Planning Commission - Regular Meeting

SPEAKER: Order, and I'm going to leave my chair and get down in front of the dice. Lee, will you come down? This is the day we're saying goodbye to those who have been with us for some years. And I think you found a niche here. You were appointed five years ago, and I've watched as you have made decisions that were your own decisions, and some that were different from other commissioners. These decisions were well thought out and had a good basis. It's true that the first year of your planning commission is a baptism by fire. It brings about decisions that require a different mindset, decisions that could have so many unintended consequences. So, your decisions have been well thought out, and you have been prepared for each meeting. Maybe your place here has propelled you to consider running for the City Council. Whatever, you have a notion. Whenever you had a notion to run, you gave it 100%. You are now a city councilwoman. I hope you won't go far and will always be interested in the good intentions we make on the Planning Commission. From the time you took your seat five years ago. The number of houses has increased by nearly 3,000. You probably knocked on a lot of those doors. You have been a part of the growth and the expansion

of Opelika. The income to that the city has received from these houses has been over $700 million. So, you've got that to take care of. So, thank you for your service on the Planning Commission. And we have a little goodie bag for you. SPEAKER: Thank you so much. It's been an honor to serve. SPEAKER: It's been great. SPEAKER: Thank you. SPEAKER: We also get a couple steps. SPEAKER: Yes. Thank you so much. Thank you. SPEAKER: Did you have anything you wanted to add? SPEAKER: No. We're excited to see Miss Wiley move into her new role. And I'm sure we'll be seeing her very frequently. SPEAKER: And Mike is not here. He probably couldn't make it. He's got things going on in his life. And guy. What can I say? I'd say I knew you when, but then that dates both of us a long time ago. You grew up here in a wonderful corner of the whole world. You lived just a few blocks from Northside Elementary School. You probably rode your bicycle. I did. Then in the seventh grade, you were promoted to the junior high school, which was the old Cliff High. Your class did a good job of tearing that school down. And then you were right around the corner from the new Opelika High School. Most everyone knew everyone. It was a time when the policemen knew who you were, who your daddy was, where you lived and they took you home there. bear. The lady next door was scold you just like your mama did.

The main fire station in Opelika was downtown next to Sanford Denson. The downtown was bustling. Hagedorn's, Montgomery Fair, Feinberg shoes, Haney's drugstore, the Martin Theater, and the Arcade. And so have disappeared. But other stores have taken their place. Then, around 1975, you begin working for the city of Opelika. At the time, Opelika had grown to about 6,000. You were a young whippersnapper. Now it's roughly 35,000 and continuing to grow. The school where you went to junior high has been torn down. Opelika High School, where you were graduated, is now the middle school. And it's funny that we couldn't even fill up the auditorium. And now they're busting at the seams. So, Opelika's grown since your childhood and since you began practicing law. We choked on a house being. We choked today on a house being $300,000 at this retirement age, when we could hardly believe houses being 100,000 back in 1975, not only has that price skyrocketed, the size of the houses has ballooned. This is just to show you how things have changed in 50 years, not to mention 75 years. It's been a good part of Opelika's development. I appreciate all you've offered to us, this voice to guide us on the Planning Commission. It's been nice to be working with a fellow Opelika man. SPEAKER: Thank you. We did look back and saw since Guy started with the city, I believe there were ten different mayors. The city has grown from 33mi² now to 62mi².

So, roughly 80%, in growth. And then, of course, during that time, we've changed forms of government, we've changed our zoning ordinance, our subdivision regulations, and quite a bit that he's, I think, walked the city through. So, I appreciate his work. Sheldon's dad was on the planning commission when I started representing the city. So, things come around. SPEAKER: So, history is repeating itself. SPEAKER: It is. SPEAKER: We thank you for all you've done for us. SPEAKER: Thank you very much. SPEAKER: Thank you. Jerry. Mr mayor. I really don't know where to begin with you. For so many years... Yeah, I've been there for so many years. You have been a forward thinker in so many areas, not the least of which is finding the best person, regardless of gender or race, to fill positions in various city, administrative and volunteer seats. I am one of those who have benefited from your progressive ways. While I have wondered why me as one of your appointees on the Planning Commission. I have learned so much about the city, her type of government, and me. I have appreciated the trust you have bestowed in me. Enough about me. But I wanted this to be set in appreciation. Opelika was fortunate.

When you begin a radio station in town, you must have you had the must listen to station by having so much local news and sports. You worked on various local businesses to advertise. It called attention to us to shopping those stores and eat in those restaurants. You made the radio station very attractive for a company to buy, and then you were out of a job. Then you decided to jump into politics. With that, you were sitting up and taking notice of all the things going on in our city. You began to believe that you could make certain things happen that would increase those outside of Opelika to take notice of things happening in Opelika. This made these industries and businesses realize that Opelika was growing at a stable rate, and they could move their companies here to start a new and exciting life. When you were elected mayor, you decided you wanted to sit in the mayor's designated seat on the planning commission. As it turns out, there is a good bit happening on the Planning Commission in our wonderful community. Dividing lots, creating subdivisions, and apartments. Approving placement of many houses. Annexing property during those 20 odd years you've been here. We have seen the building of over 5,700 houses, which totals for the city Hundred and $61,000 for the city. I must remind you that in 1990s, there were some expensive lots

in various subdivisions that sold for $27,000. Now those lots sell for much more. Our growth has been steady. We know from these sales numbers that people want to live here. They want to move here. Thanks to you and the city council, jobs were created here. This keeps the Planning Commission busy with our decisions. It's been a pleasure to sit with you on the Planning Commission. You have taught me and encouraged me, and I thank you for that. SPEAKER: Thank you. SPEAKER: So, lest you forget where you came from. We have a little goodie bag. SPEAKER: Well, I appreciate that from Opelika. SPEAKER: We try to find things that you might use. We didn't... We knew you had too many plaques that already probably sit around your office. But. SPEAKER: You know, Lucinda mentioned that residential development, business, and industry, as John Sweetman will tell you, is about 2.6 billion. And as a result of that, the big beneficiary of that is Opelika City Schools. Today, they are getting about $18 million a year, more than they were getting in 2005, thanks to the ad valorem tax on this capital investment. You build a lot of schools with another 18 million a year. Thank you, Lucinda. SPEAKER: Great. SPEAKER: Appreciate it. Thank you. SPEAKER: Wait a minute. Can we take a little closer?

