Planning Commission

MINUTES OF THE PLANNING COMMISSION CITY OF GULF SHORES, ALABAMA REGULAR MEETING OF DECEMBER 12, 2023 COMMISSION PRESENT: Commissioner Vakakes, Commissioner Harris, Commissioner Rease, Commissioner Lamar, Commissioner Young, Commissioner Eubank, Commissioner Guthrie, Commissioner Brown COMMISSION ABSENT: Commissioner Malone STAFF PRESENT: Director of Planning & Community Development Lee Jones; Planning Manager Jay Dickson; Zoning Administrator Andy Bauer; Planner Jennifer Watkins; Secretary Mell Davis, City Engineer, Clint Colvin; Fire Marshal, George Surry. CALL TO ORDER: Chairman Vakakes called the meeting to order at 4:00 p.m. ROLL CALL: Secretary Mell Davis called the roll. APPROVAL OF MINUTES: Regular Meeting of November 14, 2023. Commissioner Brown made a motion to approve the minutes from November 14, 2023; the motion was seconded by Commissioner Rease. The motion was approved 8-0. ITEMS FOR DEFERRAL OR WITHDRAWAL: None PUBLIC HEARINGS: A. ZA23-000062: Langston Animal Hospital CUP/Site Plan Request: Applicant seeks CUP approval for a 12,384sf animal hospital located at 6800 block of State Highway 59. Chairman Vakakes opened the Public Hearing. Chairman Vakakes closed the Public Hearing. Commissioner Harris made the motion to approve ZA23-000062, Langston Animal Hospital CUP/Site Plan; Commissioner Young seconded, the motion passed 8-0 with the following conditions: 1. Prior to the issuance of a Land Disturbance Permit, a revised Site Plan shall be provided showing the design of the entrance drive being modified to tie into the planned widening of the southbound lanes of State Highway 59. 2. A Site Lighting and Photometric Plan shall be submitted for staff approval prior to the issuance of Land Disturbance Permit. 1  MINUTES OF THE PLANNING COMMISSION CITY OF GULF SHORES, ALABAMA REGULAR MEETING OF DECEMBER 12, 2023 3. The applicant shall construct an 8ft-wide sidewalk within the right-of-way of State Highway 59. The 8ft wide sidewalk shall be connected to the front of the building with a minimum 5ft wide sidewalk within the site. The Site Plans shall be revised to address this comment prior to the issuance of a Land Disturbance Permit. 4. Prior to the issuance of a Building Permit, a driveway turnout permit shall be approved by the Alabama Department of Transportation. 5. Prior to the issuance of a Land Disturbance Permit, the Site Plans shall be revised to save the 32-inch Live Oak on the north side of the building and the 31-inch Water Oak on the west side of the building. Both of these trees are classified as Heritage Trees and are required to be preserved. 6. In accordance with Article 3-4., Conditional Use Permit, a condition of approval is to allow the front building to be setback 92ft from the front property line to allow for the preservation of numerous Protected and Heritage Trees. 7. A maximum of 43 parking spaces shall be provided at the veterinary clinic. Any parking in excess of the minimum required 34 spaces shall be impervious. The Site Plan shall be updated to address this requirement prior to the issuance of a Land Disturbance Permit. B. ZTA23-02: Expansion of Beach Overlay District – Zoning Text Amendment Request: City Staff proposes to amend the boundaries of Beach Area Overlay District and clarify the “Official Zoning Map” in the Zoning Ordinance. Chairman Vakakes opened the Public Hearing. There were no public comments. Chairman Vakakes closed the Public Hearing. Commissioner Young made the motion to approve ZTA23-02, Expansion of Beach Overlay District- Zoning Text Amendment. Commissioner Rease seconded the motion; the motion passed 8-0. C. LUP23-01 Future Land Use Map Amendment Request: The City of Gulf Shores proposes to amend the Land Use Plan by modifying the Future Land Use Map to reflect the current zoning/land use for specific areas of the City. Chairman Vakakes opened the Public Hearing. There were no public comments. Chairman Vakakes closed the Public Hearing. Commissioner Young made the motion to approve LUP23-01 Future Land Use Map Amendment; Commissioner Rease seconded, the motion passed 8-0. 