HomeMy WebLinkAboutO-1764ORDINANCE NO. 1764
AN ORDINANCE AME DING ORDINANCE NO. 1253
KNOWN AS THE ZONING ORDINANCE, AND AMENDING
ORDINANCE NO. 1664 AND 1708
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE , ALABAMA as
follows:
Whereas, the ordinance known as the Zoning Ordinance (No. 1253), adopted 27 June 2005, together
wi th the Zoning Map of the City of Fairhope, be and the same hereby is changed and altered in
respect to that certain property descri bed below and known as the Klumpp PUD ;
Whereas , after the appropriate public notice and hearing of the Planning Commission of the City of
Fairhope, Alabama, forwarded a favorable recommendation for Ordinance No. 1664 on November
25, 2019, to establish the Klumpp PUD ; and to further amend the Klumpp PUD with Ordinance No .
1708 on April 26, 2021; and
Now Therefore , the Planning Commission of the City of Fairhope, Alabama, has forwarded a
favorable recommendation to amend the Klumpp PUD.
The property of Gayfer Village Partners, Inc. genera ll y located on the west side of State Hwy. 18 1
between Gayfer Road and Fairhope A venue , Fairhope, Alabama.
KLUMPP PUD (2 nd ) AMENDMENT
PPIN #: 24160, 236701 and 316793
Legal Description: (Case number ZC 22 .04 )
COMMENCE AT A RAILROAD SPIKE AT THE NORTHEAST CORNER OF SECTION 15,
TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA; RUN THENCE
WEST, ALONG THE NORTH LINE OF SAID SECTION 15 1320.55 FEET TO A POINT; RUN
THENCE SOUTH 00-22-18 WEST, 29.73 FEET TO A CAPPED REBAR MARKER ON THE
SOUTH RIGHT-OF-WAY LINE OF GA YFER A VENUE FOR THE POINT OF BEGINNING OF
THEPROPERTYHEREINDESCRIBED,SAIDPOINTBEINGTHENORTHEASTCORNEROF
"WHITE GROVE SUBDIVISION , UNIT TWO" AS RECORDED ON SLIDE 1344-B IN THE
BALDWIN COUNTY PROBATE RECORDS , CONTINUE THENCE SOUTH 00-22-18 WEST,
ALONG THE EAST LINE OF SAID SUBDIVISION, 1298 .08 FEET TO A CAPPED REBAR
MARKER AT THE SOUTHEAST CORNER OF SAID SUBDIVISION; RUN THENCE SOUTH
00-56-09 WEST, 1297.18 FEET TO A CAPPED REBAR MARKER ON THE NORTH RIGHT-
OF-WAY LINE OF FAIRHOPE AVENUE; RUN THENCE SOUTH 89-55-36 EAST, ALONG
SAID RIGHT-OF-WAY LINE , 1178.82 FEET TO A CAPPED REBAR MARKER; RUN THENCE
NORTH 45-24-21 EAST, 132.28 FEET TO A CAPPED REBAR MARKER ON THE WEST
RIGHT-OF-WAY LINE OF COUNTY ROAD 27; RUN THENCE NORTH 00-44-18 EAST,
ALONG SAID WEST RIGHT OF WAY LINE , 229.22 FEET TO A CAPPED REBAR MARKER;
THENCE CONTINUE NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY, 107 .8 6FEET
TO A CAPPED REBAR MARKER; THENCE RUN NORTH 04-44-33 EAST, ALONG SAID
RIGHT-OF-WAY, 100.24 FEET TO A CAPPED REBAR MARKER; THENCERUNNORTH00-
44-18 EAST, ALONG SAID RIGHT-OF-WAY ,433.00FEETTOACAPPED REBAR MARKER;
RUN THENCE NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY LINE, 1562.96FEET
TO A CAPPED REBAR MARKER ON THE SOUTH RIGHT-OF-WAY LINE OF GAYFER
AVENUE; RUN THENCE SOUTH 89-57-26 WEST, ALONG SAID RIGHT-OF-WAY LINE ,
1282.66 FEET TO THE POINT OF BEGINNING; CONTAINING 75.93 ACRES, MORE OR
LESS.
1. That, attached as "Exhibit A" is an approved site plan. The property must develop in
substantial conformance with the approved site plan and supporting documents. Any
substantial deviation from the attached si te plan, as determined by the Director of Planning,
will require re-approval by the Planning Commission and the City Council of the City of
Fairhope, Alabama, as a PUD amendment.
2. That, the following amendments have been made to the PUD:
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Ordinance No. 1764
Page -2-
The layout of the roads were revised to provide connectivity to Gayfer Avenue Extension as shown
on Exhibit A attached hereto .
UNIT 1:
Lots: The lot count remains the same. The lot layout has been amended as shown on Exhibit A
attached hereto .
UNIT 2:
Acreage: Unit 2 was reduced from 41 .03 acres to 40 .76 acres as shown on Exhibit A attached hereto.
UNIT 3:
Lots: There shall be two (2) lots .
Site Plan Review: A stand-alone Site Plan Review shall be required for Lot 1.
Use:
• The use of Lot 1 shall be restricted to convalescent, nursing, or assisted living .
• Lot 2 is intended only for constructed wetlands; no buildings are proposed on Lot 2
within this PUD Amendment.
Dimension Standards: The setbacks, building height, and lot coverage for Lot 1 shall be per the R-3
requirement. The R-3 minimum lot width shall not apply, and the lot dimension shall be as shown
on Exhibit A attached hereto.
The Planned Unit Development (PUD) known as Klumpp PUD is hereby amended. This
Klumpp PUD (2nd) Amendment supersedes all prior Klumpp PUDs and any terms within prior
PUDs that have not been hereby amended remain in full force and effect. It shall hereafter be lawful
to construct on such property any stru ctures permitted by Ordinance No. 1253 and to use said
premises for any use permitted or building sought to be erected on said property shall be in
compliance with the building laws of the City of Fairhope and that any structure shall be approved
by the Building Official of the City ofFairhope and that any structure be erected only in compliance
with such laws, including the requirements of Ordinance No. 1253.
Severability Clause -if any part, section or subdivision of this ordinance shall be held
unconstitutional or invalid for any reason, such holding shall not be construed to invalidate or impair
the remainder of this ordinance, which shall continue in full force and effect notwithstanding such
holding.
Effective Date -This ordinance shall take effect immediately upon its due adoption and publication
as required by law .
