planning approval staff reportmedia.al.com/news_mobile_impact/other/midtown...after the engineering...
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SUBDIVISION
PLANNED UNIT DEVELOPMENT &
REZONING STAFF REPORT Date: May 5, 2016
DEVELOPMENT NAME Midtown Mobile Subdivision
IRC-Mobile Midtown, LLC
LOCATION 100 North Florida Street &
LOCATION 2518, 2524, 2534, 2536 and 2540 Old Shell Road
(Northeast corner of North Florida Street and Old Shell
Road, extending to the North side of Eddington Drive
South).
CITY COUNCIL
DISTRICT District 1
PRESENT ZONING R-1, Single-Family Residential and B-2, Neighborhood
Business
AREA OF PROPERTY Subdivision: 2 Lots / 9.8 + Acres
PUD: 10.17 + Acres
Rezoning: 9.8 + Acres
CONTEMPLATED USE Subdivision Approval to create two legal lots of record.
Planned Unit Development (PUD) Approval to multiple
building on a single building site and shared access and
parking with a separate building site. Rezoning from R-1,
Single-Family Residential and B-2, Neighborhood
Business, to allow retail development. The Subdivision
Regulations require subdivision approval to reconfigure
property lines and create legal lots of record. The Zoning
Ordinance requires PUD approval to allow multiple
buildings on a single building site and shared access
between multiple lots; and a minimum of B-2 zoning for
retail development.
It should be noted, however, that any use permitted in
the proposed district would be allowed at this location if
the zoning is changed. Furthermore, the Planning
Commission may consider zoning classifications other
than that sought by the applicant for this property.
TIME SCHEDULE
FOR DEVELOPMENT Immediate
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ENGINEERING
COMMENTS
Subdivision
The following comments should be addressed prior to submitting the FINAL PLAT for
acceptance and signature by the City Engineer:
A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks,
signatures, certification statements, written legal description, required notes, legend, scale,
bearings and distances) that is required by the current Alabama State Board of Licensure for
Professional Engineers and Land Surveyors.
B. Provide a signature and seal from a surveyor that is licensed in Alabama not Georgia.
C. Provide a legend.
D. Correct “S Edington Drive” to “Edington Drive South” in the vicinity map, plan sheet, and
written legal description.
E. Dedicate the corner radius (25’ minimum or as approved by the City Engineer and Traffic
Engineer) at the northwest corner of LOT 1 (Florida St and Edington Dr. S.).
F. Label beginning point as POB to match the written legal description.
G. Show and label “Jackson Place, Lot 12” that is referred to in the written Legal Description.
H. Show and label each and every Right-Of-Way and their width, including Edington Drive and
Hazel Street. Show the ROW width of Old Shell Rd at the two (2) corners of LOT 1 that are
adjacent to Old Shell Rd.
I. Add a signature block for the Owner, Notary Public, Planning Commission, Traffic Engineer,
and City Engineer.
J. Provide the Surveyor’s Certificate and Signature.
K. Provide the Surveyor’s, Owner’s (notarized), Planning Commission, and Traffic Engineering
signatures.
L. Show and label any proposed easements (drainage, utility, access, etc.).
M. Add a note to the SUBDIVISION PLAT stating that a Land Disturbance permit will be
required for any land disturbing activity in accordance with Mobile City Code, Chapter 17,
Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain
Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm
Water Runoff Control.
N. Add a note to the SUBDIVISION PLAT stating that as shown on the 1984 aerial photo
(FLIGHT 26 - #77) the Lot(s) will receive historical credit of impervious area towards
stormwater detention requirement per Mobile City Code, Chapter 17, Storm Water
Management and Flood Control).
O. Add a note to the Plat stating that the approval of all applicable federal, state, and local
agencies (including all storm water runoff, wetland and floodplain requirements) will be
required prior to the issuance of a Land Disturbance permit.
P. Add a note that sidewalk is required to be constructed, and/or repaired, along the frontage of
each lot, or parcel, at time of new development or construction, unless a sidewalk waiver is
approved.
Q. Provide a copy of the FINAL PLAT to the Engineering Dept. for FINAL PLAT review prior
to obtaining any signatures.
R. After the Engineering Dept. Final Plat review is complete, provide a copy of the revised
Final Plat along with the original when submitting for City Engineer signature.
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Due to the proposed development on LOT 1 the proposed structures will need to be
addressed. Please contact the Engineering Department (208-6216) to discuss the options
prior to submitting any building, land disturbance, or ROW permits.
Planned Unit Development
ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN:
1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks,
utility connections, grading, drainage, irrigation, or landscaping will require a ROW
permit from the City of Mobile Engineering Department (208-6070) and must comply
with the City of Mobile Right-of-Way Construction and Administration Ordinance
(Mobile City Code, Chapter 57, Article VIII).
