Loading...
HomeMy WebLinkAboutO-1630ORDINANCE NO. 1630 AN ORDINANCE AMENDING ORDINANCE NO. 1253 KNOWN AS THE ZONING ORDINANCE TO AMEND ORDINANCE NO. 1582: A PLANNED UNIT DEVELOPMENT KNOWN AS OLD BATTLES VILLAGE; TO APPROVE A REVISED MASTER PLAN; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA as follows: The ordinance known as the Zoning Ordinance (No. 1253), adopted 27 June 2005, together with the Zoning Map of the City of Fairhope, be and the same hereby is changed and altered in respect to that certain property described below: After the appropriate public notice and hearing of the Planning Commission of the City of Fairhope, Alabama has forwarded a favorable recommendation, The property of Truland Homes, LLC, to be known as Old Battles Village, Phases 2, 3, 4, 5 and 6, generally located on the east side of Garrison Blvd., Fairhope, Alabama. Old Battles Village PUD, Phases 2, 3, 4, 5 and 6 Legal Description: (Case number ZC 18.06) BEGINNING AT % INCH CAPPED REBAR (CA-0951-LS) AT THE CENTER OF SECTION 29, TOWNSHIP 6 SOUTH, RANGE 2 EAST, SAINT STEPHENS MERIDIAN; BALDWIN COUNTY, ALABAMA AND RUN THENCE NORTH 00 DEGREES 09 MINUTES 09 SECONDS EAST, A DISTANCE OF 1325.14 FEET TO A 'h INCH CAPPED REBAR (FAIRHOPE) AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 29; THENCE RUN NORTH 89 DEGREES 44 MINUTES 07 SECONDS EAST, A DISTANCE OF 1125.38 FEET TO A % INCH CAPPED REBAR (BUTLER) AT THE NORTHWEST CORNER OF HUNTINGTON SUBDIVISION, PHASE ONE, AS SHOWN BY MAP OR PLAT THEREOF, RECORDED AT SLIDE 2184-D, PROBATE RECORDS BALDWIN COUNTY, ALABAMA; THENCE RUN ALONG THE WEST MARGIN AND SOUTH MARGIN OF SAID HUNTINGTON SUBDIVISION, PHASE ONE, THE FOLLOWING DESCRIBED COURSES, TO WIT: SOUTH 00 DEGREES 13 MINUTES 51 SECONDS EAST, A DISTANCE OF 425.65 FEET TO A '/2 INCH CAPPED REBAR (BUTLER); SOUTH 00 DEGREES 19 MINUTES 16 SECONDS EAST, A DISTANCE OF 70.00 FEET TO A '/z INCH CAPPED REBAR (CA-0951-LS); SOUTH 89 DEGREES 45 MINUTES 11 SECONDS WEST, A DISTANCE OF 44.26 FEET TO A''/2 INCH CAPPED REBAR (CA-0951-LS); SOUTHWESTERLY, ALONG A CURVE TO THE LEFT; HAVING A RADIUS OF 65.00 FEET, AN ARC LENGTH OF 102.13 FEET, (CHORD BEARS SOUTH 44 DEGREES 44 MINUTES 26 SECONDS WEST, A DISTANCE OF 91.94 FEET) TO A''/z INCH CAPPED REBAR (CA-0951-LS); SOUTH 00 DEGREES 16 MINUTES 10 SECONDS EAST, A DISTANCE OF 563.71 FEET TO A'h INCH CAPPED REBAR (CA- 095 1 -LS); SOUTHWESTERLY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 260.00 FEET, AN ARC LENGTH OF 227.30 FEET, (CHORD BEARS SOUTH 24 DEGREES 46 MINUTES 30 SECONDS WEST, A DISTANCE OF 220.13 FEET) TO A 'h INCH CAPPED REBAR (CA-0951-LS); NORTH 89 DEGREES 39 MINUTES 15 SECONDS EAST, A DISTANCE OF 394.77 FEET TO A''/z INCH CAPPED REBAR (GEOSURVEYING) AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 29; THENCE RUN SOUTH 00 DEGREES 15 MINUTES 46 SECONDS WEST, A DISTANCE OF 1327.66 FEET TO A 1 INCH IRON PIN AT THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 29; THENCE RUN SOUTH 89 DEGREES 46 MINUTES 35 SECONDS WEST, A DISTANCE OF 329.73 FEET TO 1 INCH OPEN END PIPE; THENCE RUN SOUTH 00 DEGREES 00 MINUTES 38 SECONDS WEST, A DISTANCE OF 617.33 FEET TO '/2 INCH CAPPED REBAR (CA-0604-LS) AT THE NORTHEAST CORNER OF OLD BATTLES VILLAGE, PHASE ONE, A PLANNED UNIT Ordinance No. 1630 Page -2- DEVELOPMENT, AS SHOWN MAP OR PLAT THEREOF, RECORDED AT SLIDE 2312-B AND SLIDE 2312-C, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA; THENCE RUN ALONG THE NORTH MARGIN AND EAST MARGIN OF SAID OLD BATTLES VILLAGE, PHASE ONE, THE FOLLOWING DESCRIBED COURSES, TO WIT: SOUTH 89 DEGREES 57 MINUTES 49 SECONDS WEST, A DISTANCE OF 170.05 FEET TO'/,. INCH CAPPED REBAR (CA-0604-LS); NORTH 63 DEGREES 35 MINUTES 36 SECONDS WEST, A DISTANCE OF 44.76 FEET TO '/,. INCH CAPPED REBAR (CA-0604-LS); SOUTH 89 DEGREES 57 MINUTES 32 SECONDS WEST, A DISTANCE OF 824.13 FEET TO'/,. INCH CAPPED REBAR (CA-0604-LS); NORTH 00 DEGREES 05 MINUTES 07 SECONDS EAST, A DISTANCE OF 593.15 FEET TO '/,. INCH CAPPED REBAR (CA-0604-LS); THENCE RUN NORTH 89 DEGREES 58 MINUTES 54 SECONDS EAST, A DISTANCE OF 38.59 FEET TO 5/8 INCH REBAR AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 29; THENCE RUN NORTH 00 DEGREES 09 MINUTES 09 SECONDS EAST, A DISTANCE OF 1325.89 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 86.76 ACRES, MORE OR LESS, AND LIES IN THE EAST HALF OF SECTION 29, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA. 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 site 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 development regulations shall govern: Lots: There shall be 181 lots. Density: Density shall not exceed 2.09 units per acre. Use: Lots shall be single family residential. Principal Structures: • Setbacks: Front — 30', Rear — 25', Side — 10' (Lots 121-141 shall be 10.5'), and Street Side — 20'. • Lot Coverajze: Maximum lot coverage shall be 37% • Building Height: Maximum building height shall be 30'. Accessory Structures: • Setbacks: Separation between structures — 10', Side and Rear property lines — 5', and Street Side — 20'. • Lot Coveraize: Maximum lot coverage shall not be more than 25% of the required rear yard. • Building Height: Maximum building height shall not exceed the height of the principal structure or 30'. The Planned Unit Development (PUD), for Old Battles Village, Phase 2, 3, 4, 5 and 6 is hereby amended. This property shall hereafter be lawful to construct on such property any structures 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 of Fairhope and that any structure be erected only in compliance with such laws, including the requirements of Ordinance No. 1253. Ordinance No. 1630 Page -3- 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 THIS LOTH DAY OF DECEMBER, 2018 4 Karin Wilson, Mayor ATTEST: sa arks, XMMC City Clerk I.I 278 i ; ._._ ____. 1281 1282 1283I 284� ! 285 r,) SITE DATA: I ;I 278 ! ..____: .. ! 288 ZONE: PUD1r-� TOTAL AREA: 88.76 AC. I T r••• I-----'�'u��-----'---` '+""✓r \ 1 I \�. NO.OF LOTS: 181 I I 277 267 ,J DENSITY. 2.09 UNITSIAC. I •I_______� 1____ ; T r______ _____ __•, \ \ "�- _ ` I -•- SMALLEST LOT: 8,100 SO. FT. { -• 3, f ----' I r t ^\ I f .,s. ' 293 291 293 1292 1291 I 290 \, '\ 288 LARGEST LOT: 20.780 SO. FT. , I 4 276 I i I I \ STREETS: 12,394 L. F. I TOTAL OPEN SPACE: 25 AC. (28.8%) I i f - - T TOTAL OREENSPACE: 14.65 AC. 17% I I: 275 +..' . .r er .r u• r- !\^�' \ 4..� ^� ^� MAX, BLDG. HEIGHT: 30' { r---,w--; I 298 29 } 298 ; 3 299 j 300 1 301 I 174 ,\,,� ,t . 175 MAX. LOT COVERAGE: 37%(PRINCIPLE BLDG)I pj 274 I ! I T T 1' j BLDG. BE I I �_____: ___ I �_________________l FRONT- 30' REAR- 25' SIDE- 10' (10.5' Lots 121-141) ., .r u u 1r 12' 1r ""'0H1V1pU STREET SIDE•20' �Ir......... r___... r-_-_.7 ___; r___._.. _ --------- STREET ,I( .__T .. 277 j 17211 7 271 ; S 211 i x69f ' ze0 297 ! 266 --173 I . ne_-1, ` T 77 178 ACCESSORY BLDGS: (REAR YARD ONLY) t_____.! �__._.! ,......i L..... : L, L_____1 L.__: L___... I I I r___----- MAX BLDG. HEIGHT: 30' i' I'I. •�'2•3\B _! ___\__��I `'_�__2r_a.__2— -1-7-2•• i, I •-"---'- - - ^---I MAXLOT COVERAGE: 25%OF REAR YARD , ----- r----------- I ; __ BLDG.SETBACKS: I2432441 245REAR 5' II 2171 SIDE``17B STREETSIOE 20' ----- zoo 171i Rj 170 239 leg 9�24- 281 1 1 258 —• 151 it I I I 237 (___8 1e2 f • i I' L---•---I � L---�� S___1 I I te7 I LEI .. 284 5' 255 ,_-•.J i --'l i r----_ 1. i: i 253., lee i { f._. 234 28s 23, 1 `-- • - n•1 . + I .> .> ..- •sa+ r' It�19+ I ( 1230 I232t I23{ t23 jY[9, 1228t �27. I226(I ¢25. 1224i 4 185!