HomeMy WebLinkAbout11-10-2011 Northern Greeno Road CorridorPublic Meeting Notice
Committee:
Date & Time:
Place:
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DATE
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SIG NATURE
Northern Greeno Road
Corridor
Thursday, November l0t\ 2011
6:00 PM
James P. Nix Center
Library Room
Discussion regarding the
future development of the
northern portion of Greeno
Road from Edwards A venue
to Highway 104.
Notice must be stamped, dated and initialed
before posted on bulletin board.
The Northern Greeno Road Corridor Committee met on November 10, 2011 at 6 :00 PM
at the James P. Nix Center located at 1 Bayou Drive , in the Library Room .
Present: Richard N. Charles (Planning Commission Member); Bobby Green (Tree
Committee Member), Steve McClure , Joe Verhoestra , Fred Hayek, Jack Rousso, Ralph
Thayer, Sharon Wright , Barry Stalnaker, James Watkins, Councilman Rick Kingrea ,
Nancy Milford (City of Fairhope Planner), Ben Barnhill, Bob Clark (Planning Commission
Member), Christy Rally , Mark Stejskal.
Dick Charles opened the meeting at 6:00pm . A sign in sheet was available. Mr. Charles
introduced Nancy Milford as the representative of the City of Fairhope Planning
Department. He said that he did not anticipate any final decisions being made on the
issue of Greeno Road for a few months . He said that we are here to discuss what the
entrance way into the City of Fairhope should look like , so that in 10, 20 , to 30 years the
City will be the beautiful City that it is today . We want to make the maximum use out of
the available real estate on either side of the City entrance including some properties
that extend back into the community fairly deeply , including the Lewis's property.
Mr. Charles said that Ben Barnhill had a time commitment at 7:00pm . Ben is going to
cover an area , which I asked him to cover, where he owns property which is Edwards,
going North to Gayfer, on the west side of the highway because the east side of the
highway at this location is pretty much fully developed . If you have looked at it and
considered it, I would like to get your (Mr. Barnhill 's) input in the minutes as to what
would be the optimum utilization in this section of the City fronting on Highway 98 . Mr.
Barnhill said the first thing that comes to mind is the zoning they have for the orthopedic
clinic . Mr. Charles said that would be B-4, Office and Professional. There was some
general discussion locating the property on the zoning map . Mr. Charles said the
surrounding property is zoned R-1 and that is one of the issues that we are trying to
resolve . We are trying to convert R-1 to something everyone will buy into in the future
and can be mixed. We may end up with both residential and commercial and
professional offices mixed , depending on whatever we figure out is the best solution for
this. Dick said do you have any ideas for what that could be utilized for which would
enhance the entranceway? Mr. Barnhill said that it would probably be satisfactory for
both he and his wife if it is rezoned like this (referencing the map and the Office and
Professional Orthopedic Center). He likes it as it is , but if you have to change it then he
would like it professional. Mr. Charles confirmed then you would like something in the
way of a professional office , primarily like a dentist , doctor, or lawyer, preferably on a
9am-5pm schedule . Mr. Barnhill said even a bank or things like that. Mr. Charles said
people are working during the day and then disappear on the weekends and after 5-7
pm at night. Mr. Barnhill asked "Do they plan on zoning pretty soon?" Mr. Charles said
that we are not going to rezone anything until we get the whole corridor mapped out. Mr .
Barnhill said that I can 't think what else to say. Mr. Charles said that anything that is
down here (referencing the zoning map) that is still open . Mr. Barnhill commented that I
guess that is for those people to determine for themselves . Mr. Charles said yes , in the
long run, but if you talk to any of them and know of any input they might have that would
help.
