[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6473266,"mediaKeyId","5753654-a70f0ad7c2e06423d09b9de1b0eba9da","parentId",5753654,"title","Commission recommends Rock Creek commercial site plan and conditions subdivision MOP to address traffic and stormwater","audioSeconds",950,"startMs",1050000,"endMs",2000000,"viewUrl","/Search/View?dp=1&key=5753654-a70f0ad7c2e06423d09b9de1b0eba9da&start=1050&end=2000","thumbnailUrl","https://assets.pipeline.soar.com/5753654-a70f0ad7c2e06423d09b9de1b0eba9da/thumbnail_1050000.jpg","articleUrl","/articles/6473266/Fairhope-City/Baldwin-County/Alabama/Commission-recommends-Rock-Creek-commercial-site-plan-and-conditions-subdivision-MOP-to-address-traffic-and-stormwater","mediaUrl","https://secure.pipeline.soar.com/6473266-03920ca782d77b2beb401f31be7f4d86/orig.mp4?Expires=1771050558&Signature=oRlburFtdBDzE2tJt7jsZZQUPvGHhiUZVPvfiAavy-Mt0gEWF8a1bHnlx7-d5Z3OXxzPCmd4k4ja-G0tGVBui-32~FUxu2vKCHZk208o7Tq6jrABM482QTSyRabQrlBHvjzRpUw4~ZaWWUypQnFZUQhtEENkNDespHjaWdAa4zGBaYeg8IJOYlZmyddqOLb~fFtwHRDiIx1xRTiG345v1x09ZD0F57H7e13ik6vtincEeFf1tRz5Oi0YJad5db15KfyLL1w8XkPUeJ1WDmdhp0qNA0ND1xP8fORegt33RhFQASk866EolwKC1siSatBHlXieuYSGYgXsfuKf6XQWsQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Fairhope City, AL","date","2025-09-05T00:00:00Z","article","The Planning and Zoning Commission on Sept. 4 recommended approval to the City Council for SR 25.04 (Rock Creek Commercial site plan) and approved SD 25.14, the related four-unit multiple-occupancy project (MOP) and subdivision, subject to staff conditions and two added requirements addressing traffic circulation and stormwater protections for Rock Creek.

Staff described the project as a proposed 20,000-square-foot, two-story commercial building on about 2.23 acres in the Rock Creek Planned Unit Development (PUD), using existing topography to provide some under-building parking and leaving a substantial wetland/open-space area undisturbed along the northeast corner. The site plan shows 91 parking spaces and landscape buffering revised to satisfy the city horticulturalist’s comments. Staff recommended approval of the site plan with three conditions, including combining parcels by replat and placement of wetland-buffer signage informed by an updated wetland delineation.

During the MOP/subdivision review, staff said the project will tie into existing drainage constructed when the bank on Lot 1 was built; staff added a condition requiring a recorded operations and maintenance (O&M) plan for the pond and other stormwater infrastructure. Staff also required a revised drainage letter and a wetland delineation because the recorded wetland line on prior plats is no longer automatically current.

Residents and commissioners expressed concern about peak-hour circulation at the single-lane Rock Creek Parkway entrance and the potential for stacked vehicles to back onto U.S. 98. Julie Hart, a Rock Creek resident, asked whether traffic and drainage concerns would delay the project; staff said traffic studies are triggered only when trip-generation thresholds are met but a commissioner asked that the commission require additional technical review. The commission added two specific requirements to staff’s recommended conditions for SD 25.14: (1) a certified traffic engineer must review ingress and egress circulation and stacking during peak hours and recommend modifications if needed; and (2) the engineer of record must provide a revised drainage letter and confirm that pond restoration/excavation meets subdivision stormwater requirements and protects Rock Creek (including measures to slow velocity where water leaves the site).

Noah Baird of LEIB Engineering and other project engineers told the commission they will survey the pond and outfall and perform the site work necessary to restore or verify the detention pond’s capacity; they indicated the pond contains an outfall structure discharging toward Rock Creek. After discussion and public comment, the commission voted to recommend SR 25.04 to the City Council (staff conditions 1–3) and to approve SD 25.14 subject to staff conditions 1–6 plus the two additional requirements; the motions passed on voice votes with no recorded opposition.