2. A Land Disturbance Permit application shall be submitted for any proposed land
disturbing activity with the property. A complete set of construction plans including, but
not limited to, drainage, utilities, grading, storm water detention systems, paving, and all
above ground structures, will need to be included with the Land Disturbance permit. This
Permit must be submitted, approved, and issued prior to beginning any of the
construction work.
3. Any and all proposed land disturbing activity within the property will need to be
submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm
Water Management and Flood Control); the City of Mobile, Alabama Flood Plain
Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and
Storm Water Runoff Control.
4. The approval of all applicable federal, state, and local agencies (including all storm water
runoff, wetland and floodplain requirements) will be required prior to the issuance of a
Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the
necessary permits and approvals.
5. The proposed development must comply with all Engineering Department design
requirements and Policy Letters.
6. This project will require a perpetual maintenance agreement for the proposed onsite
detention/retention system. This agreement must be reviewed, approved, and recorded
for the onsite system and include the outfall structure and the pipes that connect to the
City maintained drainage system.
Revised Engineering PUD comments for the June 2nd meeting:
1. Due to the proposed development on LOT 1 the proposed structures will need to be
addressed. Please contact the Engineering Department (208-6216) to discuss the
options prior to submitting any building, land disturbance, or ROW permits.
2. Show and label the proposed improvements on Florida St. and Old Shell Rd. (i.e.
widening to 3 lanes, add/extend turn lane) and a note that the improvements will be
as approved by the City Engineer and Traffic Engineer.
ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN:
1. Any work performed in the existing ROW (right-of-way) such as driveways,
sidewalks, utility connections, grading, drainage, irrigation, or landscaping will
require a ROW permit from the City of Mobile Engineering Department (208-6070)
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and must comply with the City of Mobile Right-of-Way Construction and
Administration Ordinance (Mobile City Code, Chapter 57, Article VIII).
2. A Land Disturbance Permit application shall be submitted for any proposed land
disturbing activity with the property. A complete set of construction plans including,
but not limited to, drainage, utilities, grading, storm water detention systems, paving,
and all above ground structures, will need to be included with the Land Disturbance
permit. This Permit must be submitted, approved, and issued prior to beginning any
of the construction work.
3. This project will require that a perpetual maintenance agreement be reviewed,
approved, and recorded for the onsite detention/retention system, including the
outfall structure and pipes that connect to the City maintained drainage system
4. Any and all proposed land disturbing activity within the property will need to be
submitted for review and be in conformance with Mobile City Code, Chapter 17,
Storm Water Management and Flood Control); the City of Mobile, Alabama Flood
Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation
Control and Storm Water Runoff Control.
5. The approval of all applicable federal, state, and local agencies (including all storm
water runoff, wetland and floodplain requirements) will be required prior to the
issuance of a Land Disturbance permit. The Owner/Developer is responsible for
acquiring all of the necessary permits and approvals.
6. The proposed development must comply with all Engineering Department design
requirements and Policy Letters.
TRAFFIC ENGINEERING
COMMENTS A traffic impact study was completed for this site. The
development intensity illustrated on the PUD plan is approximately 2,000 SF less than the
intensity accounted for in the study. The site plan has also been revised to reduce the number of
driveways on Old Shell Road. The reduced square footage would generate the approximate
number of trips assumed to use the second driveway on Old Shell Road; therefore an updated
study is not required for these changes. Development is contingent upon the completion of off-
site improvements as indicated in the study. Recommendations from the Traffic Impact Study
include widening the roadway for the inclusion of turn lanes. Any improvement in City of
Mobile right-of-way included with the development must meet AASHTO Standards and be
approved by City of Mobile Engineering and Traffic Engineering staff. Adequate dedication
should be included on any street right-of-way to allow for 11’ travel lanes as well as
utility/green/sidewalk area. Corner radii dedication should be required at North Florida Street
and Edington Drive. Lot 1 is limited to two curb cuts to North Florida Street, limited to one curb
cut to Old Shell Road, and denied access to South Edington Drive. Lot 2 is limited to one curb
cut to Wilson Avenue. Driveway size, location and design to be approved by Traffic
Engineering and conform to AASHTO standards. Required on-site parking, including ADA
handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City’s
Zoning Ordinance. Angled parking will not be permitted that backs into or is within the right-of-
way. If on-street parking is permitted it should be parallel and located within the right-of-way.
The traffic impact study may need to be updated if on-street parking is permitted, to analyze the
impacts the on-street parking will have on the roadway level of service. Owner/developer will
be responsible for obtaining consent from the adjacent land owner(s) on Old Shell Road for any
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site improvements (e.g. driveway radius) that extend in front of the adjacent property frontage.
