[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6353879,"mediaKeyId","2220908-2b812b32bfdd9f2f667cd54162eb75d7","parentId",2220908,"title","Battles Trace Phase 9 preliminary plat tabled after residents press concerns about tree clearing, drainage and density","audioSeconds",5700,"startMs",4281000,"endMs",9981000,"viewUrl","/Search/View?dp=1&key=2220908-2b812b32bfdd9f2f667cd54162eb75d7&start=4281&end=9981","thumbnailUrl","https://assets.pipeline.soar.com/2220908-2b812b32bfdd9f2f667cd54162eb75d7/thumbnail_4281000.jpg","articleUrl","/articles/6353879/Fairhope-City/Baldwin-County/Alabama/Battles-Trace-Phase-9-preliminary-plat-tabled-after-residents-press-concerns-about-tree-clearing-drainage-and-density","mediaUrl","https://secure.pipeline.soar.com/6353879-6267839b6e37507a3d2f1ecf85f67f2f/orig.mp4?Expires=1775562259&Signature=KoCtHP7XYSC6-OQWc2KLare~42Gq2GAey1OuGL9HtL56I-lafykIudse~lCPXN8gtpCSybKFXxVabMXuJ5tQgfZFkj4tpwmXix4ldYVNNA3gsts0-c0~0yBn7km~EozYddnGvGQeeVVSVURcAjERLbnYNqY1xPHD8BwPkqATb8RugAvNtfd5Qsj1tJWwN0xxb1Kzhy04zmoxn-uzcL62VhxF7Q-S7TloqWR2Bu1LZ~ARoVQ8Gn8Uhvf0QW-Z9dplF8i0SlKbWe4UCwdInDgX88xirwMEB7v-XtWrKhzolqgo6IZMy-Hu6nMptaQgUDNJQLpoab43YIVDDm7EDTPV3g__&Key-Pair-Id=KUT5TJCACFTXG","author","Fairhope City, AL","date","2025-02-04T19:50:19Z","article","The Fairhope Planning and Zoning Commission opened a public hearing on SD 25.04 — Battles Trace Phase 9 — on Feb. 3, heard more than a dozen residents and stakeholders, and tabled the preliminary plat to the commission’s next meeting after the developer agreed to meet with city staff on landscaping, tree protection and pond maintenance.

SD 25.04 covers a portion of the larger Battles Trace TR (tourism/resort) district and, as presented by staff, proposes an 81‑lot major subdivision on about 22.4 acres. Planning staff told the commission the TR district contains customized rules and a separate set of guidelines adopted when the TR zoning was created; staff noted the phase meets the TR density cap and 20% open/green‑space requirement as presented but called attention to areas of steep graded slope where additional trees and shrubs would help long‑term buffering and reduce erosion risk.

Developer and design representatives said the project aims to provide a mix of housing types (including townhomes and carriage homes), pocket parks and pedestrian connections that they described as consistent with TR‑district objectives. Michael Mann of Kent Architecture described design goals including tree‑lined streets, porches and pocket parks intended to produce human‑scale walkability.

More than a dozen residents spoke during the hearing. Debbie Manning, representing a petition signed by about 200 Colony homeowners, said the phase deviates from the original development plan and warned the addition of carriage homes and townhomes would increase density and change the subdivision character. “I respectfully request that the Fairhope City Planning Commission listen to the valid concerns of the 200 homeowners of the colony and disapprove the proposed phase 9 plan of carriage and townhomes. I'd like to add that just because you can doesn't mean you should,” Manning said.

Other speakers raised related concerns: whether Sweetwater/Lakewood pond capacity and siltation have been re‑checked; whether tree buffers along Hilltop’s border would be preserved or clear‑cut; whether steep slopes would be graded and revegetated; and whether emergency vehicle access is adequate on narrow private roads. A local forester and certified arborist provided an inventory of existing trees in the adjoining common area and warned leaving that vegetation unprotected would increase sediment runoff into local ponds and Mobile Bay.