2  MINUTES OF THE PLANNING COMMISSION CITY OF GULF SHORES, ALABAMA REGULAR MEETING OF DECEMBER 12, 2023 SITE PLANS: A. ZA23-000049: Villages at Gulf Landing Request: The applicant seeks Site Plan approval for a 116 lot townhouse subdivision on Pod A of the Lake Planned Unit Development. The property is located on the north side of West 34th Avenue. Commissioners had questions regarding the length of the driveways, wanted to be sure that there was enough space between the sidewalks and the garage doors and when the North/South connector will be built. Commissioner Guthrie made the motion to approve ZA23-000049, Villages at Gulf Landing Site Plan with an additional condition that the driveways are 20ft from the sidewalk to the garage face. Commissioner Young seconded the motion, it was approved 8-0 with the following conditions: 1. A minimum of 18 bicycle parking spaces shall be provided in the development. Prior to the issuance of a Land Disturbance Permit the plans shall be revised to show the location and details of bicycle parking. 2. Prior to the issuance of a Land Disturbance Permit, the West 34th Avenue plans shall be revised to provide minimum 5ft wide bike lanes. 3. All of the site amenities shall be constructed prior to the issuance of a certificate of occupancy on the first unit. 4. The Landscape Plans shall be revised to address the following comments prior to issuance of a Land Disturbance Permit: a. A minimum Class C buffer shall be provided, in the areas which are to be cleared, along the north property line. A plan and profile of the berm and landscaping shall be provided. b. A total of 129 trees shall be remediated. Tree remediation can be in the form of planting new trees, payment of a fee in lieu of planting trees, or a combination thereof. c. Heritage Trees located outside of the footprint of buildings shall be preserved. d. The Clearing & Grubbing Plan (Sheet C3 Civil Plans) does not correspond with Sheet LP100 of the Landscape Plans in terms of the preservation of existing landscaping. 5. The Subdivision Plat shall be revised to address the following comments prior to Final Plat approval: a. Indicate the correct number of proposed units “116 Townhomes”. b. Include finish ground elevation of all proposed lots. c. The proposed street names shall be approved by the Baldwin County E-911 Addressing Department. d. The Site Data box including shall state the proposed use of all lots. e. Include a certificate for the Baldwin County E-911 GIS/Addressing Department. f. The plat shall show the existing lot line on the plat and label it "To be removed". 6. The property’s future land use designation shall be updated to Residential-Medium on the Future Land Use Map of the Land Use Plan. 3  MINUTES OF THE PLANNING COMMISSION CITY OF GULF SHORES, ALABAMA REGULAR MEETING OF DECEMBER 12, 2023 B. ZA23-000066: South Baldwin Christian Academy Addition Request: Applicant seeks Site Plan approval for an addition of one building, containing seven classrooms, parking, driveways and utilities at South Baldwin Christian Academy. Commissioner Young asked if there was a sidewalk connecting the property to Gateway Blvd. The applicant didn’t have any issue adding a community sidewalk to the plans. Commissioner Young made the motion to approve ZA23-000066, South Baldwin Christian Academy Addition Site Plan with an additional condition that the Site Plan shall be revised to show a sidewalk connection from the school to the existing sidewalk on Coastal Gateway Boulevard. Commissioner Brown seconded the motion; the motion was approved 8-0 with the following conditions: 1. Prior to the issuance of a Building Permit, the location of all HVAC units and all exterior mechanical equipment shall be shown on the Site Plan and screened in accordance with the Zoning Ordinance. 2. Prior to the issuance of a Building Permit, the Site Plan shall be revised to show a sidewalk connection from the school to the existing sidewalk on Coastal Gateway Boulevard. HEARING OF PERSONS NOT LISTED ON FORMAL AGENDA: None OTHER BUSINESS: A. Election of Planning Commission Officers for 2024 Commissioner Brown nominated Pete Vakakes to be Planning Commission Chairman. Commissioner Rease seconded the motion, it was approved 7-0. Commissioner Young nominated Frank Malone to be Planning Commission Vice Chairman. Commissioner Rease seconded the motion, it was approved 7-0. COMMUNICATIONS FROM STAFF: Lee Jones shared with the Commissioners of City Administrator, Steve Griffin’s retirement at the end of the year. Announced Jonathon Walker as his replacement. COMMUNICATIONS FROM COMMISSION: None 4  MINUTES OF THE PLANNING COMMISSION CITY OF GULF SHORES, ALABAMA REGULAR MEETING OF DECEMBER 12, 2023 ADJOURN: There being no further business to come before the Commission, Chairman Vakakes adjourned the meeting at 5:33 p.m. _________________________________ Chairman, Pete Vakakes _________________________________ Secretary, Mell Davis __________________________________ Date 5