The proposed drive-thru on the south side of Shops A-1 is not desirable as currently shown, as
traffic in the middle has vehicles opposing it on both sides. Drive-thru widths must be a
minimum of 9’ per Section 64-4 of the City’s Zoning Ordinance. For Shops A-1 and Shops B,
this leaves only 21’ for two-way traffic. Aisles can be designated one-way, provided they met
width requirements for fire truck access where necessary.
Revised Traffic Engineering comments for the June 2nd meeting:
A traffic impact study was completed for this site. The development intensity illustrated
on the PUD plan is approximately 2,000 SF less than the intensity accounted for in the
study. The site plan has also been revised to reduce the number of driveways on Old
Shell Road. The reduced square footage would generate the approximate number of trips
assumed to use the second driveway on Old Shell Road, therefore an updated study is not
required for these changes. Development is contingent upon the completion of off-site
improvements as indicated in the study. Adequate dedication should be included on any
street right-of-way to allow for adequate travel lanes as well as utility/green/sidewalk
area. Corner radii dedication should be required at North Florida Street and Edington
Drive. Lot 1 is limited to two curb cuts to North Florida Street, limited to one curb cut to
Old Shell Road, and denied access to South Edington Drive. Lot 2 is limited to one curb
cut to Wilson Avenue. Driveway size, location and design to be approved by Traffic
Engineering and conform to AASHTO standards. Required on-site parking, including
ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of
the City’s Zoning Ordinance. Porous pavement parking will need to consist of a design
appropriate means to designate individual parking spaces. Consistent with the Avenue
typology, parallel on-street parking has been included with a buffer area adjacent to the
travel lane to reduce the amount of maneuvering in the right-of-way. On-street parking
may require either right-of-way dedication or a right-of-way use agreement. The traffic
impact study should be updated to analyze the impacts the on-street parking will have on
the roadway level of service. Owner/developer will be responsible for obtaining consent
from the adjacent land owner(s) on Old Shell Road for any site improvements (e.g.
driveway radius) that extend in front of the adjacent property frontage. In conjunction
with any permit submittals, turning templates may be necessary to justify larger than
standard 20’ driveway radii.
URBAN FORESTRY
COMMENTS Property to be developed in compliance with state and local
laws that pertain to tree preservation and protection on both city and private properties (State Act
2015-116 and City Code Chapters 57 and 64).
FIRE DEPARTMENT
COMMENTS All projects within the City Limits of Mobile shall comply
with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code)
REMARKS The applicant is requesting Subdivision, Planned Unit
Development approval, and Rezoning to allow redevelopment of the former Augusta Evans
School and several adjacent commercial properties as a retail development.
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The applicant has had the former Augusta Evans School property under contract to purchase
from the Mobile County School Board for the purpose of developing a retail shopping complex
for several months. During that time there have been multiple meetings/teleconferences between
the applicant, the City, and neighborhood/community representatives – individually and
collectively. Most of these meetings/teleconferences have been to discuss site design and
compatibility. The discussions with the City have been in reference to compatibility with The
Map for Mobile, and those with the neighborhood/community representatives have been in
reference to a plan the Midtown Mobile Movement is developing. The City is in process of
finalizing parameters and procedures for such plans to be vetted by the city before any
presentation to the Planning Commission. At this time, the Midtown Mobile Movement Plan,
Design Old Shell, is not fully developed or realized, and is not a plan upon which the city can
base decisions.
The site plan illustrates a grocery store with a pharmacy drive-thru as the anchor or main
building, and four smaller retail/restaurant buildings (three of which also have a drive-thru)
located on other parts of the overall site. The site plan also illustrates a cross access driveway to
the existing commercial property to the West, which was part of Ashland Station, a 2008 PUD
that allowed cross access and shared parking between four properties fronting Old Shell Road.
Three of those properties along with most of the Augusta Evans School property are to be Lot 1
of the proposed redevelopment, therefore to maintain the shared access the fourth property had to
be included. Lot 2 is to be a residential lot that fronts on Wilson Avenue, a minor residential
street.
Old Shell Road is shown as a Traditional Corridor on the Development Framework Map –
Corridors and Centers of the Map for Mobile. The Map for Mobile states that the development
framework map and development area descriptions serve as a guide for future land use and
design decisions and also for decisions regarding public improvements and projects. While the
site is not specifically designated as a center, one could conclude, given the fact it is at an
intersection on a designated Traditional Corridor, development should follow the guidelines and
intent of a Traditional Center.