Planning staff and the developer discussed slope geometry and proposed stabilization (the developer noted typical 4:1 slope grading that would be sodded and replanted in native species); staff asked for clarification about restored planting details and tree preservation plans. Several commissioners stressed they wanted more information on erosion control, landscape density and pond O&M.

Given the volume of public comments and outstanding technical questions, the developer agreed to meet with the city horticulturalist, the chair of the city tree committee and the planning staff to discuss revised landscape/planting plans and to provide up‑to‑date O&M documentation for the detention ponds. The commission, with the developer’s assent, voted to table SD 25.04 until the next regular meeting to allow those follow‑ups and to bring back any revised materials. Commissioners indicated the table was meant to allow the parties to address neighbors’ environmental and safety concerns before a final commission decision.","mediaType","Video","parentTitle","City of Fairhope Planning Commission February 3, 2025","oneSentenceSummary","The Planning and Zoning Commission opened a public hearing on Feb. 3 for SD 25.04, Battles Trace Phase 9, and tabled the preliminary plat to the next meeting after residents raised concerns about tree clearing, erosion and density and the developer agreed to meet with city horticulture staff and the tree committee.","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},6353884,"Planning commission approves 21‑lot Windrow subdivision with two sidewalk/ROW waivers",2490,1286000,3776000,"/Search/View?dp=1&key=2220908-2b812b32bfdd9f2f667cd54162eb75d7&start=1286&end=3776","https://assets.pipeline.soar.com/2220908-2b812b32bfdd9f2f667cd54162eb75d7/thumbnail_1286000.jpg","/articles/6353884/Fairhope-City/Baldwin-County/Alabama/Planning-commission-approves-21lot-Windrow-subdivision-with-two-sidewalkROW-waivers","https://secure.pipeline.soar.com/6353884-9f3a15f974be04d4b73bbb7b47b50e52/orig.mp4?Expires=1775562259&Signature=YlguYln0phlNLtZkvvEYNSXlAEeLqj0K9HPo0Wu78~wozpXtgIBPTHUQhuZOoaHLe2tyFawIyeTF~AcZU0TCFUp4Z7IKAKW10wvjfct0vdReaIfMdOkCTSXC2qSehHbltU69F6YhHTiWb2xGTcUzcl7Y7EIQK2cF8FN2tBTVwbLsf3fHz2W0V4lPESfvhwqDpgzi6K80p5N-NKf4pADCsxALfW0T0NHOv1Zz8EFkqZAEqNDvGbhJKe9tXK2u4ltvKq6ueZaKoFKs4x16cZ~t1BJAmWVjoW3EdEhGL297hlBI-ST2DGF9KL9hJoBKgftp1BzcnqYe100wNGNFI~HBTA__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope City Planning and Zoning Commission on Feb. 3 approved SD 25.02, the preliminary plat for the Windrow subdivision, a 21‑lot, approximately 18‑acre development on Section Street, subject to staff conditions and two separately voted waivers.

City planner Mike Jeffrey told commissioners the site is zoned R‑1 (low‑density single‑family), contains wetlands that require mitigation and enhancement, and will rely on Fairhope Utilities for water, sewer and gas while Riviera provides electricity. Drainage will be collected in multiple on‑site areas, routed to dry retention basins and a wet detention pond, and the stormwater system will use LID techniques such as bioretention swales and ponds; Jeffrey noted maintenance responsibility will remain with the subdivision’s HOA and utility cooperation and maintenance agreements will be required prior to final plat.

The developer sought three waiver components: (1) reduce the Windrow Circle right‑of‑way width from 50 feet to 40 feet, (2) eliminate sidewalks along the north side of a portion of Tall Paw Way (from the entrance to Lot 20) to reduce wetland impacts, and (3) eliminate sidewalks on Section Street south of the entrance. Staff recommended approval of the waivers with the planning commission making the final call.

Commissioners voted separately: they approved the 40‑foot right‑of‑way waiver unanimously and approved the sidewalk waiver for the interior (north side to Lot 20) but declined to grant the waiver along Section Street’s south side, directing that pedestrian connectivity to the south remain. After the waiver votes, the commission approved the Windrow preliminary plat subject to staff recommendations, including the addition of a note on the plat that subdivision drainage remains private and is subject to the cooperative maintenance agreement.