/ / pil N(pµYi`iN I ®{ I- 7 �"' �'° �. ,'• . .p•� % A`�`� 3»`+�' r , i xol gY u .,5` '"' j tea ; i - '_• 1 {_ I • RI � f_____ i i i � I 1e4- j � _ __•• ,1 -- � _: § 1 , r 21s•278 ; 217 I ate 278 ; 220j 221 222I I 223 j _ ta.-I I _ I, ....... : I ; .w .r --Al— 1; .: .. .r .. 1r .. tea L ------I i -, NOTE' ' (... ;--rm-- _ _____ —_—_ A WOODEN FENCE SHALL BE CONSTRUCTED �,"''�' ..• i I 185 I I; AT THE END OF THIS ROADWAY 51180UT AND 'I} cr... ��•' ----------•-•—'---L `•112 S I 188-; AT THE END OF THE 2 ADDITIONAL STUBOUTS ' -"- - -- --- t..•w_.1 J I� ,...... 1 1 ' TO THE NORTH. I _ i aoe I I i 21a I 2t3 ; a12 ; 211 I ato ; a09 I is $ Ltae ; IE { I.-207 lee I°i 1--ta7 I tee I { I 28e,•� I b1� I� •I...189 I � � 19t 182 $ 193 •.______ 147 J L. ! •- --f i'-----' I -' -20z r ___ r --� I ♦ ^„�. 14a I I- 768 "1 V'T'11sn►."w /NFA, N" G'�ti x I136 1,. _ L____ _J �_.. .� 137 132 r CI tie I I t3o_' tax I t w ..• I , , ( I' ,sz 'J , 1 Igl 137] I I I 129Js . i =� EXHIBIT A �...• ; ;------ ;•---- 5�."i' •� 121 I ,22 ; 123 ; 'y 124 19 125 j 125 ; 1271 ,- 12e OfifBattfes Villa e j A Tfanned Vnit �Devefopmeno Waster Flan Suer 26. 2018 Project Name: Old Battles Village PUD Owner: Truland Homes, LLC Site Data: Number of lots: 181 Total Acreage: 86.76 Acres Project Type: Planned Unit Development (PUD) Amendment (Phases 3-6) PPIN Numbers: 41073, 71702, 113064, 41077 School District: Newton Elementary, Fairhope Middle and High School Engineer of Record. Dewberry Engineering, LLC Report prepared by. - Wayne A. Dyess, AICP Recommendation: Approval City Cound. November 2018 PUD Amendment Case: ZC 18.06 Old Battles Village � PHASE 6 � M E 11 LE11', E Legend —.-.• Subject Par'RI CITY OF FAIRHOPE ZOMHO Zoning Ta T0orb1aown Q a.a R.ewntal /agna,xure Qlbn¢ R.1 lewD.n.ty Serpl.•F.mly ®I pII.Y a nsY p I Icl Cn R.2 ne.um Oenpgr5ngk-Ferry 0 R•3 xee0#Wyrm"WFemy J R•3 ni PebarAtden Sngle Femey © R•3 Tx 70.etlbuM Swale F.m1y 0 Rw t—emaeybu0lamy C R•S xqn Dena.y Dyelnq RaaemW AA boM. n om. P.k DRtri¢ 1 0.2 Gen" E.:ne..OW-.d ® 5•34 T0un11 R~ LPegn q D.wo -e-3. T"*Its commer lse""oD .a -M DusneM.na Prob..awel0•prq "y7n-1'►�IIr���y7e' Qr.t LW^I lnau.mu 0�lrcl 11U - P-If MT PMe. PUD Pbmle. Unl DeNbOmem O P&W LN Line =I 1 ZC 18.06 Old Battles Village PUD Amendment— November 2018 Summary of t: The applicant is seeking to amend Phases 3, 4, 5, and 6 of the Old Battles Village PUD Master Plan. The most significant change in lot sizes and lot number will occur in phases 5 and 6, with minor changes to phases 3 and 4 needed to accommodate the changes to phases 5 and 6. The proposed changes will increase the total number of lots in the development by four lots, resulting in a change from 177 total lots to 181 lots. The total area of the development with remain unchanged at 86.76 acres. The proposed changes minimally increase the development density from 2.04 units per acre to 2.09 units per acre. Below is a comparison of the current Site Plan for Old Battles Place and the proposed amended site plan. t ; • nr Ir '�` II 11 21 LOTS • 26.64 AC ' r 9 O S ' d 44 LOT§ „I, o �13p.5'p00 w/ >" Ofd Battt ✓' li .- APfa dVi, I 9NaM - Current PUD Site Plan '"`° 2 ZC 18.06 Old Battles Village PUD Amendment - November 2018 The PUD site d s follows: SITE DATA: I ZONE: PUD I TOTAL AREA: 86.75 AC, NO. Of LOTS: 181 DENSITY: 2.09 UNIT'�:AC. SMJALLEST LOT. B.100 GO. FT. I LARGEST LOT: 20,760 SO. FT. STREETS: 12,394 L. F. TOTAL OPEN SPACE: 25 AC. (26.5%)o i TOTAL GREENSPACE: 14.65AC. j17%) MAX. BLCG. HEIGHT: 30' MAX. LOT COVERAGE_ 37% (PRINCPLE BLDG) BLDG. SETBACKS: FRONT- 30' I REAR- 25" SIDE- 10' (1MYLIU 121-141) STREET SIDE�20' 1 1 1 1 ACCESSORY BLDGS.