SPEAKER: We appreciate what all of the aforementioned have done to help us move smoothly along. I called the meeting to order, and I wanna welcome those who are here and let you know that there are many times in this meeting that it will call for a public hearing. You are limited to five minutes and one time at the microphone. And if you would go over to the, to my left, um, and state your name and address. And then we would like to hear what you have to say. So, commissioners, do I hear a motion for the approval of the minutes? Any discussion? All in favor? SPEAKER: Aye. SPEAKER: Any opposed? Any Abstain? Motion carries. Mosley, do you have anything to say about previous cases? SPEAKER: Yes, ma'am. I did want to mention a couple of things very quickly. The city council at their last meeting, heard both previous text amendment that were sent to them from the Planning Commission. Both were denied in that process. And so, we will continue on with the current regulations as we have them now. The other items I wanted to let you know is that item number ten, which is Willow Park, and then item number 14, which is the rezoning on Crawford Road. That is planned unit development, from Stanford Group has both have been withdrawn by the applicant, meaning that the commission does not need to take any action on those.

SPEAKER: Which numbers again? SPEAKER: Items number ten and item number 14. SPEAKER: So, under new business, we have number A would you tell us about that, please? SPEAKER: Item number one. Is a request for preliminary plat approval. This is a request. For subdivision, the property is located on Columbus Parkway and Logan Drive. The applicant is from the Stanford Group, representing FC investments LLC and Austin Dallas Investment, LLC. Subject property is zoned C3 in the Gateway Corridor Primary. This is a three-lot subdivision. Dedicating the right-of-way. That would go back to the Bridgewater development, which is on the... Development is a residential development, but this would be most likely commercial, and the city street that leads to it.

This creates three lots, six acres, 7.8 acres, and 3.7 acres. We are recommending preliminary plat approval of this development, pending the following conditions. The vicinity map at the name, the address of the owner and developer. Change the title block to City of Opelika. the names and recording dates for any recorded subdivisions. And add the FEMA panel. SPEAKER: Engineering? SPEAKER: Yes. the applicant will be required to submit a construction grading plan for this. For the infrastructure on this subdivision that's being potentially dedicated with this preliminary plat, this roadway extension. The city is working with the developer on a developer on an agreement, with the applicant to participate in the construction of this roadway, eventually will tie into this roadway. Has been reviewed by aldot. And they will, they said they will permit this tie-in at this location with a potential signal at this location when the warrant is established. Construction of this infrastructure and utilities will be monitored and approved prior to final. Plant Engineering Department has no other comments concerns with this preliminary plat. Opelika Water States is an eight-inch water main on the side of Logan Drive. Currently terminates at a fire hydrant at the cul-de-sac. Water infrastructure will likely be relocated if the roadway is built to connect Logan Drive to Bridgewater Boulevard. Water is also available from Columbus Parkway. Opelika Power and Alabama Power will both service this site. SPEAKER: Alright. This item calls for a public hearing. Is there anyone who would like to speak for or against this item?

Public hearing is now closed. Commissioners. Do I hear a motion? SPEAKER: Motion? SPEAKER: A motion for preliminary plat approval with staff recommendations. SPEAKER: Second. SPEAKER: Any discussion? All in favor? SPEAKER: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number two is a request for final plat approval. This is a development in the Windham Village subdivision. This is Windham village phase three, section three. The applicant is serving for Windham Gate LLC. This is kind of an extension of property south of Gateway Drive. The applicant is proposing final plat approval for a 38-lot subdivision. These 38 lots are part of a larger Windham planned unit development. This section is actually designed at 65 foot wide lots, minimum of 70,000ft². However, this section and many of the sections have all been designed as 75 for five lots. A little bit bigger and slightly larger in size. We reviewed this or recommending. Final plat approval. Subject to sidewalks being required. On one side of the street. All utilities be underground. And the FEMA. Floodplain information being updated. SPEAKER: Alright. This item calls for no public hearing. It's a final plat. So, commissioners, do I hear a motion? SPEAKER: Motion for final plat. Approval with staff recommendations. Second.

SPEAKER: Any discussion? SPEAKER: Just one question. Are they not supposed to have sidewalks on both sides of the street? If this is due to a... SPEAKER: This is, this was previously platted prior to that becoming a requirement. And so this is one of the ones that is still only required on one side. Most neighborhoods now do require. SPEAKER: Anything else? So, all in favor? SPEAKER: Aye. SPEAKER: Any opposed? Any Abstain? Motion carries. SPEAKER: Item number three is also a final plat request. This is located in the Bay Reserve subdivision. This is Lafayette Parkway, US Highway 431. The property is part of the planning and development. The applicant, Blake Rice with DSI representing Trademark Homes, is requesting final plat approval for a 68-lot subdivision in phase one of the entire development is approximately 245 lots on 166 acres, here at the corner of Cedar Road and Bay Parkway. This section has a density of approximately 1.45 units or. Excuse me. The overall is about 1.45 units per acre. This section is roughly equivalent to that. You see the overall development here. This is kind of in the southwest corner of the development, along Bay Parkway. The property is buffered between the highway by a reserve strip that was former railroad property that has since been vacated by them.

And then, the property as you can, right on the north central area here of the a cemetery, what you'll notice is there is a parcel inside of this, larger lot 301. When they originally did a review of this development, they this parcel was cut out as a separate piece of property. The developer has since, after surveying and investigating, created some SPEAKER: Boundaries and what was originally provided for cemetery and this property will become formerly part of an extension of Yancey cemetery. We've noted the requirements for residential buffers along the planned unit development boundaries. You have already with the existing railroad right of way, kind of a natural buffer and then to the south, they are showing that. And then, as I mentioned, we noted the Yancey cemetery here in the central. We are recommending final plat approval of this subject to installing underground utilities. Installing sidewalks on at least one side of the street. Update the flood plain to the 2025 standard. Add minimum setbacks on the plat. Installing the residential buffer yard. Maintain the 25-foot natural buffer along the property along the Cusseta Road, although that'll be a later phase. And then maintaining the cemetery property as protected property. SPEAKER: Engineering. SPEAKER: The engineering department has been inspecting and managing the construction and testing of the infrastructure being the roadways, curb and gutter and the drainage. Everything is complete in two standards, therefore, we will

