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08-05-2024 Planning Commission Minutes
August5,2024Planning(ornrnissionMinutesThePlanningCommissionmetMonday,August5,2024,at5:00PMattheCityMunicipalComplex,161N.SectionStreetintheCouncilChambers.Present:LeeTurner;HanyKohier;JohnWorsham;ErikCortinas;PaulFontenot:ClariceHall-Black;HunterSimmons,PlanningandZoningDirector;MikeJeffries,DevelopmentServicesManager;MichelleMelton,Planner;andCindyBeaudreau,PlanningClerk.Absent:JayRobinson,HollieMacKellarandRebeccaBryantChairmanTurnercalledthemeetingtoorderat5:02PM.ApprovaloftheMinutesJulyL2024:JohnWorshammadeamotiontoapprovetheminutesfromtheJuly1,2024.ClariceHall-Blacksecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner,HarryKohler,JohnWorsham,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.Old/NewBusiness•SD24.06WaiverrequestforthePreliminaryPlatapprovalforMontrosePreservePUDfromthestandardsofArticleVI,SectionM(UndergroundUtilities).Summary:HunterSimmons,PlanningDirector,presentedthewaiverrequestforthepreliminaryplatapprovalforMontrosePreservePUDfromthestandardsofArticleVI,SectionM(UndergroundUtilities).Mr.Simmonssharedtheaerialshowingexistingpowerlinesandpowerlinesassociatedwiththisphase.Staffisinsupportofthisrequest.StaffrecommendsapprovalofSD24.06waiverrequestsubjecttothefollowingcondition:1.ThiswaiveronlyappliestoLots1-3oftheMontroseVillagePUD.HollieMacKellarjoinedthemeeting.ErikCortinasmadeamotiontoapprovethewaiverforthepreliminaiyplatapprovalforMontrosePreservePUD.JohnWorshamsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner,HarryKohier,JohnWorsham,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None. August5.2024PlanningCommissionMinutesConsiderationofAgendaItems:A.SD24.12PublichearingtoconsidertherequestoftheApplicant,JadeConsulting,LLC,actingonbehalfoftheOwner,TwoHandsDesign&DevelopmentLLC,forFinalPlatApprovaloflullTop—Lot29.Thepropertyisapproximately1.131acresandiszonedaPUD—PlannedUnitDevelopment.Thepropertyislocatedat18655SectionStreet.PPIN#:389630Summary:HunterSimmons,PlanningandZoningDirector,presentedtherequestoftheApplicant,JadeConsulting,LLC,actingonbehalfoftheOwner,TwoHandsDesign&DevelopmentLLC’,forFinalPlatApprovalofHillTop—Lot29.Mr.Simmonsstatedthatafireflowtestneededtobeperformedandsincethatpassed,noinfrastructureisneeded.StaffrecommendsapprovalofSD24.12:ChairmanTurneropenedthepublichearingat5:12pm.Havingnoonepresenttospeakthepublichearingwasclosedat5:12pm.JohnWorshammadeamotiontoapproveSD24.12.HollieMacKellarsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner,HarryKohier,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.B.SD24.15PublichearingtoconsidertherequestoftheApplicant,Dewberry,actingonbehalfoftheOwner,TommyThomassonetal,forFinalPlatapprovalforMontrosePreservePUD,Ph.1,a3-lotmajorsubdivision.Thepropertyisapproximately8.94acresandiszonedasaPUD—PlannedUnitDevelopment.ThepropertyislocatedonthewestsideofGreenoRoadandsouthofSibleyStreet.PPIN#:75979Summary:HunterSimmons,PlanningandZoningDirector,presentedtherequestoftheApplicant,Dewberry,actingonbehalfoftheOwner,TommyThomassonetal,forFinalPlatapprovalforMontrosePreservePUD,Ph.1,a3-lotmajorsubdivision.Mr.Simmonssharedthezoningandaerialmaps.Amaingoalwasscreeningthesubdivisionfromthehighwayandthecemetery.A40’bufferhasbeenaddedtothecommonareatoaccommodatethisgoal.Thereisa20’bufferonlot1.TheCityhasacceptedtheROWsandwithintheresolution,theCityacknowledgesthattheydonotplantoopenthoseROWsatthistime.Follow-UpActivitiesRequiredbyFinalPlatProcess:•StaffwillnotsigntheFinalPlatuntiltheroadhasbeeninstalled,tested,andinspectedbyourPublicWorkDepartment.Nopunchlisthasbeengeneratedbecauseroadworkhasnotbeenperfonned.