TRADITIONAL CORRIDOR Intent
Emphasize retaining historic buildings and creating appropriate, denser infill development
Encourage mixed housing types including small multi-family structures along the corridor
Retail and neighborhood services at intersections
Combine and close driveways to create a continuous pedestrian friendly environment
Auto, bicycle, transit and pedestrian traffic are accommodated
More dense mixed-use development to include neighborhood services and residential above retail
TRADITIONAL CENTER Intent
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Compatible scale (commercial, mixed-use, residential) development
More dense mixed-use development to include neighborhood services and retail under residential
Buildings form a continuous street wall along primary streets in the center
Parking hidden behind structures
Auto, bicycle, transit and pedestrian traffic are accommodated A consultant has been hired to review and rewrite the Zoning Ordinance, Subdivision
Regulations, as well as develop a new Major Street Plan Map and General Land Use Plan Map.
This will be a 24-30 month process. Until that project is completed and the new documents are
adopted, we continue to operate under the existing Zoning Ordinance and Subdivision
Regulations. Under the existing Zoning Ordinance requirements for Rezoning, Planned Unit
Development approval, and B-2 development standards and requirements, most elements of the
proposal comply with the existing regulations. However, there appear to be some issues with the
main parking lot with regard to stall depths in some areas that do not comply with the parking
standards.
Also related to parking - there have been numerous discussions about use of portions of the site
as “district parking”. District parking is referenced in the Draft Design Old Shell document, and
is defined therein as a shared public parking lot maintained in partnership with the City and local
businesses. Currently there are no City regulations that directly address district parking.
However, there is also nothing in the code that would preclude individuals from parking in one
of the parking areas within the proposed development and walking to businesses, both in the
proposed development and out of the proposed development; which could in essence be viewed
as district parking.
With regard to the proposed two lot subdivision, with one exception, the subdivision appears to
comply with the existing Subdivision Regulations. It appears that a part of one of the Mobile
County School Board parcels the applicant has under contract is not included in the subdivision
application. Therefore, unless documentation is submitted to establish the not included area as a
lot or parcel of record (with the exact legal description) prior to 1952, that partial parcel must be
included in the subdivision.
The applicant also submitted an Alternate Site Plan that provides on-street, head-in, angled
parking spaces along Florida Street, which are partially on the private property and partially in
the right-of-way. No safety lane was provided for vehicles to back out of the spaces and safely
enter the traffic lane. The Traffic Engineer has reviewed this proposed alternate design
modification and has indicated that any on street parking would have to be parallel spaces, not
angled, head in spaces.
Further, there are several design elements that do not follow the principles and vision established
by The Map for Mobile. In addition to allowing the Commission to vary requirements of the
Ordinance, the PUD section of the Ordinance also allows the Commission to consider other
factors in rendering a decision, and require modifications to the proposed development as
deemed appropriate to address those issues.
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While the previously mentioned Design Old Shell plan has not yet been completed, the Map for
Mobile has been adopted by the Planning Commission as the new Comprehensive Plan for the
city, and as such should be considered the guiding document for development related decisions.
To this end, during meetings/teleconferences with the applicant, the staff recommended several
modifications to the site plan that would embrace the principles and guidelines of the Map for
Mobile, only a few of which were addressed by the applicant.
An email noting some last minute changes was just received, but an accompanying drawing
illustrating those changes was not provided. Given the timing of receipt of the changes, the staff
has not had the opportunity to fully review and prepare comments for this report. Additional
information will be provided at the meeting.
This is the first major development project since the adoption of the Map for Mobile. Therefore
it is imperative that the proposal be scrutinized closely for inclusion of the principles and
guidelines of the Map for Mobile. If the Map for Mobile is not used as the guiding document for
development now, a precedent would be set regarding the applicability of the plan, and the vision
expressed by and for the community may never be realized.
RECOMMENDATION
Subdivision: Based on the preceding, it is recommended that the Subdivision be heldover until
June 2 for the following reason:
1) The plat does not include the entirety of one of the parcels in the subdivision;
Revised plat and additional notification information and fees to be submitted by 12:00 pm, May
13, 2016.
Planned Unit Development: Based on the preceding, it is recommended that the Planning
Commission take all information, including that presented at the meeting, into consideration
when rendering a decision.
Staff has been made aware that there are time constraints regarding the purchase agreement and a
specified time frame for closing. However, staff recommends that the PUD aspect of the request
be heldover to allow the site plan to be revised to more closely correspond with the principles,
guidelines, and intent of the Map for Mobile. Therefore, the PUD could be heldover until June
2, 2016 to be reconsidered with the Subdivision.