Next steps: the site plan will be forwarded to City Council for final action; the MOP/subdivision approval is conditioned on the applicant recording the O&M plan, submitting a revised drainage letter, completing needed pond restoration, providing an updated wetland delineation, and meeting the traffic/circulation review to staff’s satisfaction.","mediaType","Video","parentTitle","City of Fairhope Planning Commission September 4, 2025","oneSentenceSummary","The Planning and Zoning Commission on Sept. 4 recommended approval of the Rock Creek commercial site plan (SR 25.04) and approved the related SD 25.14 MOP/subdivision with additional traffic and stormwater conditions.","taxTitle","Fairhope City, Baldwin County, Alabama","taxId",51162,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6473268,"Commission approves Ashford Court preliminary plat with conditions on landscaping and sidewalks",903,133000,1036000,"/Search/View?dp=1&key=5753654-a70f0ad7c2e06423d09b9de1b0eba9da&start=133&end=1036","https://assets.pipeline.soar.com/5753654-a70f0ad7c2e06423d09b9de1b0eba9da/thumbnail_133000.jpg","/articles/6473268/Fairhope-City/Baldwin-County/Alabama/Commission-approves-Ashford-Court-preliminary-plat-with-conditions-on-landscaping-and-sidewalks","https://secure.pipeline.soar.com/6473268-da7bebcf53356ea943145a6500ee4bd6/orig.mp4?Expires=1771050558&Signature=ZeW~2jB0fH3lQkKQbcBXMdQ1XcB6uMn6mkG95kxATDzUBJ2bwYFm-HbdWdS6vTBmoUOsJBTomQf8XWoZ0Pupj2XyCviZ1RSnld0DYvtqjnAP-Vggat1~GUquCrojLRKXCEIxZNtgWhiHDu0wsu1NV1PFxzUZB877cu1wqRXj6m4fgFQYieIKU2dJkQesQNnZ63qn5CQJmExKnmHVNNaKfociUQWn5OWk7hl6aFCc3bX1GyicE86K87omyk2i7wfRaCqYGuLpMqsJLjvH~IGx5~wCQrEwhd9lFdcXpY2-Cycl5G3uFfF3umH2eqgZU70jz3ZqrJj~zZvNhH66SNKKuw__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope City Planning and Zoning Commission on Sept. 4 approved SD 25.13, Ashford Court Subdivision, a nine-lot major subdivision off Gafer Road extension, subject to five staff conditions that require corrections and additional detail on the final plat and landscaping.

Peyton Rogers, planner with the City of Fairhope, told the commission the property is approximately 5.2 acres and zoned R-1 (low-density single-family). Rogers said the preliminary plat generally meets size and width standards and that utilities and sidewalk provision are addressed, but staff identified errors in setback labeling and concluded the current plan’s green-space calculation is inaccurate.

Rogers said the applicant’s green-space calculation counted areas that subdivision regulations do not allow — specifically a dry detention pond, portions labeled as preserve without required detail, and smaller grassed areas that do not meet the definition of green-space type. Staff calculated the plan as submitted provides roughly 15,600 square feet of qualifying green space but that roughly 34,000 square feet is required under the regulations. Rogers recommended a revised tree and landscape plan and additional plan notes before final plat submission.

Staff’s five conditions, read into the record, require: (1) removal of specific surveyor notes and provision of a separate data table with accurate front, rear and side yard setbacks; (2) a final-plat note that no structures shall be constructed in easements without the easement holder’s permission; (3) relocation of the proposed sidewalk east of the Gafer Road entrance onto private property with corresponding tree-and-landscape adjustments; (4) revision of the tree and landscape plan prior to development permits to show accurate labeling and green-space calculations; and (5) a site inspection with staff before final plat submission to evaluate the existing vegetation buffer around the dry detention pond and, if insufficient, to require additional plantings.

Jay Broughton, present for the owner Acre Investments, told commissioners the applicant is willing to work with staff on the green-space and wetland features and intends to keep wetland areas in their natural state where feasible. After brief public comment (none offered), a commissioner moved to approve SD 25.13 subject to staff recommendations 1 through 5; another commissioner seconded and the motion passed unanimously by voice vote.

