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Commission approves Cottages on 31 PUD for 29 townhomes despite public traffic, compatibility concerns
Summary
The planning commission approved final site plan PUD24-13 for Cottages on 31, a 29-unit townhouse project on U.S. Highway 31, subject to staff conditions; residents raised traffic and compatibility concerns during public comment.
The Baldwin County Planning and Zoning Commission approved PUD24-13 (Cottages on 31) on Feb. 6, allowing a 29-unit townhouse development west of U.S. Highway 31 south of Bromley Road, subject to staff conditions including an LDOT access turnout permit and a subdivision exemption to combine two parcels prior to construction-plan review.
Staff said the development is proposed in an unzoned part of the county and reported the submission met fire-flow and capacity requirements; staff also noted it had approved a waiver to not install sidewalks within the development. ‘‘Staff's recommendation is of approval with the following conditions: provide the LDOT access turnout permit and apply for a subdivision exemption to combine the two parcels prior to construction-plan review,’’ the staff report stated.
Several residents spoke at the public hearing. Michelle White, who lives less than a mile from the site on Bromley Road, described safety concerns at nearby Highway 31 intersections and noted recent accidents. ‘‘Trying to turn out onto 31 is already very dangerous and very time consuming,’’ she told the commission. Other nearby residents raised concerns about noise from an existing nearby venue and machine shop, stormwater runoff and drainage, and the project’s compatibility with surrounding single-family, acreage properties.
Developer representatives and the applicant said the project will be managed by a professional property management company and will include covenants and an HOA; Price Hightower, owner of Tower Homes, said the units would be professionally managed but that ‘‘there will not be a designated on-site manager there for 29 homes.’’ The applicant also told the commission it has consulted with ALDOT on access and that required permits must be obtained before construction.
Commissioners discussed density limits for unzoned areas and confirmed that townhouses in unzoned areas fall under the county’s multifamily standards, which set a cap of 12 units per acre; the applicant’s site data showed about 4.3 units per acre. After discussion the commission voted to approve the final site plan subject to staff conditions. Construction cannot begin until the applicant secures the stated permits and completes construction-plan review.