The site plan does not correspond with the principles, guidelines, and intent of the Map for
Mobile, therefore the following items should be addressed:
1) Reorientation of Shops B to front Old Shell Road
2) Elimination of the drive-thru, including removal of the rear drive, on Shops 1A to provide
a more substantial buffer for the adjacent residential properties
3) On-site parking to meet the minimum requirements for aisle and stall sizes
4) Any on-street parking to be changed to parallel spaces, as required by the Traffic
Engineer.
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Revised site plan to be submitted by 12:00 pm, May 13, 2016.
Rezoning: Based on the preceding, it is recommended that the Planning Commission take all
information, including that presented at the meeting, into consideration when rendering a
decision.
Staff has been made aware that there are time constraints regarding the purchase agreement and a
specified time frame for closing. Therefore, should the Commission choose to make a decision
on the rezoning, the following conditions would be recommended:
1) Development limited to an approved PUD;
2) Completion of the Subdivision process prior to the issuance of any permits;
3) Full compliance with all municipal codes and ordinances.
Revised for the June 2nd meeting:
The applications were heldover from the May 5 meeting to allow the applicant to make revisions
to the plan that were more aligned with the guidelines and vision of The Map for Mobile,
specifically the Traditional Corridor and Traditional Center guidelines/intent; and to meet with
the neighborhood groups to try to effect a compromise.
The applicant has submitted a revised site plan, and has had conversations with representatives
from most, if not all, of the various groups - each of which has interests that are not completely
aligned with the others.
As noted in the original report (above), the guidelines and intent of the Traditional Corridor and
Traditional center are as follows:
TRADITIONAL CORRIDOR Intent
Emphasize retaining historic buildings and creating appropriate, denser infill development
Encourage mixed housing types including small multi-family structures along the corridor
Retail and neighborhood services at intersections
Combine and close driveways to create a continuous pedestrian friendly environment
Auto, bicycle, transit and pedestrian traffic are accommodated
More dense mixed-use development to include neighborhood services and residential above retail
TRADITIONAL CENTER Intent
Compatible scale (commercial, mixed-use, residential) development
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More dense mixed-use development to include neighborhood services and retail under residential
Buildings form a continuous street wall along primary streets in the center
Parking hidden behind structures
Auto, bicycle, transit and pedestrian traffic are accommodated
Please note, there are other aspects of the Map for Mobile to consider, as well as other Code
sections that may have an impact on to what degree the site can comply with the above
guidelines and intent, as well as site limitations and practicality given existing infrastructure.
Staff will attempt to describe the changes in bullet list format, and then address them as they
relate to the Map for Mobile, and why they may or may not comply or be practicable.
The location and orientation of the main tenant, Publix, remains virtually unchanged.
However, parking has been reconfigured somewhat to comply with minimum stall and
aisle requirements, as well as to accommodate other changes as listed below;
Shops A has been reconfigured into three buildings, each of which front onto a common
parking area shared by the three buildings. A buffer of approximately 100’-110’ from the
rear service drive to the East property line is to be left in its natural vegetative state.
Shops B has been reoriented to front Old Shell Road, and maintains approximately the
same setback as the existing building to the West, with which there is a shared
ingress/egress easement. Shops B maintain that setback in part due to the underground
utilities in the vacated service road. Any type of construction involving the structure for
Shops B within that vacated service road area would necessitate relocation of all of the
existing underground utilities.
Shops C has been relocated to the South side of the Florida Street entrance drive to
provide some level of screening of main parking lot.
On-Street parallel parking has been proposed adjacent to Shops C and across the
entrance drive to the North (where Shops C had been previously located).
The interior walkway has been extended from the rain garden / detention pond West to
Florida Street to provide more pedestrian connectivity and amenities.
Approximately 26% of the site will be landscaped, far exceeding the Zoning Ordinance
requirement of 12%.
Seventy (70) parking spaces (just over 21% of the 328 spaces provided) are identified to
be surfaced with pervious paving materials.
An 8-foot high opaque screen is proposed along the South Edington Drive frontage, while
a 6-foot high opaque screen is proposed for the remainder of the site where it abuts
residential properties.
The proposed Rain Garden will be designed to be an amenity, with special plantings and
a fountain.
The revised site plan calls for the construction of six freestanding buildings. The architectural
designs of the buildings, submitted by the applicant, take direct inspiration from traditional
commercial design principles in general and notable instances of historic Mobile commercial
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architecture in particular. Buildings located at the following addresses informed the massing
and articulation of the proposed buildings:
1751 Old Shell Road (the Market building at the Southwest corner of Semmes & Old
Shell);
2066 Old Shell Road (the Fuego building at the Northeast corner of Upham & Old
Shell);
1714 Dauphin Street (the Mobile Popcorn building at the Northeast corner of Semmes &
Dauphin); and
1301 Virginia Street (the Stadium Food Mart building at the Southwest corner of Ann &
Virginia).