recommend final plat approval. There are some minor outside issues that we have not received yet, but there are scheduled to be submitted that we will hold signatures until they are received. We're waiting on maintenance and performance bonds as well as as-built documents. With that being said, the final plat is recommended for approval. Opelika Water has accepted the water inside the subdivision. And Opelika Power, well this is outside of Opelika power service territory. SPEAKER: I did want to add as well that we are awaiting final testing and the lift station being energized by the (UNKNOWN). So that will be finalized before this plat (UNKNOWN). SPEAKER: The public works director will hold his signature until those are completed as well. SPEAKER: This is a final plat, so it calls for no public hearing. Commissioners, do I hear any discussion? SPEAKER: Motion first. SPEAKER: A motion for approval. Excuse me. Do I hear a motion for approval? SPEAKER: Yeah. I'll make a motion for approval for staff's recommendations. SPEAKER: Second. SPEAKER: Any discussion? All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number four is also final plat approval. This is the Hamlet of Wyndham Gates Pod 10 phase 1...Oh, excuse me. Item number four. I was jumping, is National Village phase 1E. This is a development that's part of the National Village Planned Unit Development. Applicant Mike Maher with Precision Survey

representing the Retirement Systems of Alabama. This is located off Robert Trent Jones Trail at Grand National Parkway. The requested final plat approval for 38 lots. This was originally received approval in August of 2028, showing 36 single family homes and two open space lots. You may remember this development was a little unique in Grand National-Village because it does not connect internally to the development through the roadway system. This comes out on Grand National Parkway. Here you see the final plat proposed. The lots are in compliance with the Planned Unit Development and with the preliminary plat. These lots meet the minimum width requirements and the minimum area requirements. There was a note about linking the development through walking trails or cart paths to address the development, but we are recommending final plat approval is subject to following. They install sidewalks on at least one side, that walking trails, carts paths be labeled pedestrian access easements across the open space in lot 38- 37 linking phase 1D to phase 1E. Update the flood information and the show then sewer easements to ensure the widths are correct as I believe there were some that were left off this plan. SPEAKER: Engineering. SPEAKER: The engineering department has also been inspecting the construction of this facility and the infrastructure from the roadway and drainage systems and everything has been installed and completed. A few basic items waiting on a submittal before the signing of the final plat, roadway signs and as-built documents.

But with those being said, we will hold signatures until those come in but we recommend final plat at this time. Opelika Water infrastructure has been accepted, and this subdivision is outside Opelika Power Services territory. SPEAKER: This is also final plat and it calls for no public hearing. Commissioners, do I hear a motion? SPEAKER: Motion to approve the staff recommendation. SPEAKER: Second. SPEAKER: Any discussion? SPEAKER: This may be trivial, but he said it was originally approved in 2028. SPEAKER: 2024. SPEAKER: I might have said... (CROSSTALK) SPEAKER: Matt, most of these properties have had a golf cart access to get to the main road to go to the golf.... Is this going to have any of that? SPEAKER: That was our understanding from the initial approval that they would have access. And I believe there's some fairly large utilities cut across this as well that could be utilized. SPEAKER: Yeah, just don't want them on Grand National Parkway if all goes because they will be. SPEAKER: They will not sir. SPEAKER: OK. SPEAKER: All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number five is also a final plat. This is a request for final plat approval of the Hamlet at Wyndham Gates Pod 10, phase 1C. This is 37 lots. The applicant is Mike Maher with Precision Survey representing DFH Liberty, LLC. This is located in the Hamlet at Wyndham Gates here, which is a townhouse development at Gateway Drive, just to the east of Society Hill Road and the roundabout.

You may have noticed a couple times where we plotted these in phases. This is a request of five and some additional 33 lots for townhouses, which I believe is these three buildings. Three buildings on the left side here. They're also going ahead and planning for the larger building pads for the future phases of development. All of the lots meet the minimum requirements for the townhouse regulations and the planned unit development requirements. They are requiring, they've installed underground utilities and sidewalks on the streets. And they've also planted a significant amount of landscaping in between and on the edges of this development as required by the... The exterior materials are made of brick and hardboard, as reviewed in the original plan. We're recommending plat approval of this subject to adding notes about ownership, maintenance and open space and many lots. Landscaping and sidewalks being installed prior to the sale being issued and the landscape plan meeting the requirements of the zoning ordinance prior to any building permits for the additional phases. SPEAKER: Engineering. SPEAKER: The infrastructure of the subdivision is private and privately maintained, however, it is constructed and complete. Opelika Engineering has no other comments concerns with this final plat. Opelika Water also states that the water infrastructure is private, therefore not inspected Opelika Water and does not require approval. Opelika Power states that it is outside of their service territory. SPEAKER: This is an item that also doesn't call

for a public hearing. So, commissioners, do I hear a motion? SPEAKER: Motion for final plat approval with staff recommendations. SPEAKER: Second. SPEAKER: Any discussion? SPEAKER: Who is serving the water for this? SPEAKER: It is Opelika water but their meters are at the road. So all the infrastructure going up to the townhouses is all private, so but it's all metered by the road. Is anybody here from water? SPEAKER: Yes, they are always master metered. SPEAKER: Thank you. SPEAKER: Any other discussion? All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Any abstain? SPEAKER: Motion approved. SPEAKER: Item number six is a request for conditional use approval. This is for a development of eight dwelling units located at 706 Geneva Street. The applicant is Samford Group, representing LAME, LLC, the property owner. The property is currently undeveloped in the C-2 Gateway Corridor Secondary Zone, and just as a note, is also in the Geneva Southside Historic District. The applicant is proposing and you may remember a similar plan. I think it was on the agenda a couple months ago, although I don't believe there was any formal action taken by the city. The applicant is proposing to build office building on the front part of the development, with eight

individual units located in two buildings to the rear of the building. The properties, you can see just kind of where it's located. There's two properties from this to the Craftmasters, former warehouse and then across the street you have a mix of office uses, residential uses, residential to the south. I believe the north here directly. These are mostly older homes in the Geneva Street Historic District that have either been or are still being utilized as single family or are now being repurposed as office or commercial uses. The proposal shows a 24 foot access going back to the townhomes here, just a little bit of how they're looking at this now. They've added a sidewalk around the north side of the property with the idea that this would become the front of the building kind of more and then, of course, this would be under in the backside of the building. Again, here is the general plan of the development to look like these would be, instead of two units, four units set, kind of side and rear elevation. And then the office building, which is not really part of your discussion today. This is a allowed use in the zone. So it would not necessarily be anything that you need to be probably concerned about. And then they provided because this went to historic preservation examples of the windows and...