ADOPTED AND APPROVED THIS 12TH DAY OF DECEMBER, 2022
Attest:
B#illlli~ ~
B
ADOPTED AND APPROVED THIS 12TH DAY OF DECEMBER, 2022
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Exhibit A
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l C I I • A :,, =~ Exhibit A ' \ I~-I I l I I L----~---.,,,..,, I 1\U,C I I I ,· r--( .. -,::'..: c. l ~'-I 1-' /"::~re~-:;;;~;;-_:._"::~.·~---' r T2: INTERNAL STREETS "-1. PRCMOE S (ril.) SIOE'-"'l.KS Al.ONO THE 8LOCt< PERIMETER Al«> STREET EES IN If PI.ANTlNG STRtPATIIO.«r O.C STREl!:Tl'Rf:ES SHAU. ll!" SEL.f:CTID SECTION 20.S.13 p.,'ERLAY TREfS) Oil' CITY 01" l"AIRH()I:)£ TREE OAOINANCE ANDUTIUTIES I I ' l.NT1 fNRHQf'£AW: ~y 111 ANDQAYff"RRQt.OP'RONTAGES UNT 2 INTERNAL SIOEWHJ<S flNAl.CR06SINO LOCATIONS 10SE COOROINAT!: CURING ANAL Sil? PERMlmNO ALL SIOEWlliLKS TO 1!11!: S MIN OENERAU. Y AS SHQllvt,I TO PROVIDE INll:RCCNEcnoN _ _ ~EN MO AOCl!SS !0 LINTS ~ AND l ~r9'P, ~ ---1. t-.,r=~...,-..,;;;;; -J I I ,,, ,/i ·-• I I ./ ,' I I ..' / I ,J 1$ .,,.,. I I •.J\-lg ,,-!lllCI ,-' '! lg•-' LOT>/ . ii I ~...Ji.•~~ ... ~ I , OFJSIOEWlliLKCONNeCTIONS, ,,,,, I ,.. .. WITHONfCONNf:CTINOTOTHf / I -r-p§• =~~~~llv:~ · 1 I ;~~~EASTERN _J .. l / wan....cli --_J 1-v·--:-~~--.-~ _ ............ ~ _,... . • _Q81I::J: ....... , t .,.. .. f"' LOT i,,,,., ►../ ---• .. <t! ... ~t: •"/ ... . .... .......... . /,. . .-.... " •-.v. I . ,,.. ,,. ') ........... ...... . / ~,tv,,,>, ~ ~/ -, ... , """'°' \ -"'-<--L 1 1,1 ,,, ,.,,. _1 : ~/ -, ,,, ,I .,,,,,,.. ~,,, 1/ ,/ 1/ If / / / l J ,/ /J // /I ,'I\ ---/ / /'"':;, j 11 I / / true,/--1: I , \ , j _-;ba~~~~-~~~~I L ,, ,, -\ \ I !,,', I SW.U. PRO\IIOE 5' t1W11) laWAU( N#J STREET TRU IN r Pl.NfllNO STRIP -TREl:S PROV10£0AT 45' OC STM~ TREES SHAll8f Sf:LECTEDFRCM SECT'ION20.5-1l (O',lf:RI.AY TM:l!.S)Of'OTYOf'fAIRHOPE TREE ClROlfW,,IC( (SPACING AOJJST!.O fOA CIRMW'YS N<J VTIUTll:S.) UNIT 1. AU. LOTS AN:> COMBINED LQTS S1-W..L. PR<MOE PARKING TO SIDE 0A REAR '" SCALE: 1·-100• 10 If (ril) SIDEWALK LOCATED IN &uffER I SETM,CK AREA '~ ! f .. ~ .:, ~ 2 ~ g g ~ , ~ '--' >: (.') ! I il! ~q j t ~ ~ ! ~ iii "' "' i a, ; I i ~ I ~ ~If 0 ~ u .; 0 .. "e' a. u ~ (!) z :5 ... ... l::, ... 0 T"""" ;;; ",j ql .., ~ .., C( ... N"' "' .., ... C( 0 > u 0 ., ~== J-------,------.----:----,----;------r---;;----.-------;----r---~-------;-----r------;:----.----;;;---1--======:'..J ;; 10
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Exhibit A
PROPERTY DESCRIPTION:
ST ATE OF ALABAMA
COVNTY CW BALOV-IIN
COMMENCE AT A RAILROAD SPIKE AT THE NORTHEAST CORNEA OF SECTION 15,
TOWNSHIP fl SOUTH, RANGE 2 EAST , B.t.U)W"IN COUNTY, ALABAMA; RUN THE NCE
WEST.ALONG THE NORTH LINE OF SAIOSECTION 151320.55 FEET TOA PCMNT;RUN
THENCE SOUTH oo.22·111 WEST, 29 T3 FEET TO A CAPPED REBAR MARKER ON THE
SOUTH RIGHT -tY-WA.Y LINE Of GAYFER AVENUE FOR THE POtNT OF BE~NNING OF
THE PROPERTY HEREIN DESCRIBED, &JD PONT BEING TliE NORTI1EAST CORNER
Of "WHITE GROVE SUBOMSK>N, UNT TWO' AS RECORDED ON SLIDE 13«--B IN THE
BALCMIIN COUNTY PROBATE RECORDS, CONTINUE THENCE SOUTH 00-22•18WEST,
ALONG THE EAST LINE OF SM> SUBOMSK)N, 1298.08 FEET TO A CAPPED REBAR
MARKER AT THE SOLJTHEAST CORNER OF SAlO SUBOMSK)H; RUN T1iENCE SOV1li
QO.M.OIWEST , 1297111 FEETTOACAPPEORE.BARMARKERONTtE NORTHRJGHT-
Of.WAY LINE OF FAIRHOPE AVE.HUE: RUN Tl-tENCE SOUTH 19-65-38 EAST, ALONG
SAID FUGHT-OF-W AY LINE. 1171.112 FEET TO A CAPPED REBAR MARKER; RUN THENCE
NORTH 4S-2'-"21 EAST , 132.28 FEET TO A CAPPED REBAR MARKER ON TlE WEST
RIGHT..oF•WAY LINE OF COUNTY ROAD 27: RUN Tl-ENCE NORTH 00-'4-18 EAST,
ALONG SAID WEST RIGHT:.()f-WAY LINE, 229.22 FEET TO A CAPPED REBAR MARKER;
THENCE CONTINUE NORTH ()0..44.tfl EAST, ALONG WO RtGHT..oF-WAY, 101.86 FEET
TO A CAPPED REBAR MARKER: THENCE RUN NOR'TM 04.4'--33 EAST, ALONG SAID
RIGHT ..oF-WAY. 100.24 FEET TO A CAPPED REBAR MARKER; niENCE RUN NOATH 00.
44-111 EAST, AL.ONG SAID RIGHT-OF-WAY, 433.00 FEET TO A CAPPED REBAR MARKER;
RUN THENCE NORTH 00-44-18 EAST , ALONG SAIC RIGHT-Of-WAY LINE. 1562.96 FEET
TO A CAPPED REBAR MARKER ON THE SOUTH RIGHT-OF-WAY LINE OF GAYFER
AVENUE : RUN THENCE SOUTH 89-57-26 WEST. ALONG SAID RIGHT-OF -WAY LINE,
1282.66 FE ET TO THE POINT OF BEGINNING; CONTAJN1NG 75.93 ACRES. MORE OR
LESS.
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quaMty offx,de m,,terlill 1nd deign •nd n approwd by the Pilnnlng
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TYPE "A"
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TYPE "C"
TYPICAL ROAD SECTIONS
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a. The zoning dimensions for Unit 2, Lot 1 are modeled after, but not identical to, th e zoning requirements for R-3 found in the Fairhope Zoning Ordinance. The
following exceptions apply:
1. Th e minimum lot width shall not appty. The lot dimensions shall be as shown on the PUD drawing.
2. Total number of allowed units Is 233.
b . The requirements for Unit 3 , Lots 1 and 2, are modeled after, but not Identica l to , the zoning requirements for R-3 found in the Fairhope Zoning Ordinance.
1. Th e minimum lot width shall not apply. The lot dimensions shall be as shown on the PUD drawing.
c . The allowed use for Unit 3 , Lot 1 shall be limited to convalescent , nursing or assisted living home.
d. No Buildings are proposed for Unit 3 , Lot 2 within this PUO .
e. Each lot In Unit 1 shall provide its own stormwater control and detention.
All commercial lots should f~low the guidance of the TIS. Arty projects exceeding the projections In the submitted TIS may require additional road
improvements.
g. This PUD dowment, along with the City of Falrhope's Ordinances, Regulations, and review processes will provide a development that complies with the
City's Comprehensive Plan .
TABLE2
UNIT ANDRIGIIT-OF-WAYACREAGE Owner G•yfe r Vill•~ P•rtnen.U.,C
ACREAGE EXCLUDING R.0 W ACRfAOE Of R.0 W
UN IT I 19.50 5.28
UNIT2 40.76
UNIT 3 9 .2 1 1.1 8
TOTAL SITE 6947 646
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Exhibit A
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SIGNAL
5' (,,..,_) SIOEW--.UCS ~ONO TltE llOO( PERIMETER AND STREET
UNIT 1•fN!ltffl/\YJi HIQHWAY1f1 l"QGAYfERRO,pfRO"T/'9fSJ
SHALL PROVllE 5' I,..._ J IIOEWALK N#O STREET TREE N t' PlNITMJ STRIP
TREES l'ftOVIO£D A.T •9' O.C. STREET TRttS aWl. IIE SELECTED""°"'
SECT'IOH 20.1-,3 (Olo'£Rt.AY TREEI) OF CITY 0, ,~ TM:£ OAOINNICE
(IPACNJ AO,,,IJS'T[0 FOR OANEWA.YI ANO UTI..ITIES.)