There was some discussion regarding the zoning of the clinic. Mr. Barnhill questioned ,
that 's (the clinic) PUD isn 't it? Mr. Charles responded , it is the clinic . It was done as a
PUD . Mr. Charles said , well it ended up PUD . It is not B-4 . Mr. Charles said B-4 is a
little further south . Mr. Barnhill indicated that he didn 't want a PUD . Mr. Charles said ,
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"No , but a PUD sometimes has some unique features." Mr. Barnhill responded, yeah ,
ok well if it was worded right. Mr. Russo commented , when they built it (the clinic) they
had to zone it for something , we just don't know what yet. Yes, Mr. Charles said it ended
up shaded the color (referencing the zoning map) it is right now.
Ok do you have anything else you want to input tonight? Ben said , No , I will listen for a
while before I go . Mr. Charles responded, in the interim if you want to talk with your
neighbors and they have any ideas that they want to funnel to you . Mr. Barnhill said that
he was surprised that the Walkers are not here because they owned all of this property
right here (referencing the map). Mr. Charles commented that he was not sure whether
they got notified, did they Nancy? Nancy said she was not sure . Mr. Charles mentioned
that this was not a 100% coverage of everyone that owns property facing Highway 98 .
One of the members , Bobby Green said that Mr. Walker was at the last meeting . Mr.
Barnhill asked if he ever expressed anything on it , Bobby. Bobby did not recall except
that he wanted it to look as a part of the whole and look nice . Mr. Charles agreed that he
did not think he wanted anything specific in mind.
Mr. Russo asked if it would be possible for Nancy to give an update on the zoning on the
lot (clinic). Mr. Charles commented that we can check on it. This (the map) is fairly
recent and then Mr. Charles asked what was the date on it. Mr. Barnhill said the date on
it was September 11, 2011 . Mr. Charles confirmed the date of the map. Mr. Russo was
not sure how it (the clinic) could still be zoned as a PUD . Mr. Charles said it remains a
PUD unless it is specifically changed . Mr. Russo asked if it was built as a PUD. Mr.
Charles responded, oh sure and then explained that it is a Planned Unit Development
and that is legal definition . A PUD can be developed continually as a PUD ad infinitum ,
until it is in the future changed by some other action on the part of the City.
Mr. Charles then moved to the next person, Bobby Green . Mr. Charles explained that
Bobby has an introduction and then Dr. Ralph Thayer began discussing that he , Bobby
and Barry began walking the property and mapping out the area from Volanta to Live
Oak Street, which is the map that was handed out. The two things, and obviously these
gentlemen can speak to their properties, but we had a good discussion about
possibilities. Dr. Thayer indicated that there were some good possibilities from his
perspective . The three things Mr. Thayer wanted to mention are that these two
properties (Seamans Capital and Bobby Green 's parcels) are going to have to be
developed so that they are at least in symphony together, and developed in a way in
which they are compatible with one another. The access question to these properties is
one of importance . The main access which would likely be through Hoyle Avenue, is a
stub right now and an unimproved road at this time . This does lead into the road that is
very close to Bobby 's personal residence, as well as the back of the subdivision . The
corner of Volanta is another question. The geometry of the corner also needs to be
thought out because there is no way you can safely make a left turn coming out of
Volanta without some type of active traffic control. Even a right turn has you making a
turn into 50 mph traffic with a bad sight line because there is a curve . Mr. Charles
concurred and commented that the City has made moves and in fact paved the rear
access to the recreation center based on that problem . So now it has a safe entry for
anyone that wants to approach it from the west on Volanta and can cut around the back
way to get to the recreation center. Ralph mentioned that what he was thinking of in
terms of the Seaman property when they develop that and it will have to be looked at in
an order of context. Mr. Charles mentioned maybe a traffic light. Dr. Thayer commented
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that that would be optimum , it would have to be negotiated by the Highway Department
which sometimes goes well but sometimes it doesn 't. Mr. Charles concurred.