Developer Trey Ginwright of Jade Consulting emphasized efforts to restore and enhance wetlands on site and said the intent is to preserve and replant where practicable. “We’re trying to preserve as much of this property as we possibly can,” Ginwright said during the public hearing.

Residents who spoke during the public hearing urged caution on safety and connectivity along Section Street and raised concerns about potential impacts to wetlands and downstream ponds. Troy Vickers, a professional engineer and local resident, told the commission Section Street is heavily traveled and urged maintaining pedestrian safety rather than routing people across a 45‑mph county road.

The commission’s approval included the waivers that were granted and the staff conditions; final infrastructure details and a cooperative maintenance agreement must be completed before final plat approval.","The commission approved SD 25.02 (Windrow), a 21‑lot, roughly 18‑acre subdivision on Section Street, granting two waiver requests for a 40‑foot right‑of‑way and limited sidewalks and approving the preliminary plat subject to staff conditions and an HOA-maintained drainage agreement.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6353890,"Planning commission recommends two Encounter Drive commercial site plans to city council",612,124000,736000,"/Search/View?dp=1&key=2220908-2b812b32bfdd9f2f667cd54162eb75d7&start=124&end=736","https://assets.pipeline.soar.com/2220908-2b812b32bfdd9f2f667cd54162eb75d7/thumbnail_124000.jpg","/articles/6353890/Fairhope-City/Baldwin-County/Alabama/Planning-commission-recommends-two-Encounter-Drive-commercial-site-plans-to-city-council","https://secure.pipeline.soar.com/6353890-1bb7101534852d2ad53957d9bd5f42a1/orig.mp4?Expires=1775562259&Signature=n8klZMi0JmS8wjJfd3t50cfVrtV3kBeodo27GMOG9etKrIB1p-TRzwCOrHDyZh6Yfq257srozoFCcNanjhB094I2nBoLMQ4c7UCSaFSFmLNMOzEaO~Uv4DYTwK-c3vEAMZTdo5Ngfb2Dx-sy1Jl-jyzlzFRN~otv~of5rdEEbmn7eoZ6mk~2xGEFmhTXqZWkwmMLYLl2aLvX2HH27ADnT8-jAX51w20vMeGomokjpSAe2N~SsBeq0wDwK81Xi4o9A0LOGPsI6Nca4UhZN~HGXTiKYwCsWa9e-2qmbuHfnbWIcQd1DE4n8FA9tbW5f1fiyg5vR6kK-ZV85MeTKQW8ow__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope City Planning and Zoning Commission on Feb. 3 voted unanimously to recommend two Encounter Drive commercial site plans to the City Council, approving site plan SR 25.02 for Harvey & Thomas Orthodontics and SR 25.03 for two restaurant buildings (Foosackley's and Just Chillin') with staff conditions.

Commission staff said the Harvey & Thomas Orthodontics proposal would place an 8,200-square-foot dental and orthodontics office on Lot 9 of the Encounter Commercial Retail Center (owner: Fairhope 9, LLC). Staff reported the lot is one acre in Zone B2, the building height is 30 feet, and the site plan shows a sidewalk connection to the existing Encounter Drive sidewalk and mechanical screening. Staff recommended correcting a highway construction setback entry in the site data table to 100 feet, limiting parking-lot light poles to 10 feet, and updating the landscape plan to add a shrub 40 inches tall at planting and an additional overstory tree because an existing credited tree does not qualify for credit.

Benjamin Cummings, the project architect, said the applicants can comply with the staff recommendations but noted the plumbing and mechanical drawings are not complete and the project is not yet scheduled for the February 6 utility meeting. “We don't have any issues with any of the staff comments. We can certainly add the shrub, add the tree,” Cummings said, adding the lighting will need to be reworked because the current poles are taller than 10 feet.