The use of architectural features such as bulkheads, pilasters, transom windows, and other
façade elements serve to compartmentalize the massing in a historically attuned manner.
Materials such as brick and stucco will be employed. The historically contextualized design
forms and materials work in concert to engender a pedestrian scale that will integrate the
development within the larger Midtown landscape.
Given the overall configuration of the site, the location of Shops A is not within an area of the
site to which the location and orientation of buildings as noted in a Traditional Center can
realistically be applied. Further, the proposed Shops A, along with the existing buildings along
Old Shell Road, would provide screening of that parking area from not only Old Shell, but also
the residential properties to the North and East.
While Shops B may not be relocated to the front property line, it has been reoriented to the street
and is basically in line with the building to the West; arguably, with these changes it could be
considered a liner building – or as close as may be practicable for this part of the overall site.
The relocation and reorientation of Shop C provides a liner building for part of the main parking
area which screens much of it from Florida Street. While it is not the continuous length of the
Florida Street frontage, there are extenuating circumstances that preclude it from continuing to
the South property line; also the entrance drive to the North limits the building footprint in that
direction. On Street, parallel parking spaces are illustrated on Florida Street, adjacent to Shop
C and North of the Entrance Drive.
The parking demand by the tenant, as well as the overall total parking requirement assuming
food and/or beverage businesses with on-site consumption in some of the tenant spaces, does not
allow for further reduction in parking spaces. The Zoning Ordinance requirement for the
proposed mix of tenants is 239 parking spaces, and the revised site plan depicts a total of 328
parking spaces based upon tenant requirements. The parking areas are situated such that one
provides parking for the grocery store and Shops C, another for Shops A1, A2, and A3, and the
third for Shops B (some of which will most likely be used by patrons of the building to the West).
As with any plan or code, there may be circumstances that necessitate or warrant a deviation;
such as the existing infrastructure located in the vacated service road right-of-way, which
prevents the Shops B from moving as close to Old Shell Road as desired by the neighbors. Does
absolute adherence to that single element of the plan justify the cost to the developer of
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relocating those infrastructure improvements; or does the location and reorientation of the
Shops B to follow the existing buildings to the West and East accomplish the intent?
Redevelopment of those properties would almost certainly have the same issues and thus be
redeveloped in a similar manner to Shops B.
Planned Unit Development review examines the site with regard to its location to ensure that it
is generally compatible with neighboring uses; that adequate access is provided without
generating excess traffic along minor residential streets in residential districts outside the PUD;
and that natural features of the site are taken into consideration. PUD review also examines the
design of the development to provide for adequate circulation within the development; to ensure
adequate access for emergency vehicles; and to consider and provide for protection from
adverse effects of adjacent properties as well as provide protection of adjacent properties from
adverse effects from the PUD. PUD approval is site plan specific, thus if any new construction is
anticipated that will change an approved site plan, an application to amend an existing,
approved PUD must be made prior to any construction activities.
Throughout the process, various groups have been very vocal and have made their desires
relating to the proposed development known to the applicant and to the City. Most cite The Map
for Mobile, Traditional Corridor and Traditional Center aspects. What has not been referenced
is that The Map for Mobile is a 20-30 year plan, and as such does not presume that every
development, especially major developments, will include every element of The Map for Mobile
for every part of the development in its initial phase. It is a process; one that takes many years
to be fully realized.
The applicant has submitted several revised versions of the site plan while working through the
process, trying to address concerns and issues raised by the neighborhood groups and the City.
The revised plan now before the Commission may not check every box for everyone, but certainly
represents the applicant’s diligence in working towards a site plan that reflects many of The
Map for Mobile guidelines given the constraints of the site, the utilities and infrastructure
located under the vacated service road, and the irregularly shaped property.
RECOMMENDATION
Subdivision: Based on the preceding, the plat is recommended for Tentative Approval subject to
the following conditions:
1) Compliance with Engineering Comments: (The following comments should be addressed
prior to submitting the FINAL PLAT for acceptance and signature by the City Engineer: A.
Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks,
signatures, certification statements, written legal description, required notes, legend, scale,
bearings and distances) that is required by the current Alabama State Board of Licensure for
Professional Engineers and Land Surveyors. B. Provide a signature and seal from a
surveyor that is licensed in Alabama not Georgia. C. Provide a legend. D. Correct “S
Edington Drive” to “Edington Drive South” in the vicinity map, plan sheet, and written legal
description. E. Dedicate the corner radius (25’ minimum or as approved by the City
Engineer and Traffic Engineer) at the northwest corner of LOT 1 (Florida St and Edington
Dr. S.). F. Label beginning point as POB to match the written legal description. G. Show
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and label “Jackson Place, Lot 12” that is referred to in the written Legal Description. H.