Dr . Thayer commented that the thing about the way , when I gave the linear di mensions,
that the Seaman property could be developed and there are some possibilities , such as
a small grocery store, maybe like a Whole Foods type operation, although that name
was not mentioned in anyway. Bobby had talked about was some kind of farmers
market. Those would be uses that would be compatible with the Seaman property. What
would be called the Village Concept, or something which would be like the new urbanism
concept. It would be developed like a Planned Unit Development, which by the way
when you do a Planned Unit Development; you look at as an entire site when it comes
down to approval. You look at the circulation pattern . Mr. Charles concurred and
mentioned that it is a 100% overview of the entire property . Dr . Thayer indicated you are
allowed, in some cases , to make variances from your standard lot line requirements in
order to facilitate trade offs. I don 't know whether either of those concepts have
economic feasibility .
Dr. Thayer was talking briefly with Joe prior to the meeting. One of the things to keep in
mind is there is something called an absorption capacity , whether your economy can
absorb a particular use or not. There may be a market for something now or it may be
that it is two or three years down the line before the market is going to ripen . Dr. Thayer
did not know whether a store in that particular area would work. An economic feasibility
study would have to be done . It would have to be done very carefully in that area in that
given the fact that Volanta is a narrow street without a lot of capacity for expansion on
Volanta. It does have direct access across the street ; it does have an in and out for the
stadium . Dr . Thayer was not sure whether they have a formal or informal heavy
equipment parking lot.
Dr. Thayer turned the speaking over to Bobby Green to talk specifically about his
property . Mr. Charles mentioned that before you do , he said that in Rome , where we
lived for three years, they have the farmers from all of the different rural areas from
around the city come in on Saturday morning at 5 am. The sheds and stalls are already
set up and remain there during the week . They bring in all their fruits , vegetables, meat ,
fish, and whatever you want and they are there until noon , then the whole thing folds up ,
they disappear. There is nothing left on the ground at all. It is a true Farmers Market. Dr.
Thayer said they have one in Atlanta too, in one of the suburbs. There are different
models that you can have. Of course, we have the precedence of the small farmer 's
market downtown for a couple of months out of the year. Dick commented that it was
mostly out of the back of a truck. Jack Russo commented that it was very much resale ,
not a true farmer's market. When Barry discussed that idea with Jack, the thought he
had was what he had seen in Florida and it is the thrust toward organic because there is
a lot of that , the selling of organic in addition to the normal goods . That also brings a
little lift to it rather than just an open shed market, which may be the bread and butter
money . Dr. Thayer said it may be a high end store of a specialty nature. You have a
health food store down next to CVS. That is something different. Jack commented the
Windmill Market is trying some of that, but he did not believe the setting is correct. He
felt like people want to taste the items . What he saw in Florida was very busy . Mr.
Charles asked, aren 't the prices on organic slightly higher level than the typical fruits and
vegetables . Dr. Thayer commented that it was true but if you get poisoned by a
cantaloupe maybe it is worth it.
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Bobby Green commented that it (farmers and organic market) is more than a fad and we
don 't have to go very far to see successes there such as Allegries Farm Market or Burris
Farm Market, but that leads into his property. There is a little misperception historically
what their property is. Many people think their property is zoned commercial and it is
not . We just predate the glimmer of zoning in the planner's eye . As such being a farm
on that property is a permitted use as it would be with any zoning within any municipality .
As long as the primary thing you are doing is selling products that you produce on that
farm . It leads to other things you can do , there are other incidental things you can do ,
such as when we had a garden center, and we sold stones and fertilizers that are all
incidental to the selling of the plants we produced. Also what might be incidental would
be a tiny cafe or coffee shop or expanding into produce . All of these things are things are
the kind of things we have thought about for our property , but keeping to just a real low
impact. As you are driving down Greeno Road, you hardly know that we are there . Mr.