SHA.LL BE SELECTED
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MEMORANDUM
DATE: November 28 , 2022
TO: Fairhope City Council
FROM: Hunter Simmons, Planning Director
RE: Klumpp PUD (ZC 22.04)
A Public Hearing was held during the June 6 , 2022 Fairhope Planning Commission
("Commission") for an amendment to the Klumpp PUD. In essence, the reasoning for
this amendment focused o n a proposed road that crossed the upper Cowpen Creek
watershed and ultimatel y connected to US HWY 181. After multiple permits were
submitted to the USACE, the Applicant instead asked to amend the PUD to remove the
proposed road .
The staff report presented to the Planning Commission is attached for yo ur convenience.
Staff reviewed the request and made a recommendation to the Planning Commission to
approved Case ZC 22.04 with the following conditions:
1. A new application for preliminary plat is submitted to ·Plannin g Commiss ion for
approval making case SD 21.33 null and void.
2. A master drainage plan shall be prepared for the entire site and included with the
initial s ubdi vis ion app lication creating units 1-3
3. City of Fairhope site plan re view (Zoning Ordinance Article II , Section C.2.) sha ll
be mandatory for each lot w ithin units 1-3.
4. C ity of Fairhope subdivision regulations (including multiple occupancy project
pro visio ns as applicable) shall be required for the creation of all lots and units within
the Klumpp PUD.
5 . A 2 0 ' greenspace and tree pre se rvation strip shall be provided along Hwy 181.
6. Unit 2 will require 20% greenspace as shown. Provided retention/detention shall
not encroach into required greenspace other than those methods approved within the
City of Fairhope Subd ivi sio n Reg ulations and /or as approved durin g MOP/Site Plan
Review.
7. Construction of sidewalks sha ll be done at the time of development of the internal
roadways.
The Planning Commission unanimou sly recommended approval of ZC 22.04 , subject to staff
recommendations . They also added the following condition.
8. Revision of the site plan to allow a connection to Gayfer Avenue through Unit 3.
The Applicant submitted revised plans and provided the requested connection to Gayfer Ave
Ext., through Unit 3. In summary, the following changes to the PUD are being proposed to
accommodate the new road .
• One street connection was removed to Hwy 181, but a new connection was added to
Gayfer Ave Ext.
• Unit 1, layout of Lots 9-12 received minor changes to accommodate the new road.
• Unit 2 , Lot 1 was reduced in size from 41.03 acres to 40.76 acres to accommodate the
new road.
• Unit 3 was split into two lots.
o Unit 3, Lot 1 is still limited in use as convalescent, nursing, or assisted living
home, but the acreage changed from 10.63 acres to 5.12 acres .
o Unit 3 , Lot 2 consists of entirely constructed wetlands.
Being a PUD, further development of the subject property must develop in substantial
conformance with the approved plans. The revised plans, included as Exhibit A , meet the
requirements set forth in Condition 8 above. Consequently, this PUD amendment (Case
22.04) is being forwarded to the City Council with recommendations of approval from
staff, as well as a unanimous recommendation of approval from the Planning
Commission with the following conditions:
1. A new application for preliminary plat is submitted to Planning Commission for
approval
making case SD 21.33 null and void.
2 . A master drainage plan shall be prepared for the entire site and included with the
initial subdivision application creating units 1-3
3 . City of Fairhope site plan review (Zoning Ordinance Article II , Section C.2.) shall
be mandato1y for each lot within units 1-3.
4 . City of Fairhope subdivision regulations (including multiple occupancy project
provisions as applicable) shall be required for the creation of all lots and units within
the Klumpp PUD.
5 . A 20' greenspace and tree preservation strip shall be provided along Hwy 181.
6. Unit 2 will require 20% greenspace as shown. Provided retention/detention shall
not encroach into required greenspace other than those methods approved within the
City of Fairhope Subdivision Regulations and /or as approved during MOP/Site Plan
Review.
7. Construction of sidewalks sh al I be done at the time of development of the internal
roadways.
City of Fairhope
Planning Commission
June 6, 2022
The Planning Commission unanimously (7 Ayes , 0 Nays) voted to recommend approval of ZC 22 .04
ZC 22.04 -Klumpp PUD Amendment
Project Name:
Klu mp p PUD
Site Data:
75 .8 5 acres
Project Type :
PUD A mendment
Jurisdiction :
Fairh o pe Planning Ju risdiction
Zoning District:
PUD
PPIN Number:
241 60, 316793, 2367 01
General Location :
Nort hwest intersectio n of State
High w ay 181 and Fairhope Avenue -Surveyor of Record:
Go odwyn M ills Ca wood
Engineer of Record:
Goodwyn M i ll s Ca wood
Owner/ Developer:
GAYFER VI LLAGE PAR TNERS LL C
School District:
Fairh o pe Elementary School
Fairh o pe Middle and High School
Recommendation:
Ap p r ove with Cond itions
Prepared by:
Mike Jeffries
Lege nd
-Road
C]Parcet
B·2 -GeMral Business District
PUC -Planned Unit Development
R-1 -Low Density Single-Family
R-2 -Medium Density Si'lgle.F■mHy
• R-A • Residentia ~Agriculture District
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CO UNTY RD .
Application wa s submitted using new online submittal portal. Image of online application below.
m PERMIT PROJECT
FI.EI: 22-ooon4
'861 GAVF£R RO FAIRHOPE AL 36 532
(ZC 22.04)KUMPP PAACfl MIXED USE DEVELOPMENT
W PERMITS ·: REV1£WS i!:J INSPECTIONS DOCUMENTS :. CONTACTS :: ACTIVITIES • NOTES • FILE
PERM IT I : ZCP22·000001
Pe rmit Type
Zoning Change for PUD
rt:ra1
WOfk Oe5Cftptk>n-
(ZC22.04)Kumpp Parcel Mix ed Use Development
jAwllcant
Goodwyn, Mi lls and cawood · Jeremy Sasser
Statu s
Under Rev iew
Val u1Uon
0.00
Is tN s for multiple parcels'
Ye s
UST ADDITIONAL PARCB.S
PARCB.N\MBER
05-46-05-15-0-000-001 .003
vi
..
FEES & P,\VMENTS PERMIT OATES
Plan Check Fee s l.lj)plleatlon Date
0.00 03/2VW'12
Pemvt Fees Approval Date
1,020.00
TotajAmount Issue Date:
1,020.00
Amoum Pa id Explrauon Date:
0.00
Ba lence Oue ctoseo.t,
1,020.00 03/24/2022
Non-Blllabte Last lntpectk)n
Summary of Request:
Public hearing to consider the request of the Applicant , Goodwin, Mills, Cawood, LLC, on behalf of the Owner,
Gayfer Village Partners, to amend the existing PUD (Planned Unit Development) for Klumpp PUD . Klumpp PUD
was originally adopted by City Council on November 25, 2019 and amended April 26, 2021. The property is
approximately 75 .85 acres and is located on the west side of State Highway 181 between Gayfer Road Ext . and
County Road 48 .
Comments:
The main reason for the currently proposed PUD amendment is to remove a portion of road through wetlands ,
providing connectivity between Units 1 and Unit 3 and an optional ingress/egress to Hwy 181, as illustrated on
the following plans.
Figure 1 below is the existing (approved) site plan . The area circled in red emphasizes the area revisions are
proposed . As seen in Figure 2, the proposed road ends at commercial lot 10. Since our last review of this
project, the applicant has worked with the Corps of Engineers with potential designs for a road within both the
natural wetlands and the constructed wetlands. Ultimately, they now request not to install the road .