Show and label each and every Right-Of-Way and their width, including Edington Drive and
Hazel Street. Show the ROW width of Old Shell Rd at the two (2) corners of LOT 1 that are
adjacent to Old Shell Rd. I. Add a signature block for the Owner, Notary Public, Planning
Commission, Traffic Engineer, and City Engineer. J. Provide the Surveyor’s Certificate and
Signature. K. Provide the Surveyor’s, Owner’s (notarized), Planning Commission, and
Traffic Engineering signatures. L. Show and label any proposed easements (drainage,
utility, access, etc.). M. Add a note to the SUBDIVISION PLAT stating that a Land
Disturbance permit will be required for any land disturbing activity in accordance with
Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of
Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and
Sedimentation Control and Storm Water Runoff Control. N. Add a note to the SUBDIVISION
PLAT stating that as shown on the 1984 aerial photo (FLIGHT 26 - #77) the Lot(s) will
receive historical credit of impervious area towards stormwater detention requirement per
Mobile City Code, Chapter 17, Storm Water Management and Flood Control). O. Add a
note to the Plat stating that the approval of all applicable federal, state, and local agencies
(including all storm water runoff, wetland and floodplain requirements) will be required
prior to the issuance of a Land Disturbance permit. P. Add a note that sidewalk is required
to be constructed, and/or repaired, along the frontage of each lot, or parcel, at time of new
development or construction, unless a sidewalk waiver is approved. Q. Provide a copy of the
FINAL PLAT to the Engineering Dept. for FINAL PLAT review prior to obtaining any
signatures. R. After the Engineering Dept. Final Plat review is complete, provide a copy of
the revised Final Plat along with the original when submitting for City Engineer signature.
S. Due to the proposed development on LOT 1 the proposed structures will need to be
addressed. Please contact the Engineering Department (208-6216) to discuss the options
prior to submitting any building, land disturbance, or ROW permits.);
2) Compliance with revised Traffic Engineering comments (A traffic impact study was
completed for this site. The development intensity illustrated on the PUD plan is
approximately 2,000 SF less than the intensity accounted for in the study. The site plan has
also been revised to reduce the number of driveways on Old Shell Road. The reduced square
footage would generate the approximate number of trips assumed to use the second driveway
on Old Shell Road, therefore an updated study is not required for these changes.
Development is contingent upon the completion of off-site improvements as indicated in the
study. Adequate dedication should be included on any street right-of-way to allow for
adequate travel lanes as well as utility/green/sidewalk area. Corner radii dedication should
be required at North Florida Street and Edington Drive. Lot 1 is limited to two curb cuts to
North Florida Street, limited to one curb cut to Old Shell Road, and denied access to South
Edington Drive. Lot 2 is limited to one curb cut to Wilson Avenue. Driveway size, location
and design to be approved by Traffic Engineering and conform to AASHTO standards.
Required on-site parking, including ADA handicap spaces, shall meet the minimum
standards as defined in Section 64-6 of the City’s Zoning Ordinance. Porous pavement
parking will need to consist of a design appropriate means to designate individual parking
spaces. Consistent with the Avenue typology, parallel on-street parking has been included
with a buffer area adjacent to the travel lane to reduce the amount of maneuvering in the
right-of-way. On-street parking may require either right-of-way dedication or a right-of-way
use agreement. The traffic impact study should be updated to analyze the impacts the on-
street parking will have on the roadway level of service. Owner/developer will be
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responsible for obtaining consent from the adjacent land owner(s) on Old Shell Road for any
site improvements (e.g. driveway radius) that extend in front of the adjacent property
frontage. In conjunction with any permit submittals, turning templates may be necessary to
justify larger than standard 20’ driveway radii.);
3) Dedication of sufficient right-of-way along North Florida St to accommodate adequate travel
lanes, the proposed on-street parking, green space, and sidewalks;
4) Radii dedication at North Florida Street and Edington Drive, in compliance with Section
V.D.6. of the Subdivision Regulations;
5) Placement of a note on the Final Plat stating Lot 1 is limited to two curb cuts to North Florida
Street, limited to one curb cut to Old Shell Road, and denied access to South Edington Drive,
and that Lot 2 is limited to one curb cut to Wilson Avenue, with the size, design and location
to be approved by Traffic Engineering and comply with AASHTO standards;
6) Dedication of sufficient right-of-way along Old Shell Road to accommodate adequate travel
lanes, green space, and sidewalks;
7) Compliance with Fire Department Comments: (All projects within the City Limits of Mobile
shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012
International Fire Code));
8) Compliance with Urban Forestry Comments: (Property to be developed in compliance with
state and local laws that pertain to tree preservation and protection on both city and private
properties (State Act 2015-116 and City Code Chapters 57 and 64));
9) Provision of a revised PUD site plan prior to the signing of the final plat; and
10) Completion of the Subdivision process prior to any permit requests for new construction
(demolition is OK).