Charles asked why the Green's abandoned retail sales. Mr. Green responded with a
short story by saying that they quit growing their own plants and all of the fun had gone
out of it. One day he was working in the back of the nursery spacing out plants with
some help and somebody drove up to buy something . He blurted out, negatively that
there was another customer which he said was stupid and his helpers laughed and that
was when he realized he was in the wrong end of the business . So they got away from
growing their own plants and that is when they went back to wholesale which is where
their original roots are . Mr. Charles said that he hasn 't found another really good bird
house since they quit selling them. Bobby said that was another incidental , wh ich by the
way birding is very popular. Dr. Thayer said that the uses should work in symphony
together . Bobby liked the idea of Hoyle Street serving both the properties . The only
reservation that I might have is if their back entrance there became also the service road
for all of the Seaman Capital Property. Bobby could see their property being a cut
through on to Maple Street servicing all of that area. That is something that may have a
negative impact. He does not want to see his property cut in half and used as a service
road. There are 36 acres over there which would be pretty heavy traffic . At this point ,
that and the fact that you look on this map there is an area that juts at an acute angle,
where there is a deepest , most erodible gulleys in town. Jack saw it. It takes water all
the way from Edwards Avenue to Volanta Avenue. All of it off of the street enters there ,
including 50-60% of the problem of the Audubon Apartment Complex . Mr. Charles
asked if it was heavily eroded. Bobby indicated that it is. One member asked if it is
re inforced concrete pipe (RCP) and Bobby said that is why the cul-de-sac is linked
together . Jack commented that there are a couple of RCP's under the road and the
water cascades into the gulley . Mr. Charles commented that there is nothing to stopping
the water or slowing it down . Dr . Thayer said the area would have to have a complete
drainage study . There are some rumors about some projects in the park itself which
could cause drainage problems . Dr. Thayer didn't think drainage is something that could
be overlooked or something where someone draws it out on a napkin. It would have to
be done by an engineer before anyone did anything . Jack commented that any PUD
would exacerbate the water cascading into the gulley. Mr. Charles expressed that the
proper rip rap would have to be placed , maybe with some damming materials and even
a detention pond for water and the problem could be solved. Dr. Thayer said it comes
down to cost and feasibility. Jack added that it is also difficult to get equipment in there
without tearing up everything around it. Bobby 's primary concern other than developing
a nice plan, was the drainage situation . Dr. Thayer some insurance companies are not
offering insurance on a floodplain or close to a floodplain. Bobby commented that other
than that , he has handed out a document where he and his wife had talked to the
neighbors and provided a summary of the comments . Everyone got a copy of the
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document. Bobby either met in person or contacted the neighbors by phone . He did not
want to put words in anyone 's mouth, and everyone can speak for themselves.
Dick introduced and shifted the conversation to the Seaman Property . Barry Stalnaker
(representing Mr. Lewis) introduced himself as a new urbanist developer in this market.
They are building a little village on the Cahaba in Trussville, Alabama . If you look at the
Fairhope Comprehensive Plan and the things that are set forth as being the things that
Fairhope wants, the new urbanists are exactly that. Things have turned away from
sprawl and big shopping centers and turned back to the types of villages that we used to
build , built on a human scale . Dick added that we hate cul-de-sacs. Bill Lewis has a
passion for the landscaping in downtown Fairhope. His vision is to build something like
that with flowers hanging from baskets , buildings built on a human scale , parking that is
hidden. Sort of like Mountain Brook , one of the richest cities in the state . They have 3
little villages. We are trying to return to Mayberry . We are looking for shopping areas to
last 100 years, not malls that are lasting 10-15 years , but small shops with offices
intermittent where you can go to a cafe and surrounded by an existing neighborhood .
Let's develop a pattern for the whole , lots for the entire mile . Mr. Charles commented
that the objective is to get the ideas on the table to gel and you can have a mold that you
can view from 20,000 feet. Barry responded to do things with architectural standards and
landscaping standards , to make it a special place he thinks would be a wonderful thing .
Mr. Charles asked if Barry had a chance to look at the Advantage Site letter that he
passed out a month or so ago of what you need to do if you build an advantage site
which is basically a planned development that has all kinds of features and maintains
certain standards. Is that something that your owner, Mr. Lewis, would be interested in?
Barry responded that unfortunately, the Lewis's were down here last week and Mrs .
Lewis hurt her knee . The next time they are down , they want to get with the group . Dr .
