheCouncilChambers.Present:LeeTurner;RebeccaBryant;JayRobinson;HarryKohier;JohnWorsham;PaulFontenot;ErikCortinas;HunterSimmons,PlanningandZoningDirector;MikeJeffries,DevelopmentServicesManager;MichelleMelton,Planner;ChrisWilliams,CityAttorney;andCindyBeaudreau,PlanningClerk.Absent:HollieMacKellarandClariceHall-BlackChairmanTurnercalledthemeetingtoorderat5:04PM.ApprovaloftheMinutesMay6,2024:JohnWorshammadeamotiontoapprovetheminutesfromtheMay6,2024.ErikCortinassecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohler;JohnWorsham;PaulFontenot;ErikCortinasNAY:None.Old/NewBusiness•GreenfieldsSubdivision-RequestoftheApplicant,SECivil,foranextensionof’1-yearforPreliminaryPlat.Staffreferencedaletterprovidedbytheapplicant,sayingthereasonforthedelayisduetoBaldwinCountywantingthedevelopertowaituntiltheroundaboutatCR13andCR32wascompletedandanewtrafficstudycompleted.Staffbroughtupconcernsabouttheutilitiesbeingreviewedovertwoyearsago.Staffrecommendeda90-dayextensiontoallowtheapplicanttimetomeetwithFairhopeUtilitiestodetermineifanymajorchangeswereevidentthatwouldrequireacompletenewpreliminaryplatreview.JohnWorshammadeamotiontoapprovea90-dayextensionforSD22.18PreliminaryPlatwithstaffrecommendations.HarryKohiersecondedthemotionandthemotioncalTiedunanimouslywiththefollowingvote:AYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohier;JohnWorsharn;PaulFontenot;ErikCortinasNAY:None.ConsiderationofAgendaItems:A.UR24.06RequestofAT&Tforan11.52.11UtilityReviewandapprovaloftheproposedinstallationofapproximately14,263LFofburiedfibercableand2,031LFofinnerductintheCityROWat1090FairhopeAvenue. June3,2024I’IanningCommissionMinutesSummary:HunterSimmons,PlanningandZoningDirector,presentedtherequestoftheApplicant,AT&Tforan11.52.11UtilityReviewandapprovaloftheproposedinstallationofapproximately14,263LFofburiedfibercableand2,031LFofinnerductintheCityROWat1090FairhopeAvenue.Mr.Simmonssharedthezoningmapandaerial.Mr.Simmonsre-emphasizedtherequirementofthedoorhangerssotheresidentsknowthatthisworkisbeingperformed.StaffrecommendsconditionalapprovalofUR24.06subjecttothefollowingconditions:1.Apre-constructionmeetingshallbeheldwiththeCitypriortoissuanceofanypermits.2.ConsultationwiththeCity’shorticulturalist,todetermineiftherequireddepthofboremustbeincreasedsothatnotreesareimpactedbytheproject.Thecontractorisresponsibleforanydamagedtrees.3.Atallstreetcrossinglocations,conductpotholingtodetermineexactlocationandelevationofexistingutilities.ReflecttheexactelevationofutilitiesandGPScoordinatesofthepotholelocationsonasetofas-builtdrawings.a.Anadditionalright-of-waypermitmayberequiredforthepotholingprocedures.4.Follow-upactivitiesbelowrequiredbystaffandtheapplicant:a.UponsatisfactoryreviewandapprovalbyROWConstructioninspector,as-builtswillbesubmittedtotheGISSupervisorforinclusioninGISutilitymapsasneeded.5.Providedraftdoorhangerforapprovalattimeofpre-construction.6.Approveddoorhangersshallbeinplacenolaterthan7dayspriortoconstruction.7.ProvideaTrafficControlPlantoROWInspectorpriortocommencementofanywork.8.Ensureenoughspaceforproposedworkisavailablewithinexistingeasement,ifnotapplicantisresponsibleforeitherexpandingexistingeasementoracquiringanadditionaleasement.9.ApplicantshallcontactAlabamaOneCalltolocateallexistingutilities(I000ftmaxperday).10.Utilitiesboxesshallbeconcentratednearexistingboxes.Forpermittingpurposes,applicantsshallprovidesubsurfaceutilityengineeringquality-levelC,unlessotherwiserequiredbytheFairhopeBuildingDepartment.ErikCortinasmadeamotiontoapproveUR24.06withstaffrecommendations.RebeccaBryantsecondedthemotionandthemotioncalTiedunanimouslywiththefollowingvote:AYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohier;JohnWorsham;PaulFontenot:ErikCortinasNAY:None.B.SR24.02RequestoftheOwner,GulfHealthHospitals,Inc.,forSitePlanApprovalofThomasHospitalN.W.Addition.Thepropertyisapproximately0.70acresandiszonedB-2—GeneralBusinessDistrict.Thepropertyislocatedat750MorphyAvenue.PPIN#:1682MichelleMelton,CityPlanner,presentedtherequestoftheOwner,GulfHealthHospitals,Inc.,forSitePlanApprovalofThomasHospitalN.W.Addition.Thepropertyisapproximately0.70acresandiszonedB-2—GeneralBusinessDistrict.Thepropertyislocatedat750MorphyAvenue.Ms.Meltonsharedtheplatandsitedata.2 June3,2024PlanningCommissionMinutesStaffrecommendsapprovalofSR24.02subjecttothefollowingconditions:1.RevisedlandscapeplansaretobeapprovedbytheCity’s1-lorticultureDepartment.2.Plansforrelocatingutilitiesandstormwaterfacilities.3.AddresstheheliportoptionasrequestedonMay9,2024.4.Requiredparking,compliantwithTable4-3ofthezoningordinance,shallbeprovidedpriortobuild-outoftheproposedtower.5.UpdateSiteDataTable.6.ApprovalbyCityCounciloftheproposedamendmentsinCase:ZC24.03—MedicalOverlayDistrict.Mr.Simmonsstatedthathereceivedane-mailwithconcernabouttheamountofparkingatthehospital.Mr.Simmonsstatedthatstaffwillreviewtheparkingspacestoensureitfollowstheordinance.1-lecontinuedthatagoalofthehospitalistoaddmorespaces.RebeccaBryantaskedforclarificationonparking.Mr.Simmonsstatedthattheparkingforthewholecomplexwillconformtotheparkingordinancepriortothebuild-out.LeeTurneraddedthatthehospitalwillneedtogothroughseverallayersofapprovalforthisproject.ChairmanTurnerdisclosedthathehasmetwiththeMayorandhospitalstaffrepresentativesseveraltimestodiscussthisproject.NormanThompson,PresidentofThomasHospital,agreedwithstaffreport.Ms.Biyantaskedaboutthelandscapetreesasabufferandwhetheritwasenough.ChairmanTurneraskedaboutwhetherthepowerlineswouldbeoverheadorunderground.Mr.Simmonsrepliedthatthehighvoltagelineswillallowforredundancyandwillneedtobeplacedunderground.Thoselineswillalsobeclosertothepavementandoutofthelandscapeareas.Mr.Simmonscontinuedthattheverticalityoftheplantmaterialisimportant,asidewalkwasaddedwhichcutsoutsomelandscapearea.PaulFontenotstatedthathewillmeetwiththeCityHorticulturisttodiscusslandscaping.Mr.Fontenotisconcernedwiththefourbaldcypressthataretoberemoved.Mr.SimmonsrepliedthatMr.Fontenot’sconcernswillbeaddressedbythehospital’slandscapearchitectwhoneedstoincludethedhhofthetreesalongwiththeheightonlandscapeplan.Ms.Bryantaskedforclarificationontheparkingpriortobuild-outoftheproposedtower.Mr.Simmonsstatedthattheparkingwillbeincompliancepriortothebuildoutofthelasttwofloors.RebeccaBryantmadeamotiontorecommendSR24.02toCityCouncilwithstaffrecommendationsandthefollowingchangestoconditions1and4:1.RevisedlandscapeplansaretobeapprovedbytheCity’sl-lorticultureDepartmentandTreeCommitteeChair.4.Requiredparking,compliantwithTable4-3ofthezoningordinance,shallbeprovidedpriortobuild-outof/acttwofloors.JohnWorshamsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:3 June3,2024PlanningCommissionMinutesAYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohier;JohnWorsham;PaulFontenot;ErikCortinasNAY:None.C.SD24.14PublichearingtoconsidertherequestofOwner,HighlandsatFairhopeVillage,LLC’,forPreliminaryPlatapprovalofHighlandsatFairhopeVillageSubdivisionPhase2,an85-lotMultipleOccupancyProject.Thepropertyisapproximately11.76acresandislocatedonSoutheastcornerofStateHighway98andParkerRoad.PPINS#:369505,386029,386030,369509,369508HunterSimmons,PlanningandZoningDirector,presentedtherequestoftheOwner,highlandsatFairhopeVillage,LLC,forPreliminaryPlatapprovalofHighlandsatFairhopeVillageSubdivisionPhase2,an85-lotMultipleOccupancyProject.Thepropertyisapproximately11.76acresandislocatedonSoutheastcornerofStateHighway98andParkerRoad.Mr.Simmonssharedthezoningmapandaerial.Mr.SimmonsremindedthePlanningCommissionthatthisistheFlyCreekPUDwhichhasalreadybeenapprovedandamendedatleasttwice.Mr.SimmonsandErikCortinassharedtherequirementthatmaybeaddedforsprinklersforthebuildings.HanyKohleraskedifthisbuiltoutthePUDorwilltherebefurtherdevelopment.Mr.Simmonsrepliedthatstaffdoesnothavethefullplanandstatedthatthereisasingle-familycomponenttothisPUD,notcompletelybuiltoutandsharedtheMasterPlanAreasofImprovementsslideshowinganareatotheeastthatcouldbefurtherdeveloped.StaffrecommendsapprovalofSD24.14withstaffrecommendations.1.PedestrianCirculationPlanshallbeamendedtoreflectStaffrecommendations.DeveloperwillworkwithStafftoensurepublicpedestrianconnectivityisachieved,crosswalksareinstalledperCityregulations,andeachtownhomehaspedestrianaccesstothepublicpaths/sidewalk.2.Additionalplantingsshallberequiredwithinthe10’bufferwherethetownhomes(residential)lotabutsthefiredepartment(incompatibleuses)toensurethereisavisualscreen.3.Revisedlandscapeplansshallbesubmittedforstaffreviewpriortoapplicationofabuildingpermit.4.LandscapingPlansshallreflecttheheightoftheplantsandtreesrequiredattimeofplanting.5.A15’buffershallberequiredalongthenorthpropertylineandmaintainedbythecommonownershipofthetownhomes.Thebuffershallremainundisturbed,althoughadditionalplantingsshallbeaddedtoprovideanopaquescreen.6.ConstructionmethodsandULListingsshallbereviewedforfireprotectionpurposespriortosubmittalofanybuildingpermits.7.EngineershallconfirminstallationofthegrassswalerequiredaspartofSD17.24.ChairmanTurneropenedthepublichearingat6:I3pm.GaryGover,300LincolnStreet,isconcernedwiththepedestrianandbicyclingprovisionsandthepedestriancirculationplandoesnothaveenoughdetail.Mr.GoversharedexamplesfromtheSubdivisionRegulationswherethoseexamplesaremissinginthepedestriancirculationplansubmitted.Mr.Goveralsosuggestedthatmoreemphasisbeplacedontheplantings.4 June3.202-IPlanningCommissionMinutesCindyPowell,7843ParkerRoad,requestedyieldsignsandspeedbumpsduetothehighandcurvyroadcomingfromtheapartments.TrevorStubbs,7935ParkerRoad,appreciatesthebuffers,butarea#2istoodense.doesnotmeetTable#3-2andthatthegreenspaceisprimarilyunusable.Dr.Stubbsdiscussedtheretainingwallsandthesteepslope.Thisprojectpushestheboundaries.ThedesignisnotforthebettermentoftheCity.Thepublichearingwasclosedat6:18pm.StuartSpeedaddressedthepedestrianflowquestions,greenspaceandretainingwalls.OnthenorthsideofCorteRidgetopographybelievesthereisgoodbreakupintherooflinestoallowforanicepresentationcomingdownthehill.Thereisa15’undisturbedbuffer,fencingandlandscape.Mr.SpeedstatedthattheywillworkwithCitystaffonthepedestriancirculationplan.Mr.SimmonsaddedthatthedraftCompPlanacknowledgesthatpedestriancirculationisimportanttotheCityandstaffisworkingwithnewprojectstoensurebetterpedestrianaccessaroundthoseprojects.ThisculTentprojectisapriorapprovedPUDandstaffisworkingtomakethefinalconnectionalongCorteRidgeRoad.Fromtheapartmentstothepoolarestairsandagravelarea.Mr.Simmonsagreesthatthepublicsidewalkshouldbeconcrete.TheconnectivityalongCorteRidgeRoadisconcrete.ThereisaplanforconnectivityalongParkerRoad.ConnectivityisahighpriorityfortheCity.ThelandscapeplantingsinaPUDdonothavethesamerequirements,itissiteplandriven.ChairmanTurneraskedaboutthegreenspaceusabilityalongtheincline.Mr.Simmonsrepliedthatitisnotaflatplayareabutwithoutthatareaitdidmeetthegreenspacerequirements.Ms.Bryantaskedaboutexistingtreesalongthenortheastpart.Mr.Simmonsstatedsharedtheareaswherethetreeswouldbepreserved.Ms.Bryantaskedwhattypeofretainingwallswerebeingbuilt.Mr.Speedstatedthattheywouldbekeystonewalls.ChairmanTurnerdisclosedthathemetwithStuartSpeedpriortothismeeting.JohnWorshammadeamotiontoapproveSD24.14withstaffrecommendations.HarryKohlersecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurnerRebeccaBryant;JayRobinson;HarryKohler;JohnWorsham;PaulFontenot;ErikCortinasNAY:None.D.ZC24.03PublichearingtoconsidertherequestfromtheCityofFairhopePlanningandZoningDepartment,forvariousproposedamendmentstotheCityofFairhope’sZoningOrdinance.HunterSimmons,PlanningandZoningDirector,presentedtherequestfromtheCityofFairhopePlanningandZoningDepartment,forvariousproposedamendmentstotheCityofFairhope’sZoningOrdinance.ThistextamendmentrelatestotheMedicalOverlayDistrictandadds#4whichstates:Theexistingmedicalcenter(ThomasHospital)containsbuildingsthatmaynotconformtotheareaanddimensionalrequirementsofB-4(BusinessandProfessionalDistrict).NewBuildingsorexpansionsofexistingbuildingsproviding24hourmedical,psychiatric,obstetrical,orsurgicalcareshallheallowed5 June3,2024PlanningCommissionMinutestoalignwiththeheightandbuildinglinesofexistingbuildingsprovidedthatallotherlocal,county,andstatedrequirementsaremet.Thisexemptiondoesnotapplytoancillarybuildingsthatmayinclude,butnotlimitedto,administrativeoffices,physicianoffices,outpatientservices,andmaintenancefacilities.StaffrecommendsapprovalofZC24.03totheCityCouncil.JayRobinsonstatedthatthisamendmenthelpsaccommodateissuesthatmayariseinthefutureregardingThomasHospital.Ms.Bryantaskedifthisshouldstatebeingadjacent.Mr.Worshamaskedifconnectedwouldbebetter.Mr.SimmonsstatedthatwiththeadditionofThomasHospitalinparenthesesmakesitspecific.Mr.Cortinasstatesthatlistingthatitis24hourswouldbespecifictoThomasHospital.ChrisWilliamsstatedheisnotcomfortablewiththewordconnected.Mr.WilliamscontinuedthataddingThomasHospitalinparenthesesfollowing“existingbuildings”intheabundanceofcautionwouldmakeitclear.ChairmanTurneropenedthepublichearingat6:39pm.Flayingnoonepresenttospeakthepublichearingwasclosedat6:39pm.RebeccaBryantmadeamotiontorecommendZC24.03totheCityCouncilforapprovalwiththeadditionof“(ThomasHospital)”insecondsentencefollowing“existingbuildings”.JohnWorshamsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohler;JohnWorsham;PaulFontenot;ErikCortinasNAY:None.AdlournmentJohnWorshammadeamotiontoadjourn.AYE:LeeTurner;RebeccaBryant;JayRobinson;HarryKohler;JohnWorsham;PaulFontenot;ErikCortinasNAY:None.Adjournedat6:42pm._z_-LeeTurner,ChairmanCindyBeaureau,Secretary6