•Copyoftherecordedplat(FinalPlatmustberecordedwithin120days).•MaintenanceandGuaranteeAgreementdocumentisnotconsideredfullyexecuteduntiltheMayorsignssaidagreement.2 August5.2024PlanningCommissionMinutesoRemembertoincludetheinstrument#fromtherecordedplatoRemembertoinclude30daysinparagraph3StaffrecommendsconditionalapprovalofSD24.15subjecttothefollowingconditions:1.Inlieuoffireflowrequirementsofthepreliminaryplatapproval,thereshallnotbeanyfurtherbuildingpermitsgivenforthethreelotsuntil(a)Daphnecompletesthe10”watermainextensionAND(b)theEngineerconfirmsinwritingthefireflowatthenewlyinstalledhydrantmeetsInternationalFireCodestandards.ThefollowingnoteshallbeaddedtothePlataspartofthiscondition,“NobuildingpermitwillbeissuedforanylotwithinthissubdivisionuntilafireflowreportconfirmsthereisadequatewatertomeetthefireprotectionrequirementsoftheInternationalFireCode.”2.Roadswillneedtobepavedandtested.PublicWorksshallreviewtestresultsandconfirmtheroadhaspassedFinalInspectionspriortoStaffsigningtheFinalPlat.3.As-builtsdrawingswithEngineer’sCertificationshallberequiredpriortoStaffsigningtheFinalPlat.4.InstallbollardasrequiredbyPublicWorks.ChairmanTurnerstatedthatheisuncomfortablepassingthefinalplatwithouttheroadsbeinginstalled.JasonEstes,Dewbeny,statedthattheworkshouldbedoneinthenextweek.ChairmanTurneropenedthepublichearingat5:20pm.Havingnoonepresenttospeakthepublichearingwasclosedat5:20pm.HanyKohleraskediftheconstructionthatisunderwayonthesouthsideispartoftheproject.Mr.EstesstatedthatmaybeDaphneUtilities.Mr.SimmonsstateditmaybeALDOTperformingdrainagerepairs.ChairmanTurnerrequestedthatthetreesareconsideredduringtheproject.HollieMacKellarreiteratedtheprotectionofhistorictrees.Mr.Simmonsstatedthatthepreconstructionmeetingwiththecontractorwilladdressthat.JohnWorshammadeamotiontoapproveSD24.15withstaffrecommendations.ErikCortinassecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner,HarryKohler,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.C.SD24.18PublichearingtoconsidertherequestoftheApplicant,SE.Civil,actingonbehalfoftheOwner,68VOverland2021,LLCforFinalplatapprovalofOverlandSubdivision,Phase2,a29-lotsubdivision.Thepropertyisapproximately12.48acresandislocatedatthesoutheastcorneroftheintersectionofCountyRoad48andRiverMillDrive.PPIN#:618027MikeJeffries,DevelopmentServicesManager,presentedtherequestoftheApplicant,S.E.Civil,actingonbehalfoftheOwner,68VOverland2021,LLCforFinalplatapprovalofOverlandSubdivision,Phase2,a29-lotsubdivision.Mr.Jeffriessharedthezoningandaerialmaps.Mr.Jeffriessharedpictures3 