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09-05-2024 Planning Commission Minutes
September5,2024PlanningCommissionMinutesThePlanningCommissionmetThursday,September5,2024,at5:00PMattheCityMunicipalComplex,161N.SectionStreetintheCouncilChambers.Present:LeeTurner;HarryKohier;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-Black;HunterSimmons,PlanningandZoningDirector;MikeJeffries,DevelopmentServicesManager;MichelleMelton,Planner;ChrisWilliams,CityAttorney;andCindyBeaudreau,PlanningClerk.Absent:JayRobinson,ErikCortinasandRebeccaBryantChairmanTurnercalledthemeetingtoorderat5:04PM.ApprovaloftheMinutesAugust5,2024:JohnWorshammadeamotiontoapprovetheminutesfromAugust5,2024.HollieMacKellarsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;HarryKohier;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.ChairmanTurnerstatedtheneedtorecusehimselffromZC24.02duetoowningarentalhouseneartheproperty.ChairmanTurnerannouncedthatitemContheagendawouldbepresentedfirst.C.ZC24.08PublichearingtoconsidertherequestfromtheCityofFairhopePlanningandZoningDepartment,forvariousproposedamendmentstotheCityofFairhope’sZoningOrdinance.HunterSimmons,PlanningDirector,updatedthePlanningCommissionthatstaffalongwithJohnWorsharnattendedtheParkingAuthoritymeeting.Mr.SimmonssuggestedrevivingtheAdHocParkingCommitteewithmembersofthePlanningCommission,theBoardofAdjustmentsanddowntownstakeholders.Mr.SimmonsrecommendedtablingthemotionuntilstaffisreadytobringitbacktothePlanningCommission.JohnWorshammadeamotiontotableZC24.08,untilstaffbringsbacktothePlanningCommission.HollieMacKellarsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;HarryKohier;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.Mr.SimmonsstatedtheneedtochooseanotherChairpersonforwhenChairpersonTurnerrecuseshimselfduringZC24.02.HollieMacKellarmadeamotiontoappointJohnWorshamastheChairpersonduringthattime.Old/NewBusiness•SD22.18GreenfieldsSubdivision-RequestoftheApplicant,SECivil,foranextensionofoneyearforPreliminaryPlat.I September5,2024PlanningCommissionMinutesSummary:HunterSimmons,PlanningDirector,RequestoftheApplicant,SECivil,foranextensionofoneyearforPreliminaryPlat.Staffisinsupportofthisrequest.StaffrecommendsapprovalofSD22.18extension.ClariceHall-BlackmadeamotiontoapprovetheextensionofSD22.18.JohnWorshamsecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;HarryKohler;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.•SD21.41AldiSubdivision—RequestofFSTAldi,Inc.ofAlabama,foranadditionalone-yearextensionforFinalApprovalofAldiSubdivision,a5-unitMultipleOccupancyProject.Summary:HunterSimmons,PlanningDirector,presentedtheRequestofFSTAldi,Inc.ofAlabama,foranadditionalone-yearextensionforFinalApprovalofAldiSubdivision,a5-unitMultipleOccupancyProject.Staffisinsupportofthisrequest.StaffrecommendsapprovalofSD21.41extension.JohnWorshammadeamotiontoapprovetheextensionofSD21.41.HarryKohiersecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;HarryKohler;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.Mr.SimmonsstatedthatthedraftComprehensivePlanwillbeonthePlanningCommissionagendainOctoberandthatcommentsshouldbesenttothePlanningDepartment.ConsiderationofAgendaItems:A.SD24.19PublichearingtoconsidertherequestoftheApplicant,SawgrassConsulting,LLConbehalfoftheOwner,FSTRockwell,LLCforpreliminaryplatapprovalofResubdivisionofLot1-RockwellPlace,a10-lotmajorsubdivision.ThepropertyiszonedB-2,GeneralBusinessDistrict.Thepropertyisapproximately11.70acresandislocatedontheeastsideofStateHighway181,southoftheHarvestGreenEastSubdivisionandacrossfromTheWatersSubdivision.PPIN#625448Summary:MikeJeffries,DevelopmentServicesManager,presentedtherequestoftheApplicant,SawgrassConsulting,LLConbehalfoftheOwner,FSTRockwell,LLCforpreliminaryplatapprovalofResubdivisionofLot1-RockwellPlace,a10-lotmajorsubdivision.Mr.Jeffriessharedthezoningandaerialmaps.StaffrecommendsapprovalofSD24.19withthefollowingcondition:2 