(BACKGROUND CHATTER) SPEAKER: ...developments of the part board. (BACKGROUND CHATTER) SPEAKER: And then, I think that's all the images you have here. We've provided the analysis in your staff report. The overall lot for this is 46,000 square feet, which is just over an acre with 16, excuse me, with eight units on it. It comes out to 7.6 dwelling units per acre. The maximum allowable density in this zone is 16 units per acre. However, looking at the surrounding uses through here right now, most of those are much lower than that because they are either typically being used for office or single family. I think there's a duplex to the south of it. They have also, if you look at the landscape plan, one of the comments we previously had on this was the need to provide additional buffering. And they have shown quite a bit of additional plantings around the edges of both on the railroad side and to the north and to the south. Those would be evergreen trees reaching six feet height. And then, we did note that this is extremely close to meeting the townhome standards, and that would be something that could be looked at later on. It would be a change in base ownership, not necessarily in use, but that would have to come back to the Planning Commission if they wanted to try to sell these as homes if they could prove to be simple lots to get through. Noted, the ISR is approximately 63% of the site

again, the maximum allowable is 80% in this zone and then, noting that they meet the minimum parking standards. In reviewing this, what you'll see is basically that the development meets the basic requirements of the zone. What I guess the question before the Planning Commission is more of whether you feel it is appropriate at this location. And so in reviewing this and we looked at it, I believe the first time about five years ago, we have initially provided a positive recommendation to you, and we are recommending approval of this subject to the elevations and materials being consistent with those provided by HPC. All utilities be underground, refuse bins be screened materials complementing the building and provide Opelika Environmental Services. That the details of carport are compliant with HPC requirements. Association be established to maintain the common ownership and then correct the site plan showing the current correct zoning. Happy to answer any questions you have. I believe the applicant is representing the estates. SPEAKER: The applicant be required to submit a site construction grading plan for this site for permitting processes. The engineering department has no other issues or concerns regarding this proposed conditional use approval. Water states that the water source is available from a six inch line located on Geneva Street and Opelika Power will serve this location. SPEAKER: This item does call for a public hearing. If you'd like to speak for or against, please come to the podium to my left and state your name and your address please.

SPEAKER: My name is Dusty Rozas. My address is 802 Geneva Street, the house next door. And I have a few concerns with this being built. I understand they own a lot. They can obviously build there but by putting a roadway six feet from my property line. And where's that water run to when it rains? It's going to run down in my line. And then my other concerns are how are you going to light the roadway? How bright is that going to make my house, my living room, my child's room because those lights are going to run 24/7, I would assume they're not going to turn off at bedtime. My other concerns are the dumpster is eight feet from my property line on a one acre lot. I feel like it could be placed not that close obviously. A dump truck is going to have to come in probably early in the morning, back down that long road to pick up that dumpster. Honestly, the amount of houses that are being put or the amount of people that are going to be using that one light, I mean, that one lot. So you got what, 16 cars minimum, using that right next to my child's play area. And I guess that's really all my concerns with it. SPEAKER: Could you clarify where your house is for me? SPEAKER: It's the one to, the way I'm looking to the right. SPEAKER: Alright. SPEAKER: The one right there. SPEAKER: South. SPEAKER: John, I can address the drainage. SPEAKER: Please. SPEAKER: To address your drainage concerns. Part of the requirements will be to submit a drainage plan for this site to the engineering department for review. What typically is going to happen here is they will probably put a detention area in the back somewhere where all the drainage will go to it. And law states they can't push any more water onto you

than it's previously coming. So the idea would be to collect the stormwater and then push it to a detention pond and then have it go out underneath the railroad track. That is one thing I can address of your concern. SPEAKER: Where are the street lights on that street Matt? SPEAKER: They have not been shown on this plan any particular lighting. SPEAKER: It is basically an access driveway. There's probably no need for street lights unless they have some lights on the structure, but I don't think anything's required to be along that access driveway, so... SPEAKER: Anyone else like to speak for or against? SPEAKER: I'm Jessica Rozas. I live also at 802 Geneva Street. The property to the south. I'm just to add to the questions my husband asked or concerns. One comment about the water. We already have a water issue. There's low ground and that... I should reward that. The groundwater is close to the surface. And even in my home, we have a cellar with a sump pump where when we have significant rain events, the water from the subject property, because we're downhill from them, we take on water and there's a sump pump pumping it out. In the event we also have a power failure, my sump pump fails and then we have issues with our water heater taking on water and then extinguishes our gas water heater.

So it's a domino effect of problems for us, and I'm not confident that a retention pond in the rear of the property will resolve an issue where water is rolling downhill to the south rather than to the west. So I request, I know you're going to be doing that but I just wanted to point that out. SPEAKER: That's good information, I appreciate that. The representative for the developer is an engineer, and probably has already looked at that if he didn't know about it and sub groundwater would probably be useful for them too. I think he's going to address it too. So he may have more information than I do. SPEAKER: OK. I'm going to look and see what notes are viable here, but in addition to... But just to reiterate, right now we have a private backyard where we have a wooded little trail and we have big open places but we knew that trees were going to disappear from that lot when it's developed but... SPEAKER: I don't know that six-foot-tall evergreen trees is sufficient enough to shield every time a car is going down or backing out of this driveway and their porch lights, etc. I made a comment before that, what if the whole site plan were flipped? It would be less intrusive to our property and our status quo of lifestyle. If the road were just on the other side to the... we'll say to the north of the subject property.

But let's see, just kind of another comment I had is I feel like in general, the 80% ISR is too much. That's covering, I know that this property, I actually checked it myself. It's what they posted, 63% is what I measured as well. But you know, 80%, covering that with hard surfaces and in a mixed use, that's guaranteed to push water where it doesn't want to be or where people don't want it to be anyway. Another comment is, this is more of a question, what if a sex offender moves into one of these eight units or is working next door in this building, will we be notified? How do we, do we have to constantly monitor those lists, or is there going to be some type of notification for that? That's another concern we have. And let's see. Another comment is the renderings that were provided of the office building on the street front is a significantly different scale than what's proposed on the site plan. So I'm curious what's actually going to be placed there. If you look at those renderings, that building is much deeper than it is wide in comparison to the, what is it? 55 by 43 building on the site plan. So I don't know what that means for us.