Planned Unit Development: Based on the preceding, the revised PUD is recommended for
Approval subject to the following conditions:
1) Compliance with revised Engineering Comments: (1. Due to the proposed development on
LOT 1 the proposed structures will need to be addressed. Please contact the Engineering
Department (208-6216) to discuss the options prior to submitting any building, land
disturbance, or ROW permits. 2. Show and label the proposed improvements on Florida St.
and Old Shell Rd. (i.e. widening to 3 lanes, add/extend turn lane) and a note that the
improvements will be as approved by the City Engineer and Traffic Engineer. ADD THE
FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing
ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage,
irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering
Department (208-6070) and must comply with the City of Mobile Right-of-Way Construction
and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land
Disturbance Permit application shall be submitted for any proposed land disturbing activity
with the property. A complete set of construction plans including, but not limited to,
drainage, utilities, grading, storm water detention systems, paving, and all above ground
structures, will need to be included with the Land Disturbance permit. This Permit must be
submitted, approved, and issued prior to beginning any of the construction work. 3. This
project will require that a perpetual maintenance agreement be reviewed, approved, and
recorded for the onsite detention/retention system, including the outfall structure and pipes
that connect to the City maintained drainage system. 4. Any and all proposed land
disturbing activity within the property will need to be submitted for review and be in
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conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood
Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the
Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 5. The
approval of all applicable federal, state, and local agencies (including all storm water
runoff, wetland and floodplain requirements) will be required prior to the issuance of a
Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the
necessary permits and approvals. 6. The proposed development must comply with all
Engineering Department design requirements and Policy Letters.);
2) Compliance with revised Traffic Engineering Comments: (A traffic impact study was
completed for this site. The development intensity illustrated on the PUD plan is
approximately 2,000 SF less than the intensity accounted for in the study. The site plan has
also been revised to reduce the number of driveways on Old Shell Road. The reduced
square footage would generate the approximate number of trips assumed to use the second
driveway on Old Shell Road, therefore an updated study is not required for these changes.
Development is contingent upon the completion of off-site improvements as indicated in the
study. Adequate dedication should be included on any street right-of-way to allow for
adequate travel lanes as well as utility/green/sidewalk area. Corner radii dedication should
be required at North Florida Street and Edington Drive. Lot 1 is limited to two curb cuts to
North Florida Street, limited to one curb cut to Old Shell Road, and denied access to South
Edington Drive. Lot 2 is limited to one curb cut to Wilson Avenue. Driveway size, location
and design to be approved by Traffic Engineering and conform to AASHTO standards.
Required on-site parking, including ADA handicap spaces, shall meet the minimum
standards as defined in Section 64-6 of the City’s Zoning Ordinance. Porous pavement
parking will need to consist of a design appropriate means to designate individual parking
spaces. Consistent with the Avenue typology, parallel on-street parking has been included
with a buffer area adjacent to the travel lane to reduce the amount of maneuvering in the
right-of-way. On-street parking may require either right-of-way dedication or a right-of-
way use agreement. The traffic impact study should be updated to analyze the impacts the
on-street parking will have on the roadway level of service. Owner/developer will be
responsible for obtaining consent from the adjacent land owner(s) on Old Shell Road for
any site improvements (e.g. driveway radius) that extend in front of the adjacent property
frontage. In conjunction with any permit submittals, turning templates may be necessary to
justify larger than standard 20’ driveway radii.);
3) Compliance with Fire Department Comments: (All projects within the City Limits of Mobile
shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012
International Fire Code));
4) Compliance with Urban Forestry Comments: (Property to be developed in compliance with
state and local laws that pertain to tree preservation and protection on both city and private
properties (State Act 2015-116 and City Code Chapters 57 and 64));
5) The area North of Shops A1 and North and East of the service drive for Shops A2 to remain
in a natural vegetative state to the greatest degree practicable; and,
6) Provision of an 8’ masonry wall along Edington Drive as illustrated on the site plan.
Rezoning: Based on the preceding, it is recommended that this application be recommended for
approval, subject to the following conditions:
1) Development limited to an approved PUD;
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2) Completion of the Subdivision process prior to the issuance of permits for building
construction; and
3) Full compliance with all municipal codes and ordinances.