September5,2024PlanningCommissionMinutes1.ReviewandapprovalofarevisedLandscapePlan.ChairmanTurneraskediftherewasaconnectiontoHighway181.Mr.JeffriesstatedthatthereisnotaconnectiontoHighway181.Mr.JeffriessharedtheGreenspacePlanshowinglots1-7havingaccesstoBushelDriveonlyallowingafutureconnectionwithALDOTapprovaltoconnectlot8and9toHighway181.AllotherconnectionswillbeinternalonBushelDrive.Mr.Turneraskedifthebuildingswillbedoublesided.Mr.JeffriesstatedthattheplanwillcomethroughSitePlanreviewbeforeanybuildingpermitsarereleasedandcomebeforethePlanningCommissionandCityCouncil.Mr.Turneraskedabouttheswalesandhowtheylookliketheygoacrosslotlinesandiftheywillbememorialized.Mr.JeffriesrepliedtheywillbeincorporatedintotheO&Mplan.HollieMacKellaraskediftheywillbedryorwetponds.Mr.Jeffriesstatedtheywillbedry.Ms.MacKellaraskediftherearelandscaperequirements.Mr.JeffriesstatedthatitdependsontheLIDandhowitiscreated.Mr.Simmonssharedsomelandscapingthatwouldworkinthatenvironment.ChairmanTurneropenedthepublichearingat5:25pm.Havingnoonepresenttospeakthepublichearingwasclosedat5:25pm.TimLawley,SawgrassConsulting,clarifiedthatthepondsare5:1sotheyaremoregentleslopeswhichwillbewalkablewhentheyaredry.Mr.Lawleyaskedforclarificationofthelandscapeplan.Mr.Jeffriesdoesnotsupporteachindividualcreatingtheirownlandscapeplan.Mr.JeffrieswouldlikeanapprovedlandscapeplanatthetimeofSitePlanreview.Adownsidewouldbeifanylotsitsempty,thensomeareaswillbelandscaped,andsomewillnotoradifferenceingrowthamongtheplants.Mr.Turnerstatedthatitcouldbedifficulttonotlandscapetheareasfromthebeginningduetodifferentgrowthpatterns.Mr.Lawleystatedthattheydonothavethecapacitytoirrigatetheentiresite.PaulFontenotstatedthat,tobeconsistent,allofthelandscapingshouldbeinstalledatthesametime.HollieMacKellarbelievesthatthefrontbuffershouldbecompleted,thenphasedthroughout.Mr.SimmonsstatedthattheTreeOrdinancehascertainrequirementsandaskedMr.Fontenotwhattypeofembankmentplantingswouldherecommend.Mr.Fontenotsuggestedstabilizingtheswaleswithnativeorwetlandplantswhichwouldrequiretemporaryirrigationforacoupleofyearsandthenewownercouldprovidethepermanentirrigationsystem.JohnWorshammadeamotiontoapproveSD24.19,withstaffconditionsalongwitharevisedlandscapeplanwithlandscapingswalesanddrainagesystems.ClariceHall-Blacksecondedthemotionandthemotioncarriedunanimouslywiththefollowingvote:AYE:LeeTurner;HarryKohler;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.ChairmanTurnerrecusedhimselfandJohnWorshamtookoverastheChairperson.B.ZC24.02PublichearingtoconsidertherequestoftheApplicant,SCorUSA,LLC,actingonbehalfoftheOwner,StevenW.Corbett,torezonepropertyfromB-2,GeneralBusinessDistricttoaPUD,PlannedUnitDevelopment,tobeknownasLegendsatPointClear.Thepropertyisapproximately13.27acresandislocatedat18323GreenoRoad.PPINS#:39376,2103143 