Anyway, really it's the water and the light, and we're adding a bunch of strangers kind of having the focal point. It's not so much adding extra neighbors. It's our backyard is now the focal point of 16 plus strangers at all given times of day. SPEAKER: Sorry, ma'am. Your time is up. SPEAKER: Thank you. SPEAKER: Anyone else? JOSH MIRA: Good afternoon, my name is Josh Mira. I'm an engineer, I work for Sanford Group, and so just wanted to address some of the concerns that were brought up. I wanted to start with the dumpster location. That is something that we could look at. Relocating into the radius where we have the fire turnaround could be another plausible location to relocate that dumpster at. As it pertains to the landscape screen, what the developer is trying to do is create that impervious buffer that is outlined in the code. We're following the ordinances that are set forth of having an evergreen or magnolia every six feet to create that impervious buffer. So that's what we're showing along the south, north and western property lines in order to try to create as much of a buffer from the southern, northern properties as possible. As it pertains to the drainage of the site, I have looked at it, it kind of creates a mound in the middle of the site and you get half of the site that drains to the west, half to the east. So I do think we are required to meet for the drainage of the site to be lower than the pre in our post condition. I think that our improvements would help with the drainage of their site. Everything that's draining east will likely go into the storm system that's in Geneva Street, and everything going west would be in a bioretention pond. We'd send everything to the pond that we could, and then the remainder would likely go out to Geneva Street

into the storm infrastructure that's already in place there. And so yes, happy to answer any other questions you might have as it pertains to development. Thank you. SPEAKER: Thank you. SPEAKER: Anyone else? Having no one. Public hearing is closed. SPEAKER: Motion. SPEAKER: I'll make a motion for conditional use for staff recommendation. SPEAKER: Can I add something to the staff recommendation? What have you all considered a fence along? SPEAKER: Well, we need a second and then we can have discussion. Please. Second? SPEAKER: Yeah. Where they are concerned about the visual inclusion, I mean, their neighbor. Why wouldn't you add maybe a fence along with the planning to assure better? SPEAKER: Yes, sir. So we have three different primary residential buffers that we utilize in adjacent areas. First is a 20-foot undisturbed buffer. The second is the six-foot-wide double row of evergreen plantings. And the third is a single row of evergreen plantings and a fence. And so in most cases, we allow the applicant to select which one they would want. However, it is always up to the commission to determine whether or not a particular buffer would be required, or in some cases, if those buffers are not sufficient, an additional buffering component could be required. So that is something the commission could consider. SPEAKER: Where will they have the...

They won't have a garbage service per unit. So, where will the dumpster be? SPEAKER: So if you look on the site plan all the way against the railroad, not all the way against the railroad track, but where this road or drive ends at the very end, you'll see a dumpster at location. And so the neighbors are correct. You would likely either have to back a vehicle down there or have a front-load vehicle come down here and then back out. SPEAKER: I could just make one comment, and I realize that I'm new to this commission, but I'll throw my $0.02 worth in. I understand about the office building on Geneva, and that's allowed by right, I think. Is that correct? SPEAKER: Yes, sir. SPEAKER: So I have to wonder, and I understand about the buffers and the trees and that sort of thing. But I have to wonder if the design for the housing is in character with the neighborhood. I understand also that the historic Commission has approved this. But I just wanted to kind of make that comment. Does it fit with the character of the neighborhood? SPEAKER: And any other discussion? All in favor? I'm sorry. SPEAKER: I think you said that a fence could be added if the commission chooses to do so. Would that be done now or at another... SPEAKER: Yes, sir. That would have to be done now, if you wanted to add that as a condition of approval, amend the... You would basically have a motion to amend the current approval to add a fence. SPEAKER: Yeah, I'd make amendment to the first motion. SPEAKER: And I guess to be specific, we probably wanna know what type of fence is it?

A six-foot wooden fence or a. SPEAKER: Yeah. It would have to be a six-foot-one slatted fence made with cedar or something comparable. And then I would suggest that the dumpster pad be moved. I guess that direction is gonna be east back toward Geneva right in that area to prevent delivery trucks or anyone else from having to go, uh, all the way to the length of the property. SPEAKER: We have a motion to amend. Do we have a second? SPEAKER: Second. SPEAKER: All in favor? I'm sorry. Any other discussion. SPEAKER: What about the amendment... SPEAKER: You're voting on the amendment to add an amendment to the current motion to require a fence and move the dumpster. But that doesn't mean... that doesn't change how you would vote on the initial one anyway. So you could vote for this one and vote against the original. Or you could vote for both, or you could vote against both. SPEAKER: Two. SPEAKER: All in favor of the amendment? SPEAKER: Aye. SPEAKER: Aye. SPEAKER: Opposed? SPEAKER: Aye. SPEAKER: Abstain? Motion carries to amend. Now we need all motion to approve. All in favor of the conditional use. SPEAKER: As ammended. SPEAKER: As amended. All in favor? SPEAKER: Aye. SPEAKER: Aye. Opposed? SPEAKER: Aye. SPEAKER: Abstain. Three, three. Is that right? Or four, three. SPEAKER: Well, can I hear the motion again.