August5.2024PlanniigCommissionMinutesofthecurrentmulchtrailsandhisconcernsofthelong-termviability.Signsneedtobeplacedonthepath.Mr.Jeffriessharedasecondmulchtrailthatshouldberestoredattheentrancenexttothemodelhome.Follow-UpActivitiesRequiredbyFinalPlatProcess:•CopyoftherecordedpEat(FinalPlatmustberecordedwithin120days)•CopyoftherecordedO&MAgreement(AddPh2tothePhiO&MAgreement)•MaintenanceandGuaranteeAgreementexecutedbythesubdivider—thisdocumentisnotconsideredfillyexecuteduntiltheMayorsignssaidagreement.oRemembertoincludetheinstrument#fromtherecordedpEatoRemembertoinclude30daysinparagraph3StaffrecommendsconditionalapprovalofSD24.18subjecttothefollowingconditions:1.AmendtheSiteDatatabletoread“CurrentZoning:P.U.D.Ordinance#1713”2.AddGeneralNotestoplat:oDrainageandUtilityeasementsexistsoverallcommonareas.oThePropertyOwnersAssociateisresponsibleforthemaintenanceofthewalkingtrailsandkeepingthemingoodworkingorder.3.RemovePlanningDirectorsignatureblockfromtheplat.4.AddtrailmarkingstoindicatethepaththroughthewoodstobeapprovedbythePlanningDirector.JohnWorshamaskedwhyweallowmulchpaths.Mr.SimmonsstatedthattheCitydoesnothaveastandardforpaths.Pathshavebeenallowedtobecountedasgreenspace.Themaintenanceplanstatedthepathswillberemulchedfourtimesayearalongwith,ifthereisanareaofwashout,thereareinstructionstodigitout,fillitwithrockandremulch,creatingatypeofFrenchdraintostopthewaterfromwashingoutthemulch.AaronCollins,S.E.Civil,hadconversationswiththeclientaboutpermanentsolutionstothewalkingtrail.ChairmanTurneraskedifthemulchwouldgetpusheddownwithpeopleusingit.Mr.Simmonsstatedthatalinermayhelp,buttheslopeofthepathisthemainissue.PaulFontenotsuggestedalinertocontainthemulchandusingdifferenttypesofmulchandstatedlargerchunksofmulchwillfloat.Therearesprayproductsthatwouldstiffenupthemulch.Themainissuewouldbetoidentifytheareasofwashoutandtakecareofthat.Mr.Simmonsaskedabouttheslopeandwouldalog,crosstiesorstairshelp.Mr.Fontenotagreedthatwouldhelp.1-lollieMacKellaraskediftheyhadexpectedthisandaretheyproudoftheproject.LarrySmith,S.E.Civilstatedthattheissuewiththemulchtrailisthattheareahasbeenaconstructionsite.Asthedevelopersbegintotakeover,theareawillgetbetter.Ms.MacKellaraskedwhatwouldmakeitbetter.Mr.Smithrepliedthattryingtocreatesteplandings,byaddingarailroadtieortimbereverysooftentoholdthemulchandcreateaflatterarea.Mr.Smithisproudoftheboardwalkandthebottomarealooksverynicewithbenchesplacedthroughout.Ms.MacKellarfeelslikemulchshouldberemovedalltogetheronpathsandgaveanexamplewhereithadtobereplacedwithpinestraw.ChairmanTurnercontinuedthatthepreliminaryplatscomeforapprovalwithoutelevationsbeingshot.Mr.SimmonsagreedthatPlanningStaffonlyseesgradingplansforcommonareasandnotthelots.Agradingplanforthewholesitemaybeneededatthepreliminarystage.4 August5.2024PlanningCommissionvlinutesChairmanTurneropenedthepublichearingat5:40pm.Havingnoonepresenttospeakthepublichearingwasclosedat5:40pm.JohnWorsharnmadeamotiontoapproveSD24.18withmodifiedstaffrecommendations.ClariceHall-Blacksecondedthemotionandthemotioncarriedwiththefollowingvote:AYE:LeeTurner,HarryKohier,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.D.ZC24.07PublichearingtoconsidertherequestoftheApplicant,ChristopherLieb,actingonbehalfoftheOwner,GeraldW.Haring,torezonepropertyfromR-1,LowDensitySingle-FamilyResidentialDistrict,toB-4,BusinessandProfessionalDistrict.Thepropertyisapproximately0.69acresandislocatedat7671ParkerRoad.PPINS#:98380,7684MichelleMeltonpresentedtherequestoftheApplicant,ChristopherLieb,actingonbehalfoftheOwner,GeraldW.Haring,torezonepropertyfromR-l,LowDensitySingle-FamilyResidentialDistrict,toB-4,BusinessandProfessionalDistrict.Ms.Meltonsharedthezoningandaerialmaps.StaffrecommendsapprovaltotheCityCouncilofZC24.07withstaffconditions:1.RegardlessoftheallowedusesinTable3-1oftheFairhopeZoningOrdinance,thefollowingusesshallbeprohibitedonthesubjectproperty:a.ElementarySchoolb.SecondarySchoolc.Libraryd.PublicUtilitye.Groceryf.ConvenienceStoreg.ConvalescentorNursingHomeh.OutdoorRecreationFacilityi.MortuaryorFuneralHomej.PersonalStoragek.BoardingHouseorDormitory1.LimitedManufacturing2.RezoningrequestisfortheuseasProfessionalOffice.AnychangeinuseotherthanProfessionalOfficeshallmeetallapplicablelawsandregulationsatthetimeofapplication.ChrisLieb,LiebEngineering,statedthatthisisapersonalprojecttoconvertthehomeintohispersonalofficeandbringhisbusinessbacktoFairhope.AsaresidentofMontrose,heappreciatesthePlanningCommissionprotectingthetrees.1-larryKohleraskedwhattypeofbusinessthiswas.Mr.LiebstateditisanEngineeringcompany.ChairmanTurneropenedthepublichearingat5:46pm.Havingnoonepresenttospeakthepublichearingwasclosedat5:46pm.5 August5,2024P’anningCommissionMinutesHollieMacKellarmadeamotiontorecommendapprovalofZC24.07totheCityCouncilwithstaffrecommendations.ErikCortinasaskedtoconfirmthewordingofcondition#2.Mr.SimmonsstatedthatifanyonerequestsauseotherthanProfessionalOffice,thatindividualwouldneedtocomebackforanotherrezoningapproval.JohnWorshamsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner,I-larryKohier,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.E.ZC24.08PublichearingtoconsidertherequestfromtheCityofFairhopePlanningandZoningDepartment,forvariousproposedamendmentstotheCityofFairhope’sZoningOrdinance.HunterSimmons,PlanningandZoningDirector,presentedtherequestfromtheCityofFairhopePlanningandZoningDepartment,forvariousproposedamendmentstotheCityofFairhope’sZoningOrdinance.ThisamendmentwouldrequireparkingintheCBDforcertainuses.ThelifebloodofFairhopehasbeenretailandrestaurants.Thecurrenttrendsoftherecentprojectsareofficeandresidential.Theonlyonethathasspecificparkingisresidentialunits.TheCityisproposingtoaddanewparkingrequirementtableintheCBDwhichmimicsSectionIVoftheZoningOrdinanceverbatim.TheamendmentwouldaddTable5-1.Mr.Simmonssharedtheproposedparkingspacechangesandthestudythatbroughtabouttheseproposedchanges.Mr.Simmonsthensharedthelocationsoftheproposedparkingspaces,thedimensionsandsizesandparkingcredits.ChairmanTurnersuggestedgivingdebitsforpublicparkingspacesbeinggivenawayandapossibleimpactfee/fineforeverypublicparkingspacegivenaway.Mr.Simmonsstatedthestancehasalwaysbeenthatstaffwillnotsupportonstreetparking.Mr.SimmonssuggestedthatparkingcreditapprovalsbegivenbythePlanningCommission.ChairmanTurnerstatedthatitshouldcomewhentheSitePlanapprovalapplicationispresented.HollieMacKellaragreedwithChairmanTurnerandthattheCityneedstolookataparkingplan.Ms.MacKellarsuggestedlookingatloadingzones.Mr.SimmonsandChairmanTurneragreed.Ms.MacKellarsuggestedthatbusinessownersparkinginfrontoftheirbusinessshouldbepenalized.Mr.Simmonsstatedthatthisamendmentwouldonlyaffectnewdevelopments.ChairmanTurnersupportstheseamendments.Mr.SimmonscontinuedbysharingslidesoftheCBDandtheparking.Mr.Simmonsstatedthatbyplacingparkingonsite,itlimitsthesizeofthebuilding.Onebusinesshadinstalledagatearmtokeepthepublicfromparkingintheprivateparking.Ingressandegressareimportantwhenconsideringparking.StaffrecommendsapprovalofZC24.08toCityCouncil.ChairmanTurneropenedthepublichearingat6:08pm.MacWalcottaskedifthereisactuallyaparkingproblem.Howareweidentifyingit?Afterdrivingaroundtofindaspot,hemaybeablockandhalfawayortwoblocksaway.Wetakeafreshlookatwalkability.Dothecarsmattermorethanthepeopledo?It’snottheendoftheworldtohavetowalkafewblockstoyourdestination.Mr.WalcottlookedattheCompPlanwhichembracesmixeduse.Most6 