Figure 1 : Existing Site Pla n
1 ZC 22 .04 Klumpp PUD Amendment -June 6, 2022
Figure 2 : Pr o posed Site Plan
The requested amendment is not changing any uses or previous conditions of the approved PUD . The only
change is in the design of the road, which prompted different lot shapes and sizes for lots 10, 11, and 12; and a
sl ight reduction in size of Unit 3 from 10.63 acres to 10.39 acres. The existing lot layout is shown in Figure 3
below. The proposed changes to the lots are illustrated in Figure 4.
--
2
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Figure 3 : Existing Lot Layout
UN IT3
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ZC 22 .04 Klumpp PUD Amendment -June 6, 2022
' ----'I I
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Figure 4 : Proposed Lot Loyout
,,
UNIT3
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As proposed, lot 12 will require ingress/egress from either Gayfer Ave or Hwy 181. Unit 3 will only have access
from Gayfer Ave . Uses within Unit 3 are limited to convalescent, nursing, or assisted living home . With the
proliferation of low-speed vehicles, i.e . 'golf carts', and considering connectivity to Un it 3 has been reduced,
staff would like to see a solution in the preliminary plat that would allow residents of Unit 3 to access the
commercial lots with a low-speed vehicle . One such option is to upgrade the trail on the west side of the
property, but the Commission/Council may wish to discuss in more detail. Neither Fairhope Ave, Gayfer Ave,
nor Hwy 181 are safe alternatives for low-speed vehicles .
The existing PUD has prel iminary plat approval (Case SD 21.33). At this time, staff cannot determine what
technical changes the proposed amendment may require . At a minimum, utilities will require alterations, but
that may extend into added length ohurn lanes, potential alterations to drainage, sidewalks, and/or
greenspace . Consequently, the proposed changes will require a new preliminary plat review .
No other changes were proposed at this time. Therefore, those items approved within the review of the
previous PUD amendment (Case ZC 20 .10), and not mentioned in this review, still apply, including any conditions
of approval.
A full copy of the staff report for Case ZC 20 .10 is included in the packets. For reference, the conditions of
approval for that case were :
3
1. A master drainage plan shall be prepared for the entire site and included with the initial
subdivision application creating units 1-3
2. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2 .) shall be mandatory
for each lot within units 1-3 .
3. City of Fairhope subdivision regulations (including multiple occupancy project provisions as
applicable) shall be required for the creation of all lots and units within the Klumpp PUD.
4. A 20' greenspace and tree preservation strip shall be provided along Hwy 181.
5. Unit 2 will require 20 % greenspace as shown . Provided retention/detention shall not encroach
into required greenspace other than those methods approved within the City of Fairhope
Subdivision Regulations and/or as approve during MOP/Site Plan Review .
6. Construction of sidewalks shall be done at the time of development of the internal roadways .
ZC 22 .04 Klumpp PUD Amendment -June 6, 2022
Staff Recommendation:
Staff rec ommends conditional approval of Case ZC 22.04 Klumpp Planned Unit Development (PUD) amendment
for PPIN's 236701, 24160, 316793 with the following conditions:
1. A new application for preliminary plat is subm itted to Planning Commission for approval
making case SD 21.33 null and void .
2. A master drainage plan shall be prepared for the entire site and included with the initial
subdivision application creating units 1-3
3. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2 .) shall be mandatory
for each lot within units 1-3 .
4. City of Fairhope subdivision regulations (including multiple occupancy project provisions as
applicable) shall be required for the creation of all lots and units within the Klumpp PUD .
5. A 20' greenspace and tree preservation strip shall be provided along Hwy 181.
6 . Unit 2 will require 20% greenspace as shown . Provided retention/detention shall not encroach
into required greens pace other than those methods approved within the City of Fairhope Subdivision
Regulations and/or as approve during MOP/Site Plan Review .
7. Construction of sidewalks shall be done at the time of development of the interna roadways .
8. Revision of the site plan to allow a connection to Gayfer Ave nue through Unit 3.
4 ZC 22.04 Klumpp PUD Amendment -June 6 , 2022
GMC,
G oo dwyn M ills Cawood
2039 Main S reet
0 Box1127
Daohne AL 36526
T (251) 626-2626
F (2S 1) 626-693•
www gmcnetwor<.com
April 25 , 2022
Mr . Hunter Si mmons
City of Fairhope
Planning and Zoning Department
PO Drawer 429
Fairhope , Alabama 36533
RE : Klumpp PUD Amendment
Dear Hunter,
Please find the enclosed revised PUD document we are requesting to be placed on the June Planning
Commiss ion agenda . Also enclosed i s a rev ised set of construction plans show i ng the revisions
associated with the revisions to the PUD .
The changes we have made to the PUD are listed below:
1. We have stopped stree t B short of Cowpen creek and we are now showing a cul-de-sac south
of the creek. After multiple permit subm iss ions to the USACE it was apparent to us that they
didn 't want us to cross the creek w ith improvements .
2. Th is change has resulted in shifting the lot lines associated with Unit 1 Lots 10-12 and Unit 3 Lot
1. We are not creating any more new lots , we are simply shifting the lot lines to bette r align w ith
the new road configuration.
The majo r changes made to the construct ion plans are l isted below:
1. The roa d way was terminated south of Cowpen Creek and a roundabout is being shown . No
work is be ing shown in the floodway associated with Cowpen Creek and therefore a No-Rise
certification isn 't requi red at this time.
2. The northern connectio n to HWY 181 has been removed .
3.
4 .
5.
The constructed wetlands has been moved to sit entirely on Unit 3 Lot 1.
The pump station has been relocated to Un it 1 Lot 11. At the t i me of p roject acceptance Lot 11
will be deeded over to the City of Fairhope .
A revised Master D rai nage Plan has been attached reflecting the changes to the road and lot
layout.
If you need any add it ional information o r have any questions , please contact me at (251 ) 380-8750 .
Sincerely,
GMC,LLC
Jeremy Sasser , P.E.
Project Manager
Building Communities
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UNIT 2; INTERHAI. STREETS
UNIT 2· INTERNAL SIDEWALKS ~ 5' (mil.) sioewAU<S ALONG THE BlOCK PERIMETER AND STREET
TREES IN&' Pl.NmNG STI!:JP AT go.ea O C STREET TREES SHAU. 8E SELECTED
FROM SECTION 20.5-13 (OVERLAY TREES )OFCITYOF FAIRHOf'E TREE ORDINANCE
(SPACING ADJUSTED FOR DRI\IEWAYS AND UTI.ITIES)
FINAL CROSSING LOCATIONS TO BE COORDINATE DURING FINAL SITE PERMITTING
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PROPERTY DESCRIPTION:
STATE OF AJ..ABNM
C0UtlTYOFMLO\VIN
OOMUENCE AT A RAJlAOAO SPIKE AT THE NOftTHfAST C0RHER C, SECTION 15.
TOWN9HIP 8 SOUTH, RANGE 2 EAST, 8AU7MN COUNTY, 1'tl..ASNM. RUN TH£NCE
WEST, ALONG THE NORTH LINE OF SAID SECTION 1$ 1mS.SFUT TOA PONT RUN
Tl-£Nef 30UT11 00-ZZ· 18 WEST, 2173 FEET TOA CAPPE0 R[tA,R WJt(ER ON THE
SOUTH RKJ-n..QF.WAV UNE OF GAY'FER AVENUE FOR THI! POINT OF 1£0 HO OF
floE 1'1'0PERTY HERE'.N 0ESCRl8EO, SAID POtNT BEtNG THE NORTHEAST CORNER
OF 'WHITE GftOVE SUBCMSK>N, UNIT TWO' AS RECXlROEO ON SLIDE ,.,..._I IN THE
8Al.OWIN COUNTY ~TE RECORDS, CONTINUE THENCE SOUTH 00.22-11 WEST.