SPEAKER: So the motion is to approve the conditional use as needed, with the additional fence added and the dumpster location... SPEAKER: being changed. Yeah. OK. Aye. SPEAKER: How about doing a roll call? SPEAKER: This is in favor of the motion, as amended. SPEAKER: All those in favor of the motion as amended. Roll call, please. SPEAKER: Nay. SPEAKER: Nay. SPEAKER: Aye. SPEAKER: Aye. SPEAKER: Aye. SPEAKER: Nay. SPEAKER: Nay. SPEAKER: Aye. SPEAKER: Four, three, so pass. SPEAKER: Alright. So the next item is number seven. SPEAKER: Number seven is a request for an extension to a conditional use of the previous grant. This is located at 20 Veterans Parkway. The applicant is Lee Tharp, with Kadre Engineering representing Terry McCollum. So their property is currently undeveloped, although it hasn't been cleared recently that so that the property is zoned C2 in the gateway corridor primary. In your October meeting last year, you approved a conditional use approval for 124-unit cottage-style multi-family development on 21.95 acres. This is just off of Veterans Parkway and adjacent to the all-urgency limits. The development is a mix of single detached units, duplex units, and town hall units. Because they are all on a single lot of records, this is considered basically multi-family. They also have proposed a restaurant location

in the middle of it. The development has a density of approximately 5.65 acres, three units per acre, 124 units as I said, and 3,500 square foot restaurant. It meets all minimum requirements for parking. And they previously showed us landscaping and, are they were still requiring that, and it's a full landscaping plan, which I believe they have submitted to us now during our in-depth review. This originally had received approval, so we are recommending an extension to that condition when you scroll. Subject to the conditions previously approved. SPEAKER: Engineering? SPEAKER: There's no report regarding this extension. SPEAKER: For Water and Power two. Did you say water and power? Alright. This item calls for a public hearing. Is there anyone who would like to speak for or against? Public hearing is now closed. Commissioners. Do I hear a motion? SPEAKER: Make a motion for an extension of conditional use approval with staff recommendations. SPEAKER: Second. SPEAKER: Any discussion? All in favor? ALL: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number eight is a request for rezoning and amendment to the future land use.

This is a request from Antione and Raven Harvest Living Trust. The property is located at 2051 Highway 169 and South Uniroyal Road. So the property was annexed, I believe it was last year. And as it is annexed, it comes in with R-1 designation. The applicant is proposing to amend or to request to rezone this to a C-3 designation, which is general commercial. If you look at the surrounding zoning here, what you'll see is this is right on the edge of the city limits on the southeast side, right where your rural road, South Uniroyal Road, meets Crawford Road. You have an existing station that is zoned C-3 right in the middle of that intersection. And immediately adjacent to this, you have a few other retail uses, including storage, auto sales, small box retail, and Dollar General. And then you have some residential, both to the south of it and across the street from it. The applicant has proposed that they would eventually move their family's moving business to this property. And, currently that that business is for employees and basically uses the existing facility, the existing two homes to store up some moving supplies, and then as an office. The units as they are now currently, are on septic systems.

We've noted the C three zone requires... it's definition requires access to sewer. In reviewing this, our recommendation has been to provide a positive recommendation to city council on the condition that no new building or permit for additional additions to the buildings be allowed until a public sewer is available to the property, and then any change in use increases the demand for services to public sewer connections. The applicant is here. If you do make a recommendation to the city, you could also recommend amendment to the future land use from low-density residential to general commercial. Happy to answer any questions. SPEAKER: Engineering. SPEAKER: Engineering Department has no comments or concerns regarding this rezoning. Opelika Water states that there is water available from an eight-inch main on Crawford Road and Opelika. Power and Tallapoosa River Electric Co-op will both serve this site. SPEAKER: This item calls for a public hearing. Is anyone who'd like to speak for or against. ANTIONE HARVEST: Just speaking to it. OK. I'm Antione Harvest. We just want to use the frontage of the property there. That's right off of Crawford Road, there for parking of our moving trucks and some lawn equipment and things of that nature, right now. So we don't have any changes that we need to make to the property. So that's really all the usage that we have

for it at this time. Thank you. SPEAKER: So public hearing is now closed. Anyone else? Public hearing is now closed. So we're voting on one at a time. SPEAKER: Yes, ma'am. You can vote on the one time I would start with the rezoning request. Making a positive or negative recommendation to City Council. SPEAKER: Alright. SPEAKER: There if you do make an amendment to the future land use. SPEAKER: So any discussion? SPEAKER: I've got one question. SPEAKER: Motion for a positive recommendation to City Council for rezoning. SPEAKER: Second. SPEAKER: Second. SPEAKER: Yeah. Scott, where is the nearest sewer hookup to this piece of property? SPEAKER: So the closest sewer, I believe, is further up Crawford Road. Is that. Yeah, I think it's a little ways up Crawford Road here. That would have to be brought down to this area. SPEAKER: OK. So, when and if they decide to develop it, either they will be responsible for delivering the sewer or work something out with whatever the use is. SPEAKER: Yes, sir. Typically, when someone wants to develop their property, they would have to extend sewer to that property at their expense, unless it's part of a larger city initiative to bring sewer to research project. SPEAKER: OK. SPEAKER: Would this being changed to C3? Would there be any adjustments needed for ingress egress for commercial vehicles? SPEAKER: I'm not familiar. Is there an existing access off of the state highway? So the state will just assume they'll.

I don't think there's a distinction between commercial or not commercial. If there's an existing access, the state will grandfathered in. Unless some development that requires more traffic, then they'll something will come up. But I don't think there's anything required right now. SPEAKER: Alright. Any other discussion. We've got a motion to send a positive recommendation to City Council. All in favor? ALL: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. Now, the next item is to change the zoning from R1 to C3. SPEAKER: No A. SPEAKER: Is to what? SPEAKER: The next item would be to amend the future land use. SPEAKER: (UNKNOWN). SPEAKER: Yeah. We put it backwards. SPEAKER: Amend the future land use from residential to general commercial. SPEAKER: Make a mo... SPEAKER: Second. SPEAKER: Any discussion? All in favor? SPEAKER: Aye. SPEAKER: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number nine is a request for a text amendment. This is, we broke out two different sections. First is section 7.3 A, which is the table that regards setbacks and lot area. And so what we're requesting here is that amendment to

section 7.3 A for the C-1 zone. Currently, the minimum requirement for lots in C-1 zone for the lot width is 60ft. SPEAKER: This is our downtown area. And of course, if you look at the lots in the downtown area, most of those range in size from 20 to 25ft in width. Some of them are as small as 12ft, some are as large as 100ft on some of the churches or institutional uses, but a large majority of these are much smaller than 60ft, which creates an issue with making most of the lots non-conforming. In most cities, the way that this is handled is they simply much like the way that we don't set a minimum lot area for the downtown zone or require setbacks and that we encourage people to build lot line to lot line. Most cities will also set the minimum lot width to either none or zero. And so that's what this first part of the text amendment is a request to do. The second part deals with a request that we get on a fairly regular basis regarding package liquor stores. And this currently and I believe it's been this way for quite some time, packaged liquor stores, which are those package stores which sell distilled alcohol or liquor, are not allowed in any of the gateway corridor areas. It is a fairly common request to have that modified. And so we've looked at it for some time, and we've come in with the idea of changing this to a conditional use, but adding some additional standards which the Planning Commission could look at.