For SR 25.03, staff summarized plans for two restaurant buildings on Lot 4 (identified in staff materials as 101.53 acres in Zone B2) with a combined estimated peak PM trips of 126, 48 parking spaces (40 required) and pervious parking meeting the 20% pervious requirement. Staff recommended updating the photometric plan to show 10-foot light poles, correcting the parking total on the plant schedule (from 51 to 48), and ensuring vehicular screening planting begins four feet from the curb.

Developer representatives said they will add the required landscaping and revise the lighting plans. The commission voted to recommend both site plans to the City Council, each subject to the staff conditions recorded in the staff reports.

The staff conditions for both recommendations also included attendance at the City utilities meeting (to confirm water, sewer, gas, electric and communications needs) before the projects move to council review. The commission’s recommendations are advisory; the City Council will make final decisions on the site plans.","The Fairhope Planning and Zoning Commission voted unanimously to recommend two commercial site plans in the Encounter development — an 8,200-square-foot orthodontics office and a pair of restaurant buildings — subject to staff conditions on lighting, landscaping and utility coordination.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6353870,"Votes at a glance: Fairhope Planning & Zoning Commission, Feb. 3, 2025",10638,57000,10695000,"/Search/View?dp=1&key=2220908-2b812b32bfdd9f2f667cd54162eb75d7&start=57&end=10695","https://assets.pipeline.soar.com/2220908-2b812b32bfdd9f2f667cd54162eb75d7/thumbnail_57000.jpg","/articles/6353870/Fairhope-City/Baldwin-County/Alabama/Votes-at-a-glance-Fairhope-Planning-Zoning-Commission-Feb-3-2025","https://secure.pipeline.soar.com/6353870-00d1106af59dcc8eae9e1acc393e9d71/orig.mp4?Expires=1775562259&Signature=S7e2ulamNBLh~jXJRpUfcZvYnlgFGyaPhNy3ogyi47Y2ieGFM7SyqsBkwaV0F2CU~9LzxhtyebcseHYZaumvOYyYVopWvjO08-JsSXhdSCqLlXxUycpniRoEZDqPuw0Bm0oMb9~U2wFTqIlqYql~Hnrj-sokmjZApuaPIeOhdx8DQPQ3P5FKVegP3KOjQNRjq7HoD24GlTMM8~IKFClcquPa2EtGK3pgJajbDS70H-UC0UhUHUYIv4rEartAyiEgLltFW0MHi9lrrjP6--XjbM1Z4gDvlP8ZD99vwnAINXYblemT0xB4owl0WBfdDrRDD-SHYBCKLAfQC3rl8EgFCA__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope City Planning and Zoning Commission recorded the following formal actions on Feb. 3, 2025. All voting outcomes below are taken from the meeting record in the commission minutes.

• Motion to reschedule the March 3 meeting to March 6 at 5 p.m. — Passed unanimously.

• Motion to approve the consent agenda — Passed unanimously.

• SR 25.02 (Harvey & Thomas Orthodontics) — Motion to recommend approval to City Council subject to staff recommendations (correct highway setback to 100 feet, update photometric plan to 10‑foot poles, attend utility meeting Feb. 6, update landscaping to raise shrub heights to 40 inches and add an additional overstory tree) — Recommendation passed unanimously.

• SR 25.03 (Fusakley's and Just Chillin') — Motion to recommend approval to City Council subject to staff recommendations (update photometric plan to 10‑foot poles, correct plant schedule to 48 parking spaces, ensure vehicular screening begins 4 feet from curb) — Recommendation passed unanimously.

• Waiver (SD 25.02 Windrow) — Motion to approve a reduced 40‑foot right‑of‑way for Windrow Circle (from required 50 feet) — Passed unanimously.

• Waiver (SD 25.02 Windrow) — Motion to approve the interior sidewalk waiver (not requiring sidewalks on the north side from the entrance to Lot 20) but not to approve a waiver for sidewalks on Section Street south of the entrance — Motion to approve the interior waiver passed unanimously; the waiver for Option to eliminate sidewalks on Section Street south was not approved.