ALONG THE EAST LINE OF SAID SUBDIVISION, 1298.08 FEET TO A CAPPED REBA.R
MARKER AT TH: SOUTHEAST CORNER OF SAID SUBOMSON; RUN Tl-ENCE SOUTH
i»,e&-09WEST 187 16FEET TOACAPPEDRE8AR MARKER ONTHE HORTHRIGHT•
0,..WAVUNEOF F°"RHOPE AVENUE : RUN THENCE SOUTH ff.M.311 EAST , AL.ONG
SAIDftJOHT-0¥0WAY 1178.8,2 FEETTOACAPPEOREBM MARJ<ER:RUNTHENCE
NOR04 45-24,.2 1 EASl', 1l2 28FEETTOACAPPEDREBARMARKER CN mE\\'EST
,iiiGHT~•WAYU'EO,COUNTYRO,t,027; RUN THENCE~ OO-,M-11EA9T
N..DNG 3A!O W6T RIGHT-OF-WAY LINE. 22122 FEET TO A CAPPB> RE8AA MARKER:
TlfCNCE COKTNUE NOA.nt 00-U-18 EAST, AL.ONG SAID RIOHT-OF-WAV. 107.NFEET
TO A CAPPED Rf.SN\ Ui"iRKER: THENCE RUN HOR.TH 04.u.33 EAST , Al.ONO M'O
RIGH'T-Of•WAY 1002" FEET TO A CAPPED REB>J\MARKER, THENCE RUNNORTH00-
,.,.,1 &AST, AL.ONG SAIORtGHT-Of-WAY, 433.00 FEET TOA CN'Pf.DREBAR IAARKER:
R\JNlHENCE ~RTH 00-'4-18 EAST.ALONG SAIORGHT-OF•WAYLINE, 1592.NFEET
TO A CAPf"ED RE8AR MAAKER ON THE SOUTH RIGHf-Of.WA.Y LINE Of GAYFER
AVENUE; AUN 1 HE.'«'.::£ SOUTH at-!7•29 WfST, Al.ONG S.-..0 RIOHT-OF•WAY LIN!.
1212 M FEET TO THE POIUT OF BEOlNNING; CONfAHNG 7593 ACRES. MORE OR
"55
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1 0rMM&9, utitity ■nd~triln NS9fflfflU wil b4, proYi~■nd ltc0f~I$
necen1rvdur1n&mepl.1n1rid1ubdiY11111n1pprOY11I.
2. heh lo! of eKh ~ must provide 1nd n'lllnt.ln pO'litm d11Nge lo!-1d,-Cem
proper11fl that,,.,.,.,, be disctwr1irl1 onlo It.
3. Sldtw11k.l(mtn.5'wide)willb1proviffd1lon1both1rd~of~public:1trHt
Wlthtn !ht PU0 11 thl !H'M !hi 111"1'1 ... construclff.
4 1n,111,1-nptto ■cho■-ve1cohflivecti.rxt«ofrt1Htemilld~tlnllnh2;
fronb of .. fftidt-n!i,I ~ 1nll wilhin Unit 2 WI f1I wilhin in 1 'l(f min •nd
1ltt:lmuinwmb.Mtoronefromtht11fffl,withrhe••l9tionofbuilclnp
irrlHCttd by utlity l«.ltionJ, licht'"&, Of butldlnp louttd .,.,o,ner1, or wnon
In th■ ,trfftln wlw;hc1HIMS■buiklnpm1Y--,from thabuld-tomne
S ln1nempttoxh!Ne1cohalwclvfac-1erofc6evtlopmentlnUnit 1•2.NI
burldinlfK■deffilteri■k1h■llbe conslf1o1Clt'dofa1 ffil~$d.inp,ecedtnt,
by the ht MejKand~ment wbmltt.i
S I Subsequent buildiflCS fflll' ,q1y In ,,.,.,, ... 1-11 by p,o..,;di"l cre■ ter °" eqi...t
qu■lilyoffK ■deffillerillanddesign1rid ■s1P9'0Yeilbl'thel'larwling
Commission ind City Cound.
6. S,dtw_.kl within •11 IJnit 1, Llnlt 2, ,nd Unit 3 lol1 wil be designed ar,d comtrucltd
ln11:cordln<e wtththtSite,._n,pp,owdfori!Khlot.
7 All trttt •rid i.ndJelpe m■lerill 'Ml b• provided M Mtt'd In loul l■ndKlpe
ordln,nta~1~t--dil-..ledwkhrhecilyur1Minforestrv01•borist.
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TYPE "A"
TYPE "B "
TYPE "C"
TYPI CAL ROAD SECTIONS
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,.., .. " ln~lll,111tlolo~,t•"4
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2.~lonbJOnelotfllPwinlngMdWlclllleltllllhl -·-S.A _____ ..,PltMir,fC---•-■i
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a. The zoning dimensions fOf Unit 2. Lot 1 are modeled after, but not identical to, the zoning requ irements fOf R-3 found in the Fairhope Zoning Ordinance. The
folo'Mng exceptions apply:
1. The minimum lot width shal not apply. The lot dimensions shaft be as sho'M"I on the PUO dra'Mng.
b. The requirements for Untt 3. Lot 1, are modeled after, but not identical to, the zoning requirements for R-3 found in the Fairhope Zoning Ordinance.
1. The minimum lot width shal not apply. The lot dimensions shall be as sho'M'l on the PUO drawing.
c. The allowed use for Unit 3, Lot 1 shall be limited to convalescent, nursing or assisted living home.
d. Each lot in Untt 1 shal provide its own stormwater control and detention .
e. This PUD document, along 'Mth the City of Fairhope'• Ordinances , Regulations, and review processes vMI provide a development that compties with the
City's Comprehensive Plan.
TABLE:!
UNIT AND RIGITT-OF•WA Y ACREAGE 0v.,..,r G•rfn Vilhgc P:utncn.LLC
ACREAGE EXCLUOINO ROW ACREAGE OF R.O W
UN IT I 19.06
UN IT2 41 .0:1
lJNITl 106.'.I
TOTAL SITE 70 .72
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KLUMPP PARCEL
PIIOfl'Ol(()O[V(lOPMCNT ,_.....,...
GMCProject: CMOB190 186
.,..... .. 1
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17 DECE MBER 202o
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2039 Main Street
D1phne. AL 36526
T 251.626.2626
OMCMl r WOIII..CO M GMC:
S (m.) SIOEWAU< LOCATED
IN BOFFER / SET8ACJ( AAEA
T 2 INTERNAL STREETS
PROYIOES("9'1.)SIOEWA1..KSALONOTHe8lOCKPERlt.ETERAHOSTREET
ES INf/ Pl.ANTINO STRIP ATeo«r O.C. STREET TREH SHALL 8E SELECTED
CTK>N 20.~13 (OVERLAY TRE'ES)Of CfTY Of FAIRHOPE TREE 0ROtNANCE
YNT2 ,1PffliRNAlSNJEWALKS
FINAL. CROSSING LOCATIONS TO BE COOROfNATE DURING FINAL SITE PERMTTINO
All SIOEWAU<S TO BES MIN OEHERAU Y AS SHOWN TO PRO\IIOE INTERCOt-NECTION
~--~!WEEN AHO ACCESS JO UNITS \AHO 3
_., __ _
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SCALE: 1"=100'
10
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IN BUFFER / SETBACK AREA
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PflOPEltTYOE~
STATE Of ALABAMA
COUNTY Of BAI.OWIN
COMMENCE AT A ~ SPIKE AT THE NORTHEAS'f COftNER OF SECTION 15,
T0WNSHlP t SOUTK. AAHGE 2 EAST, BALCWI\I COUNN, Al.ADAM,\, RUN THENCE
W!ST AL.ONG THENORTHUHEOF SM>SE.CTION 15 \320MFEETTOAP0tNT. RUN
THENCE $0l.lTK00-22-t8WUT,217)FEET TOA CAPPED REBA.R MARKER ON THE
SOUTKIUQHT.0,.WAY UNE OF QA.Yf"EJlA\IENUE FOR THE PONT OF BEQNNfNG OF
THE PROPEATV HEREIN OESCFUeEO. SAil POINT BEl"IO T HORTHEMT ~R
OF'"WHl'TE GROVE. St.:e~. UNfT-WU A&~ ON Sl.10! 13"-8 IN THE
8ALOMN COUNTY PR08ATE RECORDS , CONTINUE THENCE SOUTH oo,.n:.18 WEST.