And those are found in section seven or excuse me, 8.288. This would set the minimum distance dispersal requirement between package stores with a radius of 1500 feet from one to another. The other would be to set a minimum gross floor area of 3000ft², with at least half of that being sales (INAUDIBLE) area and then not allowing a walk up or drive through facility, which I think currently is not allowed by state law anyway, and requiring that any package liquor store not have visible burglar bars or steel gates on the exterior of the building so that it doesn't look like it's kind of extremely locked up. What I've done is also kind of show you where we currently have existing package stores. The yellow diamonds are private facilities. The red diamonds are the two ABC regulated run stores. What you'll see currently right now is that most of the current locations are approximately a mile or greater from each other. We did a little bit of quick analysis on these, and for the most part, the state run stores are approximately 3 to 4000ft² in size. The private stores typically tend to be co-located with a fueling station, either directly or on the same property. And those stores typically run from anywhere from 500 to about

1200 square feet, most of them being 6 or 700ft² in size. And so these are just some ways that we could potentially regulate this use. If the Commission and Council would like to add additional, allow additional stores on gateways. I'm happy to answer any questions you have. I know that's somewhat of a new topic. SPEAKER: This item calls for a public hearing. Is there anyone who would like to speak for or against this? SPEAKER: Do I need to state my name? And I'll. SPEAKER: Give us your name and address please. ROBIN WINE: It's Robin Wine. I made 809 Shelby Avenue. When I saw this, I just saw it this morning. I was late looking at the agenda. I was trying to figure out how the GC overlay works on the M1 and the C3. Well, I'm trying to figure that out. I went back and actually found from August of 2025 this year, y'all dealt with many warehouses. I don't know if you remember that very similar situation, extremely similar situation. And in that they stated,"The Planning Commission stated the Gateway Corridor overlays were designated in 1995 as the primary means of entry into Opelika. The uses that may detract..."Talking about the uses in the gateway corridor. "That may detract from attractive corridors or being compatible with these types of uses were prevented." In other words, things that you didn't normally see on a corridor. They were talking about many warehouses. They go on and they say the planning commission or whoever did this, the talking about gateway corridors,

the uses that are encouraged are typically located on high traffic roads, promote some type of nuisance. I mean, I'm sorry, the uses that are encouraged are typically located on high traffic roads, promote economic activity, and have customer activity. OK, that makes sense. Uses that were discouraged were those that may create some type of nuisance. End quotes. Adult businesses. Package stores and salvage yards. What has changed in two months now? You did that. They used the past tense in 2025. So, I don't know whether y'all were talking about when many warehouses were doing it, that things have changed since y'all did the gateway quarters. I don't think they have. The gateway corridor that you're talking about here, if you look on this map and you change, you show where all the C3, where where these could be located. If this amendment is passed, it will be primarily Pepper Parkway and Columbus Parkway. Those are two roads that have high traffic. They are horrendous. Everybody knows it. I don't have to stand up here and squawk about that. Do we really wanna put more convenience stores with a liquor store next to it on these roads? I hope not. That I did a little... You can look up on ChatGP and some other things, and I looked up on this text amendment they're proposing 1500ft a minimum. You know, they're saying we can have these things 1500 feet on this map. He just stated, these are all a mile away from each other. Why not increase it to a mile? Why do we need more of these? It takes on average three minutes to walk 1500 feet.

It takes 41 seconds to drive 1500ft. Increase that to a mile. It takes 15 minutes to walk a mile and two minutes to drive a mile. Can't somebody wait a few minutes to go get their liquor and drive a mile instead of 1500 feet? We don't need that many along these corridors that are coming into Opelika. The first thing somebody sees when they come into our town, not to mention the fact that I'm not gonna go into all about how dangerous they are and what they attract. State law already says they have to be I think within a mile away from a school. Is that right? And church? SPEAKER: I don't believe it's listed as a mile. I think it just says it's not supposed to be adjacent. ROBIN WINE: Adjacent to a school or a church. Well, I would propose that it doesn't need to be anywhere near a school, especially in elementary school or high school, which is right there along Fox Run going into Lafayette Parkway. Why did this come up? I mean, did somebody did the convenience store owners ask that they want to sell, you know, some of them need liquor stores now, on to boot. I just think that's a bad idea. But your own proposals, I mean, in the gateway corridors in describing them. That's just not what we want in our city. I think we have enough of them right now. And I would ask y'all that you vote this down, or at least at the very least, increase the space between these from 1500 feet to at least a mile, which is the way it currently is. Thank you. SPEAKER: Thank you. Anyone else like to speak for or against?

Public hearing is now closed. Commissioners, do I hear a motion on this? SPEAKER: Motion for positive or negative. SPEAKER: Motion for both. We're talking about two different things. Downtown as well as... SPEAKER: I have a question. I have a question. SPEAKER: If you wanted to move one forward right now and look at the other or however you want to do that, you could separate them out the way they're A and B. SPEAKER: Alright. Well I'd like to separate them out. Do I hear a motion for or against changing the lot width downtown. SPEAKER: Positive recommendation. Negative recommendation. SPEAKER: A what? SPEAKER: You can't change it. The planning Commission can't change it. You have to either give a positive or negative. SPEAKER: Recommendation to City Council. OK. This is a positive or negative recommendation to City Council. SPEAKER: Motion for a positive recommendation to City Council for the revision. SPEAKER: Section seven three A. SPEAKER: Yes. SPEAKER: My discussion would be. I'd like. SPEAKER: A second. Second. SPEAKER: Second. SPEAKER: I'd like to table this as opposed to just having a knee jerk reaction to a text amendment that we would like to change. SPEAKER: I think it'd probably be best to go ahead and vote on the section 7.3A. SPEAKER: Thus, I'm given a discussion myself.