• SD 25.02 (Windrow) — Motion to approve the preliminary plat subject to staff recommendations (including an explicit note that subdivision drainage remains private and is subject to a cooperative maintenance agreement) — Passed unanimously.

• SD 25.04 (Battles Trace Phase 9) — After an extensive public hearing and technical discussion, commission voted to table the preliminary plat until the next meeting; the developer agreed to meet with the city horticulturalist and the city tree committee chair and provide updated pond O&M documentation and revised landscape/planting details before the next hearing — Motion to table passed unanimously.

• ZC 25.21 (zoning text amendment removing “boarding house” and “dormitory” uses from the use table) — Motion to recommend approval to City Council — Passed unanimously.

These actions were recorded in the meeting minutes. Several approvals were recommendations to the City Council (site plans and the zoning text amendment); the subdivision approvals and waivers were final commission actions at the preliminary stage subject to recording of plat notes and required maintenance agreements.","Summary of motions and formal actions taken by the Planning and Zoning Commission on Feb. 3, including site plan recommendations, waiver and subdivision approvals, a tabling, a zoning text amendment recommendation, and a meeting reschedule.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6353875,"Planning commission recommends removing 'boarding house' and 'dormitory' uses from zoning table",330,10355000,10685000,"/Search/View?dp=1&key=2220908-2b812b32bfdd9f2f667cd54162eb75d7&start=10355&end=10685","https://assets.pipeline.soar.com/2220908-2b812b32bfdd9f2f667cd54162eb75d7/thumbnail_10355000.jpg","/articles/6353875/Fairhope-City/Baldwin-County/Alabama/Planning-commission-recommends-removing-boarding-house-and-dormitory-uses-from-zoning-table","https://secure.pipeline.soar.com/6353875-14764e8017e9c34c8e3df12870f333cf/orig.mp4?Expires=1775562259&Signature=aske4d37Fyayj1EbMZOKumrV-5PosZ2rRXQhJlVSEdVm1INE3JIAw52oa8GjYN5SF-VVO9vaPfgkbEeD5KEraABG7QkLOoGyT-Tzf6FdsK3Xdvo0v6fU4Qdw92Au6VXfcTqsxKokhZjKifoZAUZZGjlwEGKCothMd8OIcTLy-1SbpjiS~BPGkUWOsS4uhm5O2CEVUt3lTTtli7QlitJgEHtbODfQy1SRnJRkK66zBd6gmQjn4apveolmy0-nrBLoGR2gc3IaQOB1pCqqSposUCkOxCk96LazsUwwtcUSpt80LPOxQI4HYZK4zPCT4ssIAXIA1KM1vCYD~FVF9oiHaQ__&Key-Pair-Id=KUT5TJCACFTXG","The Fairhope Planning and Zoning Commission on Feb. 3 voted unanimously to recommend that the City Council approve zoning text amendment ZC 25.21, which removes the uses “boarding house” and “dormitory” from the zoning use table.

Planning staff explained the amendment is intended to clarify the ordinance and avoid overlap or ambiguity between boarding/dormitory uses and other lodging or institutional uses in the table. Staff said the change is a cleanup and that the city is retaining definitions and parking standards in the code where they might still apply for limited institutional uses or campus settings.

There was no public comment on the amendment at the meeting. The recommendation now goes to the City Council for final action.","The commission unanimously recommended City Council approval of ZC 25.21, a zoning text amendment to remove ‘boarding house’ and ‘dormitory’ from the use table; staff said the change cleans up ambiguities in the ordinance while retaining definitions for limited circumstances.","actionData","errors"]

Article not found

Battles Trace Phase 9 preliminary plat tabled after residents press concerns about tree clearing, drainage and density

Planning commission approves 21‑lot Windrow subdivision with two sidewalk/ROW waivers

Planning commission recommends two Encounter Drive commercial site plans to city council

Votes at a glance: Fairhope Planning & Zoning Commission, Feb. 3, 2025

Planning commission recommends removing 'boarding house' and 'dormitory' uses from zoning table