ALONG THE EAST LINE OF SAIC> SUB0fVISWJN . tZN,OII FEET TO A CAPPED RE8AR
w.RKEA AT THE SOU'T'HEAST CORNER OF SAID SU80MSK)N, RUN Tl-fENCE soun-t
(J().M.Of WEST, 1297.18 FEET TO A CAPPED REBAA ~ER ON Tl£ NORTH RIGKT·
OF,WAY LINE OF FAIRHOPE AVENUE,~ THENCE 30U'TH N-55.38 EAST. Al.ONG
SAID RtGHT-OF-WAY UM:. 1111.12 FEET TOA CAPPED REBAR MAAKER. RUN THENCE
NORTH 45-24-21 EAST . 132.29 FEET TO A CAPPED REBAR ~ER ON TIE WEST
RIGHT-OF-WAY LINE OF COUNTY ROAD 27, RUH THENCE NORTH 0(),.44.18 EAST,
Al.ONG SMJ WEST RIGHT-OF ,WAY LIE. 229.22 FEET TO A CAPPED RE.BAA MAAKER.
THENCE CONTINUE NORTH Q0.4,l..18 EAST, ALONG SAIC) RtGHf.()F,WAY , 107.INS FEET
TO A CAPPED REBAR MARKER: THENCE RLN NORTM 04-44,.,33 EAST, Al.ONG SAID
RIGHT-OF•WA.Y, 100.24 FEET TO A CAPPED REBAR MARKER. THENCE RUN JIK>RTH00-
44-18 EAST, ALONG SAID RIGHT-OF-WAY. "33.00 FEET TO A CAPPED REBAR MARKER:
RUN THENCE NORTH l'.l(),..4'-18EAST ,ALONGSAIO RIGHT-Of-WAY LINE. 1582Jl8FEET
TO A CAPPED REBAR MARKER ON THE SOUTH RJGHT-Of-WAY LINE OF GAYFER
AVENUE: RUN THENCE SOl/TH 89-57-20WEST, Al.ONO SAIC RJGHT-oF-WAY LINE.
1212.&8 FEET TO TiiE POINT OF BEGINNING. CONTAINING 75.93 ACRES , MORE OR
LESS
!!!!!!!
1 DralN&t, utility •nd pedetn.n nsemenb will N pro,,,lde,d Ind r«o,ded a,s
n«:etSMVdur.--S~e~nanclsubdiYkkln1pprOOIIII.
2. Eathlotofffdl urvtmuupr(Mdtancl rn.im:HI pmitlwdi"aiN&tfor 1dtatent
pr~ts 1"91 rn.vbedhduo11P"11ont0lt.
l Sl~lks(mln.5'wldf!)wilbepro,,,lded•lontbothJ!de5ofe-wrypublc:1t1eet
whhwl !he PUO M the timt the streets•• conu1uc1e-d.
4 ln11ttmp1t0Mhlf'W •coheslYecNfatttt' o/1ftldentlll d~ln Unh: 2;
F1onuof .. r~buikl.--SunlU--'thll!Unh:l 1hllf-'l'#ithlfllnaNmln.1nd
• .U mlXlmwn buld to rone from the strttt, with the aceptlon ofbuildlnp
~tied by utilty k:ic1tlons., tct,l:ir'I, OI' bulctinp lou,!ed l'°"&COl,...S. 0, CWWS
lntheWeetlnwhithQiH:~bulldlflpffllly-Vfromlhkbuld-lo1or,e.
5 In •Item,! lo Khitw a cohesiwcMIKI« of dewlopment In Llnlt 1 and 2; Ml
bulldlnc faudt rn.terl■ls sMI be constructed of Ike rNlerlills Ht. In pr«edenc,.
bylhebtsitepl■nd-4opmer,tsubmiltal.
5.1. Subsec,utrlt buildings may Y1fy In m■t~I by pr~n, F••ttr o, equal
qu1~ty of fiade m■leriM 1nd deslp, and H 1pproved by the Pllnninl
Comml,slon and Oty Coundl.
6. Sldewallu within 1N Unit 1, Unit 2, Ind Unit l lou will be dnlgned ind COf'lltrueted
ln1«ord■nc:1wlththe51te~napp,OYl!dfore■chlot.
7, Alltreesandl■ndsuperMll!l'l■lwillbepro,,,lded11•nedlnlocMllnclsc1,.
o,dinlncesunles1otherwlsecoord1Ntedwiththeclty111b■nfortstry0<11bor~.
I r-r I -1t-r I r:,r I C".;_=:J~-------e::::::.:J
TYP E "A"
n ,,_, ~ ~:----0
TYP E "C" ,u
TY PIC AL RO AD SECTIONS
LO l (S)
1-13
.tlQIES
""""" DIMEN~
SlANONtO .. ,
....
R-3
AlLOWEO .,.., .. ,
R-3
......... ,
""' DETENTION
TA BLE 1 ........
Sha I be designed ttOd oonltrveled In B See Peril.Ing of the
IICCOfdance with the Stormw1ter Stand.rd, of <-T-'>le 2 ol Falmope Zoning
the Feirhope Subdivision Regulation&d PUOJ Ordinance
Shal ba 6-gned and oonwucted In B ,C SN Parking of lhe
ac:cordlnoewkhlheStorfTMta•Standardsof -rablr9 2 al Felmop■Zor,ing
lheFaffl099SubdMsionReguC■lions PUOJ °"'"9noe
10
QTYOf QfYOf FAI RHOP£1'PPAOVAl ~ESS
FA1Rt40Pf ~~=Pl.Al
Yas In accordance with Article II -Procedures ol the F•lrhopl Zoning Ordinance,
each lot of Unit 1 wn follow the Site Plan Review Proeedures. Thi• p,ocess
requires, In general, the followi ng steps:
1. Submittal of Site Plan Application by epplieanl
2 Determination by Dlteck>f or Planning and Building that the
applic:llllon I• complete
3 ReYlew and recommandlllion by Pi.ming Commluion with ~I
PublicHMring
4. Final dacltion by City Councl
v.. In acoordllncewih Articla 11-Prootdwesofthe tffhope u,r.-,g Orclinance ,
Mch lot of Unit 2 shal folow hSite ~ RfMN Proc.durn This prcw.;ffS
requirH, h general, lhe following steps:
1 &ttffllttal of SHe Plan Applcetion by applicant
2. Delermination by Dnociof of Planrinv and Buiklng lhat lhe
applcationlscomplete
3 Review and recommandlltioo by Planning Commission with optional
PubllcHMrlng
4 Final decision bv Cltv Counc1
Yn In aocordllnce wih Midi 11-Prooed,.•nolthe F11rhop1Zo!Wlg0rdinance,
Md! lol of Unil 1 aha I folow lhe Site Plan Review Prooadurn Thi• prcw.;ffS
requiras.ln1111neral,lhafolowingsteps:
1 Subrnltta of Si• Plan Applcetion by apc,lcant
2. OgrmlnaD'I by Director of Planning and &.itdtng lhlll lhe
appllcelioni,complet,e
3. ReYiew and recommandalion by Pl#m!ng Commission with
091ione1PublieHuring
4, Fl~ decision bv Citv Coonc:1I
a The zoning d imensions for Unit 2, Lot 1 are modeled after, but not ktenticel to , the zoning requirements for R-3 found In the Fairhope Zoning Ordinance. The
following exceptions appty.
1. The minimum lot width shall not apply. The lot dimensions shall be es shown on the PUD drawing.
b. The requirements for Unit 3, Lot 1, ere modeled after, but not identical to , the zoning requirements for R-3 found in the Fairhope Zoning Ordinance.