Thayer mentioned the Planning Department subscribes to the Planning Advisory Service
that has publications that talk about designing villages and the design standards for
them . Nobody is going to sign on or finance a project unless they understand what is
involved . Mr. Charles commented maybe fortunately we are in this lull in our recovery of
our economy because it gives us time to think through these issues that we are
discussing tonight and in meetings that we are going to be accelerating as time goes on
here, hopefully with no delays or rescheduling. Mr. Charles asked for any other input
from Mr. Lewis 's point of view . Barry expressed that he was very excited that we got this
group together and all of the ideas that we have been hearing sound like the sorts of
th ings we support . Mr. Charles commented that he has been to some of the villages in
California and they are very unique and follow a theme , like a German Village , full of
everything you would see in Germany . It is like a theme park , but it is economically
viable . They sell, buy, and trade , keeping the whole thing going, not as a tourist trap but
as a real contributor to the economy of that particular area .
Mark Stejskal said there is a 6 acre property south of the Green's property . We were
not notified of this meeting. They just found out about it last night and that is why he is
here tonight. Mark said that he and his father emailed the Planning Department notifying
Planning staff that they were left off of the notification for the meeting. Mark commented
that his father could not make it and that he was attending in his father's place. Mr.
Charles asked if he had any comments , but Mr. Stejskal declined to comment and would
wait for his father to be present to comment. Their property is about 600 linear feet just
below the Green 's Property on the southeast corner of Live oak and Maple . There was
some general discussion regarding the location of the Stejskal property .
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Jack Russo wanted to comment on something Barry mentioned . Jack said Ralph (Dr.
Thayer) might agree and he and Barry spent a lot of time talking about this , but I think
one thing we need to do is to look at need . In his ten years of being here , we have lost
the dry cleaners, we have lost the supply store, and we have migrated toward art and gift
shops. We have to be careful that we have enough variety . He saw a Thousand Oaks,
California where you could buy a bottle of wine as well as get a pack of envelopes and
he saw the same thing in Florida . We can't go in with a pre set idea. Ralph has seen
the same thing in New Orleans where there is no retail left , but people can buy a $500
overcoat downtown and there is nothing else . It is all moved out to Metairie . Jack
referenced Biloxi ; there is nothing in downtown Biloxi except some legal and
professional offices . Everything has moved out to the interstate. Dr. Thayer referenced
Greeno Road area as a node. The discussion turned to the empty Food World store and
Mr. Charles keeps thinking of it as a bowling alley . He is just saying that as there are
certain things that are gaps in what Fairhope has in terms of recreation for youth
development and that kind of thing to keep the youngsters from getting into trouble and
to keep middle age people exercising .
Jack sees the Fairhope Avenue and Greeno Road area as a concrete mass and he
hopes we never have another one like this. It is basically all concrete and when Food
World and Goodwill Industries closed there then we just have a big parking lot.
Mr. Charles turned the discussion over to Fred Hayek for his input. The property he is
talking about is between 10-11 acres situated from the Church of Christ , south to the
trailer park . It is unique in that it is surrounded by the Auburn extension farm on the
east. It doesn't have the drainage problems. It doesn 't have the continuity problems .
From Fred's viewpoint , it would be the simplest one to start with and our neighbors are
all in agreement that we want out. The difficulty has been that no one wants to buy a
piece of property that is zoned residential property so we would like to do something
comprehensively . I have a picture outline of the whole piece we are looking at. We
would love to have the compatibility, the walkability , the greenspaces, the unified theme ,
and we are located across from the park . It would flow very well for what you are trying
to do comprehensively. It is most suitable for commercial. Mr. Charles asked about what
about recreational? Fred said that recreation is fine. Mr. Charles mentioned there is
room for more tennis courts. There may be some buildings for other indoor uses that
could be put in there. Mr. Charles said there is also recreational vehicle use rental , which
we have none in the city limits for RV overnight rental. Fred did not want to put that out
there because for him , it is a red flag . He agreed that it could be done with good
landscaping and put it off in the back of the property , but in this community you start
saying RV it is a red flag . Mr. Charles commented that you have a trailer park there now
which coul~ be converted . Fred responded that the trailer park has been a problem for
the City for as long as he has been there for 30 years now. Mr. Charles added that it
could be converted to high end RV rental for 3-5 days , wouldn't that upgrade it for
visitors . Joe asked high end? Not where they come and stay for 6 months. Mr. Charles
clarified that it would be for visitors for short term rental. Jack Russo sent Fred a report
looking at a tech center which may not be feasible because there may not be enough
property or size there . Jack clarified not enough room for a tech park , but maybe an
incubator style business . He suggested the feasibility of moving the chamber of
commerce there and let that be the gateway from the north side, then we can go into
some kind of culture . When you look at Narvarre Beach, just when you get into that
area , you see a butterfly house . It is a big attractor for people and children . It is a park
type setting that doesn 't command a lot of equipment. Jack suggested some type of
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culture, some type of place setting that advertises Fairhope. Dr. Thayer asked if Jack
has ever heard of a business incubator. Jack indicated that a business incubator was a
part of his report. Dr. Thayer seemed to think that it might be a fit. The technology park
really needs a lot of infrastructure that a city would need to do . An incubator business
would need space, low end amenities like internet service that would invite businesses
to come into that area . Jack 's vision is some type of gateway into Fairhope , before we
get into the business aspect of the City . Jack commented that you could leave the
welcome center where it is and let chamber and tourism start at this point. Fred wanted
to clarify that he did not include the church property which is another 14 acres . There is
approximately 25 acres located from 104 through the trailer park , backed by the Auburn
extension property. Mr. Charles asked the latest on the church selling their property .
Fred indicated that the latest is that they are open to whatever happens . They want to
see it rezoned so they can one day sell their property. Mr. Charles asked which came
first the chicken or the egg . Fred commented that he was glad Dick brought that up.
This has been the issue ever since Fred has owned out there . The comprehensive plan
we all agree is a wonderful plan, provides language that is to be a guide and create a
framework for the development of Greeno Road beginning about a year ago because it
is a ten year lapse when it was first passed . So beginning last year, we were to begin a
frame work for development for Greeno Road . Mr. Charles confirmed that was why we
are here meeting .
Fred commented that this is not a residential neighborhood . We have an opportunity to
leave a legacy for the community . The property owners are on board with this and we
are unified in wanting to push this down the field to get something done and we can't do
that during the current circumstances. So we can have all the visions in the world and I
have a lot of visions and I could do an artist's rendering of what I want this to look like.
The Comprehensive Plan recognizes that this is going to be driven by market forces, not
simple planning. I would like to see this committee come up with a recommendation from
Planning and Zoning to create the framework so we can move forward . Fred
commented that he does not know what is going to come in and what market forces will
be that are going to come in , but we ought to have a legal or enabling legislation that will
provide for the vision to be realized. He added my people suffer from a lack of vision .
We need a vision and need to be able to communicate that to the community and then
begin the imp lementation process .
Dr. Thayer suggested that one of the things that might be useful is to think in terms of an
overlay district particularly for that side of Highway 98 because they are more residential
on that side . An overlay district would allow someone who looks at it to bring down the
use within the ordinance to provide flexibility . Ralph commented that these can be tricky
to write, but they provide the flexibility that your standard zoning can't even imagine . Dr.
Thayer would like to meet and walk their (the east side of Greeno) property and give
them some thoughts. One idea that Dr. Thayer had which might fit the Food World
property better was what he saw in Washington D. C. There was an old torpedo factory
in Alexandria Virginia that they converted to a linear space where craftsmen worked,
glassmaking , candlemaking and all sorts of other things. It has become a huge
attraction . The possibility to do this on your side or the Food World, Dr . Thayer was not
sure about but it would tie with what Fairhope is about the arts and culture . Jack
commented that would be a natural link to recreation. The land is taken up with the big
ball fields. There was discussion about linking the recreation property across Highway
98 .