- (REAR YARD ONLY) 1 MAX BLDG. HEIGHT: 313' � MAX LOT COVERAGE: 25% OF REAR YARD 1 BLDG. SETBACKS: REAR V 1 SIDE a' STREET SIDE 2V Comments: The City of Fairhope Zoning Ordinance, Article V.A.7. provides the following for PUD Amendments: Planned Unit Development Amendments — Changes or amendments to a Planned Unit Development shall be processed in the same manner as the original request. Slight changes in the detail of the Planned Unit Development that do not change the intent, meaning, relationship of structures to each other may be approved by the Director of Planning and Building. Allowable Uses: The applicant provided a narrative for the requested PUD amendment which explained the rationale of the request for amendment. No request for changes in use is in included in the narrative and the use of the development shall remain "single family residential" as the use type. No other use types are above and beyond single family residential are indicated in the applicant's PUD request narrative. Zoning History of Nearby Properties: The original Old Battles Village property was annexed as Oak Hill PUD in 2003. A subsequent PUD amendment renamed the development Huntington PUD. The Phase 1 Final Plat of Huntington PUD was approved in July of 2004 (SD 04-45). The Huntington PUD was amended in November 2005 (ZC 05-21) to reflect a master plan with 290 lots in lieu of 540 lots per the desires of a new owner of the development. The Phase 2 Preliminary Plat was approved in January 2006 (case # SD 06-02) and correspondence in the SD 06-02 case file contains the first correspondence referring to the development as "Old Battles Village". The Final Plat approval for Phase I of the development now known as Old Battles Village occurred in December 2006 (Case # 06-54). A PUD amendment (case # ZC 16.03) was approved in August 2016 that added six lots to Phase II (bringing the total number of lots in Phase II to 177) as well as reducing lot sizes, increasing setback dimensions and reducing the allowable building height from 35' to 30' . Phase 2 received Final Plat approval (case # SD 17-11) in November 2017, and Phase 3 received 3 ZC 18.06 Old Battles Village PUD Amendment — November 2018 Final Plat appr case # SD 18-05) in March 2018. Phase 4 received Prelimi lat approval (case # SD 16-34) in January 2017. Zoning Compatibility Analysis: The term "compatibility" is typically defined as a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition. Compatibility of land use is a fundamental principal for planning and zoning. Land use compatibility is also an important decision -making element in the zoning process. On a macro -level it can maintain and protect community character and raise the quality of development throughout the community. On the micro -level zoning compatibility maintains an appropriate development pattern and protects neighborhoods from negative impacts of incompatible land uses such as: • changing neighborhood character through inconsistent land use patterns o increased density through decreased lot sizes and reduced building setbacks • intensity of uses out of character with the neighborhood o poorly located commercial uses ■ negative externalities such as increased traffic, light, noise etc. As a result, incompatible land uses may negatively affect property values and the quiet enjoyment of property. The Code of Alabama, Section 11-52-72 provides the following purpose for planning and zoning: "designed to lessen congestion in the streets, to secure safety from fire, panic and other dangers, to promote health and the general welfare, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population, and to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements". (Acts 1935, No. 533, p. 1121; Code 1940, T. 37, §777.) Insuring compatible development clearly fits into the scope of the Alabama enabling legislation for planning and zoning. The City of Fairhope Zoning