September5,2024PlanningCommissionMinutesSummary:1-lunterSimmons,PlanningandZoningDirector,presentedtherequestoftheApplicant,SCorUSA,LLC,actingonbehalfoftheOwner,StevenW.Corbett,torezonepropertyfromB-2,GeneralBusinessDistricttoaPUD,PlannedUnitDevelopment,tobeknownasLegendsatPointClear.Mr.Simmonssharedthezoningmap,aerialmapandsiteplan.ThePUDsiteplanshowswhateverybuildingwillbealongwiththeelevations.TheComprehensivePlanshowsthedifferentnodesandwherethecenterofdevelopmentshouldbefortheCityofFairhope.Thereareareaswheredensehousingtypesshouldbe.WiththedevelopmentofthePublixshoppingcentertothesouth,theintersectionofGreenoRoadandOldBattlesRoadiscontemplatedasanewnode,orSuburbanMixed-Usenode,withinthecurrentlyproposedComprehensivePlan.ThisPUDcontainstwoone-storybuildingswithaplazainthefront,twocommercialbuildingswithone-storyresidentialabovethemandfourapartmentbuildings.Aquestionwasreceivedabouthowlargethebufferis.Mr.SimmonssharedtheGreenspaceplanshowinga100’streambufferincludedwithina3.10-acreundisturbedarea.Mr.Simmonssharedthelistofallowablecommercialusesthattheownerhasproposed.Mr.Simmonsstatedthatconnectivitybetweenneighborhoodsisrequired.Theonlyexceptiontotheconnectivityrequirementisiftherearenaturalfeaturesthatarebeingprotected.Sidewalks,bikingandlowspeedvehiclescanbeusedforconnectivityfronOldBattlesVillage.Mr.Simmonsexplainedthesizesofthebuffertothenorthoftheproject.Mr.SimmonssharedtheparkingvariationsforthisPUDalongwiththebuildingrenderingsandelevations.Mr.Simmonsexplainedhowbuildingheightisdetermined.StafforiginallyrecommendeddenialofZC24.02duetothebuildingheight.TheApplicantrevisedtheplanstoreducetheheightofthebuildingsto35’,forbuildings3-6,whichchangedstaffrecommendationtoapproveZC24.02forrecommendationtoCityCouncilwiththefollowingconditions:1.Re-plattocombinethetwolots.2.RegardingtheAllowableCommercialUsesasshownontheSiteDataTable;staffrecommendsthefollowingchangestotheallowedusetable:•Addtotheprohibitedlistofuses:oPersonalstorageoNouseswithintheDwellingcategoryshallbeallowedinthecommercialspacesoHotel/MoteloBed&BreakfastoBoardingHouseorDormitory•Removefromprohibitedlistofuses:oOutdoorSalesLimited3.Ownershipandmaintenanceofroads,sidewalks,andlandscapewillbeclarifiedwiththeMOPorwithaDevelopmentAgreement.4.PhasePlanthatpreventsallthemulti-familyresidentialbuildingswithoutcommercialunits.5.Applicantwillplacefurtheruserestrictionsontheunitsfacingtheplaza.6.Ensurebuildingsareundertheheightlimitof35’.7.“DrainageEasement”shallberenamed“StreamBuffer”.Mr.SimmonsreviewedthefourchoicesthatthePlanningCommissionhasregardingthisproject.JohnWorshamconfirmedthatstaffrecommendsapprovaltotheCityCouncilwiththelistedconditions.Mr.SimmonsconfirmedthatiftheApplicantstayswithinthebuildingheightrequirements,thenstaffrecommendsapprovalwiththeconditions.4 September5.2024PlanningCommissionMinutesPaulMarcinko,JadeConsulting,statedthatheappreciatedMr.Simmons’explanationoftheproject.Mr.MarcinkobelievesthattheprojectalignswiththeComprehensivePlan.Mr.Worshamaskediftherewereanycommentsonbuildingheight.RyanBaker,WalcottAdams,statedthatmeetingthebuildingheightisnotaneasysolution.SincethisisaPUD,threestoriesareallowedandbuildingheightsareabletobeadjusted.Mr.SimmonsstatedthattheVillagedistrictstandardsrequirethreetypesofhousingrequired.ThisPUDhastwotypesofhousing.Mr.Simmonsdoesnotwanttocreateanexceptiontotherules.Mr.Bakersharedhowtheelevationschangebasedonthenaturalgradeofthelandandwillstepthebuildingstotrytomeetandcomplywiththe35’buildingrequirement.Mr.BakerstatedthattheyareworkingtomeetthecharacterandfeelofPointClearandtheGrandHotel.Mr.SimmonsstatedthatprocedurallysteppingthebuildingscouldworkbutwilllookatthefootprintofeachbuildingagainduringSitePlanreview.HollieMacKellaraskedwhatmaterialwillbeusedforaccesstoOldBattlesVillage.PaulMarcinkostatedthatthetrailwillbeawoodenboardwalkwideenoughforagolfcart,alongwithanasphaltorconcreteconnectiontothedogpark.Ms.MacKellaraskediftherewillbeaccesstothePublixplazabytheMexicanrestaurant.Mr.Marcinkorepliedyesandshowedwheretheaccesswillbe.ChairmanWorshamopenedthepublichearingat6:18pmandnotedthattherewereanumberofpeopleinattendance.Mr.Worshamrequestedthatifacommenthadbeenmade,nottoreiterateitandaskedeveryonewhospokelisttheirnameandaddress.GaryGover,300LincolnStreet,askedabouttheuseoftermsforthepathways,andarethespecificationsordesignrequirementsavailableforreviewthisevening.Mr.Goverisconcernedwiththevaguenessoftheproposedmaterials.Mr.Simmonsstatedthatthisisazoningrequest,andanMOPorsubdivisionrequestwillcomeinthefuturewhenthespecificationsanddesignrequirementsarereviewed.TheprojectwillcomebacktothePlanningCommissionagainforfinalplatapproval.Mr.Goverisalsoconcernedaboutthemaintenanceofthemultimodalpaths.Mr.SimmonsstatedthatthemaintenancewillbehandledduringtheMOPandaPUDisrequiredtohaveadevelopmentagreement.Theownerofthispropertywillbemaintainingitintoperpetuity.GregMarx,655McArthurLane,isconcernedwiththerunoffduetothecreekbedbehindhishouse.Mr.Simmonsstatedthatthereisapondonsitethatwillhandleanywaterfromtheparkinglot.HeisalsoconcernedwithaccesstoOldBattlesVillage.Mr.Worshamstatedthatisbecauseitisintheregulationsandthecitymaintainstheroads.Mr.Simmonsaddedthatthosearepublicroads.Mr.Marxaskedabouttheabilitytobecomeagatedcommunity.Mr.Simmonsstatedthattheywouldnotbeabletobeagatedcommunity.Mr.Simmonsexplainedthedefinitionsofcreekbedsanddefinedbanks.DanielleIngram,659McArthurLane,isconcernedaboutpackagesandmailgoingmissingandiftheCityortheapartmentcomplexwillberesponsiblefortheliability.ChrisWilliamsstatedthatahypotheticalwillnotbeaddressed.Ms.Ingramalsosharedherconcernaboutthestrainonthewaterandelectricalsystems,schools,safetyandtraffic.Mr.SimmonssharedhowtheHuntingtonWoodscommunitywasconcernedwhenOldBattlesVillagewasbuilt.TheapplicantwasrequiredtohaveanenvironmentalstudybyalicensedevaluatorandtheCityalsohiredanadditionallicensedevaluatorthatconfirmedtheenvironmentalassessment.Ms.Ingramrequestedthenameofthethirdparty.Mr.Simmonsstatedthatifitisnotinthestaffreport,shecouldsendane-mailtothePlanningDepartmenttorequestit.5 September5.2024PlanningCommissionN’linutesCassieBates,450CGovernmentStreet,Mobile,requestedthatawetlanddelineationplanwithoverlaybeprovidedtothepublic.Ms.Batessharedthattherearehydricsoilsandbeautyberrybushesonsitewhichareindicativeofwetlands.TheFishandWildlifewetlandmapshowsthatwetlandsexisteastofthecreek.Ms.Batesrecommendsthatthewetlandbufferbeplacedinaconservationeasementtoformallyprotectit.Ms.BatesdoesnotadvocateforapavedroadoverthecreektocreateconnectivitytoOldBattlesVillage.Ms.Batesisconcernedaboutthelittleamountofwoodedareaandhowthatwillaffectstormwatererosionandrequestedthattherezoningbedenieduntilherconcernsareaddressed.Mr.Simmonsrespondedthatthereweretwoassessmentsdone,onebyEcoSolutionsandanotherbyWetlandsResourcesEnvironmentalConsulting.Thereisnomapbecausetherearenowetlandsbasedonthesereports.Thesoilmapsareabroadnationalmap.TheCityhasattemptedtohaveaconservationeasement.Manyoftheconservationgroupswillnotputthemintoconservationeasementsmainlybecauseofaresidentialareaduetothembecomingapolicingissue.TreasureAdams,450CGovernmentStreet,Mobile,wouldliketohavetheschematicsoftheplanmoreeasilyaccessibletothepublic.Mr.Simmonsstatedthatalloftheplansareonthewebsite.MaryGallagher,617SharpsburgAvenue,askedwhyitisappropriateforapartmentstogoin.Ms.Gallagheropposestheminthisspot.Shebelievesthattherecouldbetownhomesthatareowned.JanHenson,577MuscatAvenue,statesthatshehasabeautifulneighborhoodanddoesnotbelievethezoningshouldbeforapartments.AmandaCushman,7878APaleMoonCourt,sharedwhereherpropertyisonthesiteplan.Ms.Cushmanstatedthatthisisnotadrycreekbedandthattheykayakonit.Theyhaveplaceddeadoaktreesinthatcreekbedandthetreesgetwashedawaywhenthereisheavyrain.Shedoesnotbelieveaboardwalkisfeasibleinthatarea.Ms.Cushmanisalsoconcernedwiththewildlifeinthatareaalongwiththebufferzoneandhowmanyofthetreeshavebeenmarkedforclearing.Mr.Simmonsstatedthatwhenasubdivisioncaseisreceived,staffhasachancetoreviewanytreesthatareproposedforclearing.Mr.Simmonsalsoexplainedthethreedifferenttypesofbufferzonesandtheprocessofreviewingsubdivisioncases.Ms.Cushmansharedthethreedifferentdirectionsthatthewatercomesfromandisconcernedaboutflooding.Mr.Worshamstatedthatastudyofthewaterflowmustbedoneinaccordancewiththesubdivisionregulations.KaneandPeterTalke,663McArthurLane,areconcernedwithhowtheprojectwillaffectpropertyvalues.Ms.Talkesharedaprintoutofthewetlandsneartheprojectandisconcernedwithflooding.Ms.Talkeaskedifsomeonewouldbeabletowalkintoherbackyardandaskedwhatthedepthofthewoodedareais.Mr.Worshamstatedthiswillbeaddressedinthesubdivisionreviewandthatthebufferonthewesternsideisroughly275’fromthebuildingstohersubdivision.Ms.Talkeaskedwhenitwouldbeappropriatetoaskthesequestions.ChrisWilliamssharedtheproceduresthatthezoningforthePUDisbeingheardatthismeeting.ThePlanningCommissionwillthenmakearecommendationtotheCityCouncilwhereanotherpublichearingwillbeheld.Ifitisapproved,thenextstageisapplicationforamultipleoccupancyprojectandatthatpointthedeveloper,withtheirengineer,submitcertifiedplansstampedbythevariousengineersthatwillagaincomebeforethePlanningCommissionwithapublichearing.Alloftheinformationwillbepublishedonthewebsitepriortothesemeetings.Mr.Simmonsaddedthatwhenthesubdivisionhappens,becauseoftheuniquesituationinOldBattlesVillage,thereisa30’commonareabetweenOldBattlesVillageandtheproposedPUD.LetterswillbesentouttoadjacentpropertyownerswhichwillincludetheownerofOldBattlesVillagecommonareaperthe6 September5,2024PlanningCommissionMinutesCounty’staxrecords.Mr.TalkestatedthathewouldlikethisplanvetoedandaskedhowpeoplegetfromPublixtoGreenoRoad.Mr.SimmonsstatedthattherearetwoentrancesonGreenoRoad.Mr.WorshamaddedthattheentranceswerechosenbyALDOT.Mr.TalkeisconcernedaboutthetrafficgettingontoGreenoRoadheadingnorth.Mr.Worshamreiteratedthatthisprojectwillrequireatrafficstudy.Thepublichearingwasclosedat7:15pm.Mr.SimmonsaskedtheEngineerifhecouldsharewheretheyarenotremovingthetrees.PaulMarcinkosharedthestreambankrunningthroughtheprojectwhichwillnotbeimpactedatall,andtheareawillremainwooded.Theareatothewestwillnotbedisturbedexceptfortheboardwalkbeingbuilt.Thetreeswillberemovedwherethepondwillbeplaced.ChrisWilliamsstatedthatwhetherthePlanningCommissionapprovesordeniestherezoning,itwillstillgototheCityCounciltobeheard.HollieMacKellarmadeamotiontodenytherequestduetotheimpactonthewelfareofthecommunity.Therewasnotasecond,sothemotiondidnotpass.HanyKohiermadeamotiontorecommendZC24.02totheCityCouncilwithstaffrecommendations.ClariceHall-Blacksecondedthemotionandthemotioncarriedwiththefollowingvote:AYE:HariyKohler;JohnWorsham;PaulFontenot;ClariceHall-BlackNAY:HollieMacKellarAdjournmentClariceHall-Blackmadeamotiontoadjourn.AYE:HarryKohler;JohnWorsham;HollieMacKellar;PaulFontenot;ClariceHall-BlackNAY:None.Adjournedat7:23.-_____________LcCLLLLLeeTurner,ChairmanCindyBeaudr’èau,Secretary7