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Fred commented that there was a 50 mph speed limit outside of his house . At 5pm or 8
am , they are doing 60 mph , so you would have to be nimble to get across the road . Fred
has a vision of a walkway going across from the park . Mr. Charles and Fred both agreed
that it could be done. Mr. Charles commented that most of the overpass walkways turn
in to places where teenagers like to drop eggs on passing vehicles . Jack mentioned
there was a brand new one in Biloxi completely enclosed but see-through and goes
across Highway 90 . Elderly people use it , because it is their way to the beach from a
ret irement home . Mr. Cha r les added that it (the bridge) is another part of the v ision .
Fred commented that you have the recreational , the tourist , and it could be a funneling
place to send the tourists . Maybe a museum at the location with crafts , a colonial village ,
a Volanta village. There is a plantation house on the corner of Hwy104 that the Church
owns . It used to have a separate kitchen out back . It had a barn . It could be a gathering
point for the tourist that they could send them downtown or to the hotel.
Dr. Thayer commented that over the last year, he has seen three historic houses
demolished in the City . Each one could have been taken apart and moved . Fred added
that it would be like Will iamsburg on the East Coast. Joe mentioned the shops in
Cherokee . Fred commented that they may have some shops and restaurants . He
knows that the central plann ing part as what should go in there that doesn 't work, the
market forces will determ ine what will go in there . The market forces have to have a
frame work .
Mr. Charles asked about the theme concept like the German village . The whole flavor is
a theme . Do we need a theme type area? Joe mentioned that Helen Georg ia is like that.
Jack said he can accept the theme if they don 't have it so strong that it pu ll s people from
do w ntown Fairhope . It would have to be a pass through or gateway type of operation .
The conversation turned back to the plantation house owned by the church . Fred said it
is the church 's property . Mr. Charles asked if the church has a place to go if the City of
Fa ir hope buys it. Fred d id not know . Barry commented that there was so much property
the re that it may be that they can adapt their property and stay in the location .
Everything could build around them . Mr. Charles said he got the impression from Fred
that the church was ready to sell , if it was the correct price and they could go elsewhere.
Fred added that you have almost 11 acres of property owners in agreement that they
want to sell. The Church can decide if they want to stay or go or parcel the irs off. As long
as it fits within the frame wo rk with the theme or overall plan , that is what we are after.
You could tie it with your st reet lighting and landscaping theme or infrastructure theme
can tie it together . Dr . Thayer added that you may have to do a staged approach and an
overlay district can help do th is . Fred wants to be leaving a legacy and wants the
property values for the ne ighbors across the road to go up whatever they do . Mr.
Charles said that you have to have a code already established before you progress to
that construction cycle . Dr. Thayer suggested that they talk to their neighbors about a
staging of maybe one or two parcels as they go .
Mr. Charles suggested they reconvene either January or February. It was suggested to
ho ld another meeting toward the end of January. Mr. Charles requested the group to
contact their neighbors in their particular zone of interest to get ideas. Mr. Charles will
pick a date and send a notification by email.
Fred wanted to propose and ask to get some Planning legal ideas as to what has been
done in situations like th is , any legal enabling legislation. Dr. Thayer was not sure about
8
Alabama , but he said that yes there was in Louisiana . Fred asked about the overlay
distr ict for the hospital. Mr. Charles commented that the overlay district was done with
our own effort within our own planning department. Fred asked if it could be a blueprint.
M r. Charles briefly described the process of an overlay district procedure . Rick asked if
an overlay district could be done for recreational services or a theme village . Mr.
Charles said you look at the degree of development already in place . Rick commented
t hat they next question would be can you create a district for a non-professional use .
M r. Charles said that you can tailor the district to fit. Nancy said that staff may be able to
check with the American Planning Association PAS system to get some information
there. There was a suggest ion to look at Ferdina Beach or Rosemary Beach Florida.
The meeting adjourned .
Signed , ________ _
RN Charles , Chair
9