Next steps: the applicant must submit revised plans and coordinate the on-site vegetation inspection with planning staff before applying for final plat approval and development permits.","The Planning and Zoning Commission approved SD 25.13 Ashford Court, a nine-lot subdivision, subject to five staff conditions requiring revised plat details, relocated sidewalk alignment, and a revised tree and landscape plan.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":80,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6473271,"Planning commission grants one-year extension for Greenfields preliminary plat",995,41000,"/Search/View?dp=1&key=5753654-a70f0ad7c2e06423d09b9de1b0eba9da&start=41&end=1036","https://assets.pipeline.soar.com/5753654-a70f0ad7c2e06423d09b9de1b0eba9da/thumbnail_41000.jpg","/articles/6473271/Fairhope-City/Baldwin-County/Alabama/Planning-commission-grants-one-year-extension-for-Greenfields-preliminary-plat","https://secure.pipeline.soar.com/6473271-65ccc672099f2b2856cbf21117fdd5d7/orig.mp4?Expires=1771050558&Signature=Wz~mYODMEIodhO~mDMvMbvToK~mTlESR3~eHnb9UlujS7KlyqJdPjn~MfJ9isqVSs5hM4HvaSSdnI1yMDKOCyzZ-YMveKLTk3RzsuwfXlngzKaUur7CFRkTZJA3P80qSUAWLdSWhJnp2hYxO3YUUer0vV2-uOGeBXOJI4-R8co~R8zfEwMch0-O654kYugtda1f~pOfXFz1bwDDk-KN1LW3oZmwLkRbZhYzwKzowZ9OgAbQQJ-NThmebwsg5IOfs5nRZikE1abZM1U81nNYLe4obUWAvkfVK062ASHpOSOxIna8rRYOqiaMcJgDiNgW2vGUoBdM7q8WQVP0GYcieKQ__&Key-Pair-Id=KUT5TJCACFTXG","Fairhope City Planning and Zoning Commission on Sept. 4 approved a one-year extension of preliminary plat approval for SD 2218 (Greenfields). Commissioners said the project remains under construction and staff raised no objections to the extension.

The extension addresses earlier delays tied to off-site infrastructure and a roundabout that the applicant said were outside the developer’s control. A staff speaker summarized that the subdivision had previously received a 90-day extension and that this action is the developer’s second extension request for preliminary approval.

Commission discussion was brief. A commissioner moved to grant a one-year extension; another commissioner seconded. The motion passed on a voice vote with no opposition recorded.

No additional conditions were added at the meeting. The record shows the commission approved the extension subject to any outstanding staff reviews required before final plat submission.

Looking ahead, any further schedule or substantive changes to the Greenfields project will return to planning staff and the commission for review as required by the subdivision regulations.","Fairhope City Planning and Zoning Commission approved a one-year extension for preliminary plat approval of SD 2218 (Greenfields) after hearing staff say construction is underway and prior delays were outside the developer’s control.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6473256,"Commission recommends package of zoning amendments to city council; package would add impervious limits, clarify mixed-use rules",2374,4702000,7076000,"/Search/View?dp=1&key=5753654-a70f0ad7c2e06423d09b9de1b0eba9da&start=4702&end=7076","https://assets.pipeline.soar.com/5753654-a70f0ad7c2e06423d09b9de1b0eba9da/thumbnail_4702000.jpg","/articles/6473256/Fairhope-City/Baldwin-County/Alabama/Commission-recommends-package-of-zoning-amendments-to-city-council-package-would-add-impervious-limits-clarify-mixed-use-rules","https://secure.pipeline.soar.com/6473256-099d0410d244f8df0ea81ed5934e8ecb/orig.mp4?Expires=1771050558&Signature=Wswc2eIimzs2xySbc-R2gMKnZ5yDVlJS8dYX6sxu~kFpdJNPB0U8mXFkHH60Jl~pnLvGQcWY9bv0KABNcMNbsoJBnumrG8VuyxDIO021m0iZOiCNWXht-dipX98NhNVtPsI36ie6ClrAzkrxj3OoPGdLlAjD5TX0ngHwIWPeVPpz3HIIjwNw5W11mYezJh8Z2CkSzqsmCl3yC1liiEbtewPXXswDU8vZ93abVBkUNakK4C1A5OYDN7ifBcan890kmBWwY-BdyazdQ4agDtWaWw8gObLAK6IuO1c7awNZAkU1kmleAtzwpo0IFGaG~XEInVTZ2nGFMTvFVWUN4TsDHA__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope City Planning and Zoning Commission on Sept. 4 voted to recommend a package of zoning ordinance amendments to the City Council. Staff presented a multi-part proposal that would, if adopted, impose new impervious-surface limits for single-family lots, clarify how mixed-use buildings and townhome densities are regulated, revise requirements for planned-unit developments (PUDs), create two recreational zoning categories and make other technical and definitional changes.

Planning staff said the amendments respond to the comprehensive plan, neighborhood feedback and operational experience applying the current ordinance. Key elements staff highlighted include: adding an impervious-surface cap for single-family residential lots to address increased runoff from larger additions and hardscapes; creating clearer mixed-use building standards (including a definition for when floor-area-ratio applies); setting a maximum density for townhomes and multifamily in some districts; and tightening PUD requirements so that a commercial component be constructed in the early phases rather than indefinitely deferred.

Staff noted the ordinance package removes three rarely-used \"village district\" zones but reserves article space so staff can return with alternative tools intended to meet the comp-plan goals for nodes and village centers. Staff and several speakers discussed the trade-offs between preserving flexibility through PUDs and the predictability of standard zoning districts.