1. The minimum lot width shalt not apply. The lot dimensions shall be as shown on the PUD drawing.
c. The allowed use for Unit 3, Lot 1 shell be limited to convalescent, nursing or assisted living home .
d . Eech lot In Unit 1 shell provide its own stormweter control end detention.
e . This PUD document, along with the City o f Fairhope's Ordinances , Regulations , and review processes will provtde a development that complies with the
City's Comprehensive Plan .
TA BLE2
UNIT AND RIG HT-OF-WAY AC REAG E Owner: G sy(c r Vi!J.ge Psrtnen.LLC
ACREAGE EXCWDING R.O . W ACREAGEOF R.O .W
UNITI 19.06 5.13
UNITl 41.03
UNITJ I0 .6.1
TOTALSITF 70.72 5.13
10
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City of Fairhope
Planning Commission
January 4, 2021
ZC 20.10 -Klump PUD
Project Name:
Klumpp PUD amendments
Site Data:
80 acres (approximately)
Project Type:
Planned Unit Development (PUD)
Jurisdiction:
Fairhope Planning Jurisdiction
Zoning District:
Planned Unit Development (PUD)
PPIN Number:
236701, 24160,316793
General Location:
Northwest i ntersection of SR 181 and
Fairhope Avenue (CR 48)
Surveyor of Record:
Goodwyn , Mills, and Cawood , Inc .
Engineer of Record:
Scott Hutchinson, GMC
Owner/ Developer:
GayferVillage Partners , LLC
Mr. Tom Mitchell Mr. Bill Mitchell
School District:
Fairhope East
Fairhope Middle and High Schools
Recommendation:
Approve with Conditions
Prepared by:
Hunter Si mmon s
Leg e nd
•lt co,c.,. L.Jmts
B-2 • General Bus.iess District
PUD • Planned Unit Development
R-1 • Low Den5ity Slngle-Fan-ily
-R-2 • Medium Density SlnQle-famty
• R-3 • High Density Slngle-Fanily
• R-A • ResidenbaL',\griculture O,stnct
COF Plarring .bisdiction
Summary of Request:
The applicant is seeking amendment of PUD ordinance number 1664 related to the Klumpp Planned Unit
Development adopted November 25 , 2019 . The subject property is located at the northwest intersection of
State Highway 181 and Fairhope Avenue/County Road 48 and extends north to the southwest corner of State
Highway 181 and Gayfer Avenue/County Road 30 .
The subject property is bordered to the northwest by the adjoining White Grove subdivision, zoned R-2 medium
density single family residential , and bordered to the southwest by the adjoining PPIN 14493 zoned R-A
residential agricultural. The subject property adjoins ldlewild Subdivision (R-2) to the south, separated by the
Fairhope Avenue right-of-way (ROW) as well as various properties comprising the southwest intersection of
Fairhope Avenue and HWY 181, all zoned B-2 general business district. All remaining properties adjoining
subject property are separated from subject property via ROW and are located within unzoned Baldw i n County
Planning District 14.
Comments:
ORIGINAL PUD
' j: I
The subject property is comprised of one large (PPIN 236701) generally rectangular parcel fronting AL HWY 181,
Fairhope Avenue , and Gayfer Road Extension , all paved , publicly-maintained streets . PPINs 24160 and 316793
are inclusive of PPIN 236701 and will likely become functions of a future subdivision.
The site plan supporting the original PUD (Case number ZC 19.13) is included above in excerpted form and color-
coded to reflect the "units " proposed for the PUD . The requested site plan that amends the PUD ordinance is
included below .
1 ZC 20 .10 Klumpp PUD Amendment -December 7, 2020
PROPOSED PUD AMENDMENT (Revised for January PC Meeting)
• Unit 1
o As approved Unit 1 (28 .79 acres+/-) contains 16 lots with allowable uses and lots sizes identical
to B-2 General Business District Zoning . The developer requests , via inclusion of drawing 2 of 2
i n the PUD ordinance, self-imposing the Site Plan Review procedure as included with i n
Fairhope's Zoning Ordinance .
o As requested, Unit (19.06 acres+/-) will contain up to 12 lots . Similar to the orig i nal
PUD, the requested Unit 1 contains allowable uses and lots sizes identical to B-2 General
Business District Zoning. Also similar to the original PUD the developer requests , via
inclusion of drawing C3 .01 in the PUD ordinance, self-imposing the Site Plan Review
procedure as included within Fairhope 's Zoning Ordinance .
• Unit 2
o As approved Unit 2 (23 .20 acres+/-) depicted in light red on the facing page identically
replicates the use of R-5 High Density Dwelling Residential (10 units per acre , for 232 units total)
but requests the lot size shown on the site plan drawing 1 of 2 in lieu of the allowable number of
dwelling units i ncluded within Table 3-2 in the City of Fairhope Zoning Ordinance . Similar to
Unit 1 Unit 2 will be required to follow the Site Plan Review procedure included in The City of
Fairhope Zoning Ordinance as a self-imposed requirement of the PUD .
o As requested , Unit 2 (41.03 acres+/-) closely replicates R-3 High Density Single -Family
Residential but requests the lot size and approximate building layout (Up to 233 Units)
shown on the site plan drawing C2 .0l. Similar to Unit 1 Unit 2 will be required to follow
the Site Plan Review procedure included in The City of Fairhope Zoning Ordinance as a
self-imposed requirement of the PUD.
• Unit 3
2 ZC 20 .10 Klumpp PUD Amendment -Decembe r 7, 2020
o As approved Un it 3 (14.11 acres+/-) depicted in light green on the original site plan contains 67
residential lots modeled after an R-3 zoning district with modifications that reduces the
minimum lot size and increases the allowable lot coverage. At the time of development
activities unit 3 shall follow the City of Fairhope's Subdivi sion Review Process and comply with
the current Subdivision Regulations in addition to the requirements of the PUD ordinance. The
original submission to the Planning Commission included 77 single family lots, however the
reduction to 67 single family lots reflects conditions of approval required by the Plann i ng
Commi ssion at the time of consideration .
o As requested , Unit 3 (10 .63 acres+/-) removes the single -family residential lots from the
development and proposes requirements modeled after R-3 zoning district (approximately 59
Units) w ith modifications that reduces the minimum width . The allowed use for Unit 3 shall be
limited to convalescent , nursing, or assisted living. The applicant indicates they do not wish to
provide a layout of the proposed development for Unit 3 at the time of PUD amendment, but
wishes to self-impose the site plan approval process for Unit 3 should the PUD amendment
receive approva l.
The following was provided within the December staff report . Notes in red highl ight the amendments
made in the applicant's revised plan .
Fairhope 's Zoning Ordinance (Article II Section C.1.e) contains nine (9) criteria by which an application
for re -zoning shall be reviewed:
(1 ) Compliance w ith the C ompreh ensive Plan;
Response:
The intersection of Hwy 181 and
Fairhope Ave is l isted as a Village Node
within the Comprehensive Plan.
"Highway 181 / Fairhope Ave presents
an additional village opportunity.
While this area has seen a growth of
large retailers in the recent past due to
regulatory limitations (i.e . significant
property located outside of the City
Limits in unzoned Baldwin County), it
is i n the early stages of village pattern
development. River Mill Subdivision is
connected to both Fairhope Avenue
and Windmill Road. The res i dential
areas around Gayfer Avenue and
Blueberry Lane are built in accordance
with the City Subdivision Regulations
and provide neighborhood level
greenspace , sidewalk s, streets, trees,
a~~c
D I
and connectivity. While this area will evo lve over time, the "bones" of a village ar e gene r ally i n
place ."
3 ZC 20.10 Klumpp PUD Amendment -December 7, 2020
Specifically, in regard to Village Nodes, the Comprehensive Plan reads "Simply evaluating
development at these areas (Village Nodes) will not result in a Village -it will take a proactive
effort". The following excerpt from the Comprehensive Plan is provided for guidance:
Size -They should be 30 ,000 to 180,000 square feet in commercial/ mixed-use
deve lopment.
Street Location -They shou ld push as close to the street as poss ible
Architectural Guidelines -There should be bui lding des ign gu idelines that dea l
with arch itectural themes, materials, and massing. There should be an
ar chitectural "anchor", a bu ilding with a distinct and focused character, in each
v ill age .