Ordinance provides criteria to be used in the review and analysis of the rezoning process. Article II., Section C.1.e. "Zoning Amendments" provides nine review criteria for the rezoning process. Criteria 3, 8, and 9 directly relate to compatibility: (3) The character of the surrounding property, including any pending development activity; (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Macro Compatibility Staff evaluates compatibility at the macro level by comparing the development density of the proposed development to the development density of the adjacent areas and surrounding neighborhoods. The existing configuration of Phases 5 and 6 consists of 66 lots cover approximately 24.85 acres, resulting in a development density of approximately 2.66 units per acre. The proposed PUD amendment reconfigures the lots sizes and lot arrangement of phases 5 and 6, resulting in 78 covering approximately 24.85 acres for a proposed density of 3.14 units per acre. In order to evaluate the proposed development density created by the PUD amendment, the areas adjacent to subject property as well as subject property's surround neighborhood is evaluated in relation to the proposed density. The adjacent areas are located almost entirely within the Old Battles Village PUD, and the surrounding neighborhood contains mostly areas within the Old Battles Village Master Plan, or undeveloped unzoned properties or unzoned properties utilized for single family residential purposes. Staff did not perform an exhaustive ground survey of the uses of all unzoned properties in the surrounding neighborhood of subject property, but to the greatest extent practicable determined from 4 ZC 18.06 Old Battles Village PUD Amendment — November 2018 examining aer otography that all uses appear to be single family, agricul , or undeveloped forested property. Utilizing the KCS map viewer, staff isolated subject property and created a % mile, or 1,320 buffer area determined by the KCS map viewer as 210.3 acres, shown below: After determining the total buffer area, staff evaluated the buffer area and identified the acreage of various buffer segments. Three regions of unzoned property were identified, as well as a small portion of the Huntington Woods Subdivision, and phases 1-6 of the existing Old Battles Village PUD falling within the buffer area. A sample of the buffer segment investigation is shown below: 5 ZC 18.06 Old Battles Village PUD Amendment — November 2018 In order to make the proposed vs. existing development density evaluation, the average density for the buffer area is determined, but it is weighted by the actual acreage occurring within the buffer area. For example, the region of unzoned property within the buffer on the northwest side of the buffer consist of 56.9 acres. The City of Fairhope Subdivision Regulations Article V., Section E.2.b.(1) states the following with regard to unzoned parcels within the Fairhope extra territorial jurisdiction: b. Land not Subject to Zoning - 1) Lots not subject to zoning shall have lot areas of not less than 15,000 square feet and a minimum lot width of 100 feet; The development density of the unzoned surrounding neighborhoods as well as unzoned adjacent areas is calculated by diving one acre (expressed in square feet) by the 15,000-sf minimum lot size for land not subject to zoning, as defined above: (43,560 sf / acre) / 15,000 sf = 2.90 units per acre allowable density For the purposes of this evaluation, 2.90 units per acre represents both the actual and allowable development densities of the unzoned adjacent areas and surrounding neighborhoods by representing the development density as if the entire unzoned area is subdivided. Further, the calculation above represents data that is