Design professionals and residents commented during public hearing. Melissa Hadley of Goodwin Mills and Caywood urged careful review of multifamily density and townhome lot-sizing, saying overly restrictive multifamily standards could discourage future multifamily construction. Taylor Hensler and others urged flexibility for large PUDs so that required commercial percentages scale reasonably with project acreage.

After public comment and discussion, a commissioner moved and the commission voted to recommend the city council adopt the proposed zoning ordinance changes as drafted; the motion passed by voice vote. Staff said the next step will be preparing ordinance language for council advertisement and a council hearing (tentatively late October), and staff indicated some elements — notably building-height definitions — may be finalized with a separated effective date to protect projects currently in the permit pipeline.

The commission’s recommendation does not itself change zoning; final adoption rests with City Council. Staff said additional amendment phases are planned to refine village-node tools and some detailed items that require more outreach or budget for consultant assistance.","Planning commissioners voted to recommend a broad set of zoning ordinance amendments to the City Council. The package includes limits on impervious surface for single-family lots, clarified definitions and procedures for mixed-use buildings, changes to PUD expectations, new recreational zoning categories, and other housekeeping updates.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6473262,"Commission approves Ross Givens office building MOP, grants green-space waiver",1266,3273000,4539000,"/Search/View?dp=1&key=5753654-a70f0ad7c2e06423d09b9de1b0eba9da&start=3273&end=4539","https://assets.pipeline.soar.com/5753654-a70f0ad7c2e06423d09b9de1b0eba9da/thumbnail_3273000.jpg","/articles/6473262/Fairhope-City/Baldwin-County/Alabama/Commission-approves-Ross-Givens-office-building-MOP-grants-green-space-waiver","https://secure.pipeline.soar.com/6473262-65bece49f5cccfe4c40d75e870d3e79d/orig.mp4?Expires=1771050558&Signature=QToIZwAbh-1-Q-H7AGz6c2OR3KMlQecXk4IsMzej2fu28L9BuO7Q9-SCyQLpdrnoTT0PrMrDjYBT-SPckFo-QEwd4TZS7jOgE31Ii7CPUKeMaMXMGOIrEqujM8o4SqZaeDd97czPvZnTWBfUL1yBivRABPjdGRuyHUBjUjb8amfJSkexdn6ebB-d-~pBHGNdEHRlGeNjx6MvhnwoHFNtACixEhrIu6hGWuKtX-NcKuRwbUTqaQ7iU-XsTECLm1p2WsxpfzBJ4Y2N2NMWKBiShsMNdcyL9Y6nP8s1xDfYjQlPhFMDocfMIBOes2InurNqzwMvm7Lwzd2J6AqpG~FE7g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission on Sept. 4 approved SD 25.15, the Ross Givens Office Building multiple-occupancy project, and separately granted the applicant’s request for a green-space waiver that allows the landscaped area adjacent to Nichols Avenue to count as natural green space under the subdivision rules.

Staff described the site as a half-acre parcel in the M-1 (light industrial) district on Nichols Avenue that proposes a four-unit office building with 20 parking spaces (18 required). The project uses bioretention swales for stormwater treatment and provides landscape buffering along Nichols Avenue; staff supported a waiver requested to allow the 20-foot landscaped buffer adjacent to the right-of-way to be counted toward the property’s green-space requirement because the small site and frontage constraints otherwise made compliance impractical.

Staff recommended approval of the waiver and the MOP with the condition that an operations-and-maintenance (O&M) plan be recorded to reflect stormwater drainage and maintenance responsibilities. Residents who spoke raised questions about night lighting, potential nighttime noise if uses change, and stormwater impacts; engineers said the design incorporates bioretention media and plantings and that the photometric (lighting) plan meets city requirements for minimizing off-site light.

A commissioner moved to grant the green-space waiver; the motion passed by voice vote. The commission then voted to approve SD 25.15 subject to staff’s condition that the applicant record an O&M plan reflecting drainage and maintenance requirements. The motions passed with no recorded opposition.

Next steps: applicant must record the O&M plan and comply with the submitted photometric and landscape plans; staff indicated those documents will be part of the final MOP file and building-permit review.","Planning commissioners granted a green-space waiver and approved SD 25.15 (Ross Givens Office Building MOP) with a condition requiring an operations-and-maintenance plan for stormwater facilities to be recorded.","actionData","errors"]

Article not found

Commission recommends Rock Creek commercial site plan and conditions subdivision MOP to address traffic and stormwater

Commission approves Ashford Court preliminary plat with conditions on landscaping and sidewalks

Planning commission grants one-year extension for Greenfields preliminary plat

Commission recommends package of zoning amendments to city council; package would add impervious limits, clarify mixed-use rules

Commission approves Ross Givens office building MOP, grants green-space waiver