Automobile Access -Automobile access will be important to the success of the
village , thus it should be incorporated as appropriate . However, addressing the
locat ion and aesthetics of parking lots wi ll be critically important . Vehicular
access from the supporting and ex isting roadways is also important . Integration
of Right-of-Way improvements , turn lanes , signa ls, sidewalks , landscaping ,
street lighting, push-pad signals , crosswalks , and similar infrastructure should be
comprehensively evaluated by the City . This would result in the Right-of-Way
and and roadways be ing upgraded in conj unction with the deve lopment .
Internal circu lation must not be the typica l maneuvering areas through a large
parking lot , but seek to create more of a streetscape experience with "on-
street " parking in either a parallel or diagonal configuration . A good operating
principle would be that large surface parking lots should not dominate the view
of building frontages. Vehicular access is always important and should be
accommodated ; however , par ki ng is a net negat ive in terms of visual qual ity .
(2) Compliance with the standards, goals, and intent of this ordinance;
Response: PUD Planned Unit Development: This district is intended to encourage innovative
development that meets comprehensive plan goals and is tailored to the unique constraints
and conditions of a particula r site . This district allows flexibility in uses, designs, and building
layouts as opposed to other zoning districts to better serve community needs. While the
original PU D's regulating plan was general , deferring specifics to future Site Plan Reviews, there
was a framework for meeting the i ntent of a PUD. The proposed amended PUD , by being
overly general , makes it difficult to recommend approval.
The applicant has self-imposed a site plan review for all units. The first unit developed will
require installation of
Unit 2, for example, should not require a future Site Plan review . It is feasible to include a
comprehensive site plan (for Unit 2) as part of this PUD process with landscape plans,
architectural examples, etc., and, at the least, include pedestrian circulation for the entire PUD.
It would also be prudent to include guidelines for the Units 1 & 3 to ensure they are developed
consistent with Fairhope 's Comprehensive Plan , which may include build -to/setback lines,
landscape buffers, planned green space, plant selections, etc.
4 ZC 20 .10 Klumpp PUD Amendment -December 7, 2020
Unit 2 is now proposed as illustrate on C2.01 and includes up to 233 units. Sidewalks were
provided within Unit 2 and the westernmost buffer was increased to 45', which now includes a
sidewalk connecting all three units with both Fairhope Ave and Gayfer Rd. Within the 45'
buffer, the westernmost 10' will be planted to provide a buffer/screen consistent with the City
of Fairhope Tree Ordinance . Street Trees will also be planted in accordance the City of Fairhope
Tree Ordinance .
Staff does have some concern that some conflicts exist between retention/detention, possible
wetlands, and greenspace requirements within Unit, but those are not part of this review. Unit
2 will require a site plan review as well as an MOP review in the future to resolve the above -
referenced concerns . Staff recommends a condition of approval to memorialize the 20%
greenspace per density shown and urge that retention/detention should not be placed where
greenspace is currently shown unless installed as an improved amenity, such as accessible
ponds with landscape consistent with the City of Fairhope Tree Ordinance.
A condition of approval of the previously approved plan required a master drainage plan at
time of subdivision and staff makes the same recommendation for the current application .
Unit 1 lots require parking to be located to side or rear of buildings .
The following was submitted by the applicant to further support a comprehensively planned
development .
4 . In attempt to achieve a cohesive character of residential development in Unit 2;
Fronts of all residential building units within Unit 2 shall fall within in a 20' min. and
a 40' maximum build to zone from the street, with the exception of buildings
impacted by utility locations, lighting, or buildings located al o ng corners, or curves
in the street in which case these buildings may vary from this build-to zone.
5. In attempt to achieve a cohesive character of development in Unit 1 and 2; All
building facade materials shall be constructed of like materials set, in precedent,
by the 1st site plan development submittal.
(3) The character of the surrounding property, including any pending development activity;
Response: The comprehensive plan describes a village center at this location and states that the
"bones" are already in place. The surrounding properties are unzoned, RA, R-2, and B-2. The original
PUD provided adequate transition to the_single-family residential along the western boundary, while
also allowing denser and more intense uses along the highway corridor and internally within the site .
Staff is concerned that the submitted PUD amendment, with its removal of higher-density single family
residential, diminishes the transition of use and transition of density contemplated by the
comprehensive plan.
The westernmost buffer was increased to 45' and will include a 10' screen abutting adjacent property.
(4) Adequacy of public infrastructure to support the proposed development;
Response: Fairhope Public Utilities can be made available during the subdivision process; however,
staff urges the applicant to contact Fairhope Public Utilities in short order to discuss utilities,
5 ZC 20.10 Klumpp PUD Amendment -December 7, 2020
particularly access to sanitary sewer. The "upsizing" provisions of the subdivision regulations will likely
be invoked if development activities proceed.
(5) Impacts on natural resources, including existing conditions and ongoing post-development
conditions;
Response: Wetlands are present on the subject property and all wetland delineations, reports,
ordinances, and buffers will be required during the development process.
(6) Compliance with other laws and regulations of the City;
Response: At the time of development all applicable laws of the City will be applied.
(7) Compliance with other applicable laws and regulations of other jurisdictions ;
Response: At the time of development all applicable laws will be applied .
(8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical
impacts, and property values.
Response: As mentioned previously staff is concerned about the loss of single family residences within
the PUD, and the possibility of higher-density multi-family located directly-adjacent to lower density
(R-1 and R-2} single family residential.
The westernmost buffer was increased to 45' and will include a 10' screen abutting adjacent property.
In addition, pedestrian circulation should be designed connecting the subject property with adjacent
and surrounding properties.
Sidewalk connections were made throughout the site connecting all units together, as well as
connecting to the perimeter sidewalks and on all public roads. As opposed to the previous plan ,
sidewalks and street trees are provided fronting Hwy 181 . Planning Commission may want to discuss
when installation of perimeter sidewalks and street trees are installed.
(9) Impacts on the surrounding neighborhood including no ise, traffic, visible intrusions, potential
physical impacts, and property values .
Response : As mentioned previously staff is concerned about the loss of single family residences within
the PUD and the possibility of high-density multi-family uses located directly-adjacent to lower density
(R-1 and R-2) single family residential uses. As proposed, B-2 and R-5 abut R-1 and R-2 properties .
Staff recommends a better transition to adjacent properties that may come in the form of larger
buffers, greenspace, or less dense housing .
The westernmost buffer was increased to 45' and will include a 10' screen abutting ~djacent property.
Per the City of Fairhope Tree Ordinance, a 20' preserved greenspace shall be provided along Fairhope
Ave and Gayfer Rd . Development along Hwy 181 was not contemplated when the Tree Ordinance was
adopted. Staff would like to recommend a condition of approval that the 20' preserved greenspace be
provided along Hwy 181 as well. To be clear, this does not impose an additional 20' to the required
setback, but rather preserve the space within the setback for the preservation of trees.
Staff Recommendation:
6 ZC 20 .10 Klumpp PUD Amendment -December 7, 2020
Staff recommends Case# ZC 20 .10 Klumpp Planned Unit Development (PUD} amendment for PPIN 's
236701, 24160, 316793 be APPROVE subject to the following conditions:
7
1. A master drainage plan shall be prepared for the entire site and included with the initial
subdivision application creating units 1-3
2. City of Fairhope site plan review (Zoning Ordinance Article II , Section C.2.} shall be mandatory
for each lot within units 1-3.
3. City of Fairhope subdivision regulations (including multiple occupancy project provisions as
applicable} shall be required for the creation of all lots and units within the Klumpp PUD.
4. A 20' greenspace and tree preservation strip shall be provided along Hwy 181.
5. Unit 2 will require 20% greenspace as shown . Provided retention/detention shall not encroach
into required greenspace other than those methods approved within the City of Fairhope
Subdivision Regulations and/or as approve during MOP/Site Plan Review.
ZC 20.10 Klumpp PUD Amendment -December 7, 2020