derived completely from the City of Fairhope Subdivision Regulations so that results are reliable, repeatable, and not random or assumed. The weighted average density is determined by multiplying the density of all buffer segments by total acreage within the buffer. In these case of the 56.9 acres in the unzoned portion of the northwest buffer segment in the buffer, this amounts to 56.9 acres * 2.9 units per acre = 165.01 units. This process is repeated for all areas within the buffer. In the case of subject property the zoned buffer acres all fall within Old Battles Village and each phase (or groups of phases such as phases 5 and 6) are multiplied by their densities, with densities calculated on a units per acre basis phase by phase. The calculated weighted units for the buffer segments are summarized in the table below: 6 ZC 18.06 Old Battles Village PUD Amendment — November 2018 DEVELOPMENT NAME DEV. TOTAL AREA (acres) BUFFER ACRES Density (existing) Weighted Units Unzoned Northwest 56.90 2.9 165.01 Unzoned Southeast 17.20 2.9 49.88 Unzoned East 16.40 2.9 47.56 Old Battles Village Ph.1 51.44 40.60 2.33 94.60 Old Battles Village Ph.2 13.5 13.50 1.56 21.06 Old Battles Village Ph. 3 26.68 24.38 1.65 40.23 Old Battles Village Ph. 4 22.32 22.32 1.79 39.95 Old Battles Village Ph. 5 and 6 24.85 12.95 2.9 37.56 Zoned Northeast Huntington Woods 36.3 6.50 2.67 17.36 To determine the total weighted average density of the buffer area, the total weighted units from table above is summed, with a total of 513.20. The total of 513.20 is then divided by the total buffer area, LESS the subject property of 24.85 acres: 513.20 units / (210.75 - 24.85) acres = 2.76 units per acre. The requested development density of the requested Phase 5 and Phase 6 amendment is 3.14 units per acre, marginally (14%) greater than the 2.76 units per acre weighted average from the buffer area. However, the overall development density of the Old Battles Village development increases minimally from 2.04 to 2.09 units per acre (2.5%). The overall development density of 2.09 units per acre is 24% less than the weighted average development density (2.76 units per acre) of the adjacent area and surrounding neighborhoods. As a result, the requested PUD amendment maintains macro compatibility with the adjacent areas and surrounding neighborhood. Micro Compatibility The macro compatibility of adjacent properties was reviewed by examining lot size and lot width. The use remains single family detached which is the same as the current master plan PUD. The smallest lot size occurs in the amended phase 5, with dimensions of 60' x 135', or 8,100 sq. Ft. The proposed Phase 5 and 6 amendments include several common areas "green belts" separating dissimilar lot sizes (see graphic below). Additionally, the southern boundary of Phase 5 includes a large common area which includes a wetland and wooded areas. These physical buffers are considered compatibility mitigation measures creating a buffering effect, maintaining micro compatibility with the adjacent areas. 7 ZC 18.06 Old Battles Village PUD Amendment - November 2018 '-- iT --- I g - - - .... ---m•-� ...., r•---.-- "green t IL----- 20' wide c on area : 177 .......... belt" separating dissimilar lot sizes -------------- ` 1;B and providing access to common 248 area/greenspace south of Phase 5 I i 239 248 ........ ... - ---- 2 i i; - " 250 25' wide common area a •23r I 1 I - - ;• 257"} I e 2`� 169 ? I 1Bt "green belt" I ;- ---- - 251 �-;:°'•' ... separating dissimilar ' y 1167 te: ......... lot sizes 235. '+ I 2e $1 266 262- I , ..i w`' • � � t i j.2ay-Y _ --254 253 : I ` 166 ra 123f 123di 11 R—i i7l 2i ;22q...225 "��C 4­ `�! it 1 Large common area, topographic feature and wooded area creating a buffer from properties to the south As indicated above, the "Hamlet" is ringed with a 20' and 25' "green belt", large common area buffer or abuts the property line of an adjoining property located in unincorporated Baldwin County. The smallest lot abutting the property subject of the amendment is 11,480 sq.ft. (82'x140') to the north and approximately 13,800 sq.ft. for the property abutting on the east. In comparison, the smallest lot inside the "Hamlet" abutting the east and northern properties are 8,775 sq.ft. Where the "Hamlet" abuts lots outside of itself, a green belt, common area or property line is present thereby separating dissimilar lot sizes. The "Hamlet", is essentially self- contained neighborhood within a neighborhood with all lots fronting inward to the development with no lots directly abutting adjoining lots in other phases of Old Battles Village. Fairhope Comprehensive Plan Guidance The absence of any intended physical form (lack of a plan) of a city causes a disjointed development pattern, inefficient municipal services, conflicting land uses and negative externalities for business owners, property owners and residents. In general, the lack of a plan and negative externalities create poor livability conditions. Providing an "intended physical form" is land use planning. A "plan" provides a meaningful and well -thought-out development pattern where a desired physical form outcome is stated with provisions and methods to achieve the desired outcome. Ultimately, the success of the plan to achieve the desired outcomes depends on how the plan is administered over a series of years and many development decisions which together shape the physical form of the City. Beginning in 2001, the City of Fairhope expressed its intent for the physical form of the City to be in the "village" development pattern. The 2006 Comprehensive Plan, incorporated by reference into the 2014 Comprehensive Plan Update, was developed by Gould Evans Goodman Associates, LLC. The Plan, in Section 5. Form, Function and Design (page 45-48), provided clear 8 ZC 18.06 Old Battles Village PUD Amendment — November 2018 direction on vi types, locations and the transitioning of land uses, specifi n terms of intensity and density of the villages and their environs. Section 5.4 Neighborhoods, states the following: The "village pattern" is the basic planning unit of the city and is characterized by a center, supported by a neighborhood and transitioning to an edge. Higher density residences should be located more closely to village centers or fronting major street corridors. Lower density residences should transition to edges, and rural areas. This concept is reaffirmed in the 2014 Plan Update where guidance was provided through the following: "The immediate area around villages are to be more dense and then transition to lower density development patterns" (2014 Comprehensive Plan Update, page 34). The subject property (circled in red below) is considered "residential" in the land use plan. The subject development is consistent with Comprehensive Plan. Recommendation: The subject property comprising the request for PUD amendment is a component of the Old Battles Village Master Plan, approved by the Fairhope City Council on August 22, 2016. Staff believes that the proposed amendment offers a variety of single family lot types without unduly affecting neighboring properties. In addition, the green belt and common area concept provides not only a visual buffer and separation for the subject property but also provides a unique aesthetic surrounding for this self- contained internally facing neighborhood. Staff recommends that ZC 18.06 Old Battles Place PUD Amendment be approved. 9 ZC 18.06 Old Battles Village PUD Amendment — November 2018