SPEAKER: I'm sorry. SPEAKER: For that one. I just think to change something because you've just read it in the past two days, you hadn't really thought about unintended consequences. Make a motion to table. SPEAKER: Second. SPEAKER: Second. SPEAKER: OK. So, we'll table this. SPEAKER: Vote. SPEAKER: George made a motion and the mayor said. SPEAKER: No. SPEAKER: Now we've got a vote. SPEAKER: And we gotta have a vote. OK. All in favor? SPEAKERS: Aye. SPEAKER: All those opposed? Any abstain. Motion carries to table this. The second one is the package liquor store. SPEAKER: Make a motion that we table. SPEAKER: I hear a motion. SPEAKER: Second. SPEAKER: Motion to table. SPEAKER: Second. SPEAKER: And second. All in favor? Any discussion? OK. All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Any abstain. That motion carries too. SPEAKER: Thank you. Item number ten has been withdrawn from your agenda. Item number 11 is Bridgewater. And I believe they would like to have a vote on that today. They have submitted updated plans, which we can go through just briefly. And the largest issue that we had with this previously was the fact that it did not show access to funds Parkway, primary road access. In your staff report, you do have an updated report that talks about this.

And basically what it is they are requesting preliminary plat approval for 541 lots located off Columbus Parkway and the extension of South Uniroyal (INAUDIBLE) based on the planning of new development that was previously approved. We've gone through the requirements and did note that many of the ones that were no longer that did not meet the original planning and development minimum requirements do now meet those requirements. So, we are recommending the approval of (INAUDIBLE) based on the installed underground utilities, install sidewalks on both sides of the street, extending to the open spaces and access to the residential lots. Exterior materials meet the minimum requirements to the gateway corridor. Add notes to the final plat for the setbacks for both (INAUDIBLE) lots, provide the minimum front setbacks of the property line or the building 41. A note on the final class that the developer is responsible for maintaining the 16 open space slots, until a homeowner's association established that a note on corner five the use is allowed on open space, or what usage will be allowed on those open space lots. As a note, one tree will be required for each single family lot, at least two trees for corner lots on each, one on each tree planted on private property unless granted approval from the city departments. On final plat note the floodplain information and note the location map. Provide the name and address of the owner of the name,

address of the adjacent subdivision, or the name of adjacent subdivisions and adjoining property owners. And then install the amenities as the adjacent phase is constructed. Access being required based on master development plan. Traffic reports show more stringent requirements and show the buffers along the required lots 342 and 40, 438, 439, 441. And then the lots along the entry not part of master plan is being shown to this class they have. SPEAKER: Engineering. SPEAKER: The applicant be required to submit a construction plan for the subdivision and the infrastructure to the Engineering and public works and other utilities for review and approval. Once this approval is met, a permit be issued, then the engineering department, the other utilities were monitored, the construction until final plat until this completed. And then final plat will be analyzed at that time. As noted previously, today, the Opelika's we're working on a development agreement with the section of road that connects to 280. That will be central in the approval of this subdivision for final plat. Construction, infrastructure and utilities be monitored and approved, and the road names be approved by the engineering department and placed on the final plat. Engineering has no other comments concerns with this proposed preliminary plat. Opelika Water states that there is not sufficient water capacity from Columbus Parkway at Logan Drive, Wildwood drive, which is the alternate access on the east of this subdivision can support approximately 75 homes with a connection at Wildwood Drive, there could be another 150 homes connected.

A larger connection may must be made to satisfy the demand of the full development. Ultimately, a connection would need to be made of a 24 inch main from South Uniroyal Road to provide sufficient capacity for the full development. Opelika Power and Alabama Power will both service the site. SPEAKER: Alright. This item calls for a public hearing. Is there anyone who would like to speak for or against? Public hearing is now closed. Commissioners, do I hear a motion? SPEAKER: Motion for a preliminary plat approval with staff recommendations. SPEAKER: Second. SPEAKER: Any discussion? SPEAKER: Scott. The Bridgewater Road connection in the Longwood Drive connection must be built before these properties can be built. SPEAKER: So, the parkway would have to be built before for the first 30 lots. Once they get to 31 lots they are required to have a secondary means of emergency access. And that could be either through a couple different routes to get there. I believe it's at 150 lots. They are required to make that secondary emergency access, a full road access, which is what the finding of development stated so they would be allowed to have I believe it's I believe it's 150 lots.

That is with the initial full driveway access point. But once they get to a certain point, they will have to have at least one additional access. SPEAKER: So, your staff recommendation will reflect that as it relates to full access on multiple locations for anything above 31 lots. SPEAKER: Yes Sir. SPEAKER: OK. And then the water service is the same situation. SPEAKER: Yes Sir. SPEAKER: Without water service to capacity. It will not be. SPEAKER: Yes. We will not allow additional units unless the capacity infrastructure. SPEAKER: Make sure that's added. SPEAKER: And that will be those will come up at the final planning stages also. So, they'd have to build it in order to be approved for more lots. SPEAKER: That's pretty all well spelled out. But we've also spelled out when different amenities have to come online as well. SPEAKER: OK. SPEAKER: It's just a whole lot to approve. That's I mean, it's just like a crayon drawing. Almost. It's to approve when you can't even get to the finished product. SPEAKER: Yes, ma'am. SPEAKER: Any other discussion? OK. All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Any abstain? Motion carries. SPEAKER: Item number 12 and 13 were requested to be tabled to a date at a future date by the applicant. And at this point, he had not asked us to come back or come back with any information. And so we're recommending those remain on the table, unless the commission wants you to go on and take any action. SPEAKER: OK.

So, 14 has been withdrawn. SPEAKER: The last item on your agenda would be to make sure we have the date for your November December meetings. We showed those to you at the last meeting. Here they are. So, your November meeting will be moving from the November 25th to the fourth Tuesday of the month to November 18th, which is the third Tuesday of the month at 3:00 PM in this location. And then the December meeting will be moved from December 23rd, fourth Tuesday to the third, Tuesday, December 16th at this location, 3:00 PM. SPEAKER: Alright. Do I hear a motion will be adjourned. SPEAKER: Motion to approve. SPEAKER: Or to approve those two new. SPEAKER: Second. SPEAKER: All in favor? SPEAKERS: Aye. SPEAKER: Any opposed? Motion carries. SPEAKER: Motion to adjourn. SPEAKER: Excuse me. OK. SPEAKER: In motion to thank the mayor for all of his service. Thank you so much. SPEAKER: Yes.