August5,2024PlanningCommissionMinutesofdowntownissmalllots.Thechangesthatarebeingconsiderednowindirectlyordirectlydiscouragedevelopmentonthesmalllots.Howdoyoudeterminethe300’thing?Becauseofthemaycategoryinsteadofashall,thepropertyownersareatriskwayintotheproject.Mr.Walcottsuggestedcraftinganordinancewithclarity.ChairmanTurnerstatedthatabigproblemthatstaffhasrecognizedisthatwearenotgettingabalanceofrequestsnow.Sincewehavegonetoa40’height,manybuildingsaregoinglotlinetolotlinewithoutmucharchitecturalattractiveness.ChairmanTurnercontinuedthatwearetlyingtoavoidaparkingemergency.Theconcernifwetakewhatwehavetodayandaddmoreonstreetparkingwitheachdevelopment,howwilltheretailersstayinbusiness.Mr.Walcottsuggestedimpactfeestobuildanothergarage.Mr.Simmonsaddedthattheparkingauthorityisdrivingthrougheverydaytocreateaparkingstudy.LanySmith,S.E.Civil,isconcernedwithsmalllots,rearparkingandalotofdrivewaysgettingtotheback.Anytimethereneedstobeparkingintherear,abusinesshastofigurehowtogettotherearwhichwouldmakealotofdifferentdriveways.Mr.SmithacknowledgedthatofficestaffalsoeatsattherestaurantsandtheCityisnotonlyforvisitorsandaskedthePlanningCommissionerstokeepthatinmind.RyanBaker,460Elwood,statedthattheparkingamendmentwilldestroydowntown.Drivewaystakingupparkingspacesforcurbcutswillcreateawholenewdowntown.Itwilldisincentivizemultistorybuildings,streetfrontapproachandbusinessesthatmaywanttomovehere.Abuildingmayneedtobetorndowntobuildaparkinglot.Thisamendmentfavorsrestaurantandretailandnotofficespace.Thiswouldlimittheoverallfeelofdowntown.GaryGover,300LincolnStreet,statedthatheattendedtheParkingAuthoritymeetingwhoisworkinghardonthesesameissues.Thisproblemneedsbroaderparticipation.Thisalsomayaffectpedestrianandbicycletraffic.Thepublichearingwasclosedat6:25pm.Mr.SimmonsstatedthatstaffhasworkedwiththeParkingAuthority.HollieMacKellaraskedhowmanypeoplewereontheParkingAuthority.Mr.SimmonscontinuedthatmanyoptionswereonthetabletohelpwithparkingintheCBD.Ifaretailstoreconvertsintoanofficespace,thenparkingwouldberequired.ClariceHall-Blackstatedthatshehasnotexperiencedaparkingproblem.Mr.Simmonsreiteratedthatthisamendmentfocusesonnewdevelopment.Mr.Simmonsstatedthatoneofthemainreasonsforthisamendmentisthatsopeopleonthefrontendknowwhatisrequired.Ms.MacKellarstatedthatweneedtolookatwhattheCitywilllooklikeinthenext30yearsandnotaknee-jerkreaction.JohnWorsharnandChairmanTurnersuggestedtablingthisitemuntilthenextmeeting.JohnWorshammadeamotiontotableZC24.08.ErikCortinassecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:7 August5,2024PlanningCommissionMinutesAYE:LeeTurner,HarryKohler,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.AdjournmentJohnWorshammadeamotiontoadjourn.AYE:LeeTurner,HarryKohler,JohnWorsham,HollieMacKellar,ErikCortinas,PaulFontenot,ClariceHall-BlackNAY:None.Adjournedat6:34pm.eeTurner,ChainnanCindyBeaudreau,Secretary8