The setting was the Fairhope Planning and Zoning commission meeting – and public hearing – where they would consider a new Planned Unit Development (PUD).
This new PUD, Fly Creek, is proposed to fit between The Woodlands of Fairhope (also a PUD) and Sandy Ford (a PUD) and not too far from Rock Creek (it too is a PUD) and Eastern Rock Creek (surprise: It’s a PUD) – all on the east side of US 98, at the north end of Fairhope. It seemed to be going well until the public hearing opened, as did the barrage of opposition.
The Woodlands contingent (who filled about half of the room) provided the greatest mass and vigor to the opposing lineup. They were represented by their president who fought with the commission head, Dick Charles, over being allotted only five minutes to be heard.
In fact it proved too long as that amount of time allowed a digressive discourse that covered an accident at the entrance to The Woodlands, the loss of life when a four-lane road in upstate New York washed out, the certainty (unsubstantiated) that the professional engineers had not adequately planned for local storms, the (perceived) downscale neighborhood (small lots) “touching” The Woodlands, etcetera, etcetera, etcetera. He ended with a demand that no connectivity – not even a walking path, nothing, no how – ever be allowed between the new PUD and their PUD.
He was followed by others representing their communities or themselves – all dramatically expressing opposition to what was being proposed for this empty piece of nearby land: Reject the new PUD. Protect our PUDs. Keep Greeno Road (US 98) from becoming another Airport Boulevard, Save our city. Save our neighborhoods, etcetera, etcetera, etcetera.
Whoa, now. What exactly is this disaster about to befall our fair city? What is it that the commission is being asked to do? What has brought so many out in such a state of lather on an otherwise quiet, steamy, summer evening – a perfect time to stay home, and stay cool?
Sounds like there’s been a request to build a bunch of houses – maybe cheap, tacky ones. The kind that might attract people who live on government subsidies. With all this being rammed through by an avaricious land-owner and a cut-and-burn developer. The horror, the horror!
However, all that was being asked for was a change in zoning – from Business to PUD. That’s all. If approved, a recommendation to make this change in zoning would be sent to the city council for their action. Much, much more would have to be approved, with hearings and public comment, before a single house could be built. The basic concept of the type of development does, however, have to be included in the PUD zoning application and this PUD is going to be really different from the PUDs around it.
Let’s give a quick look at Fly Creek, the proposed PUD.
It will be a mixed-use community with commercial space and 835 residences. It incorporates a “Commons” with retail stores at the street level and residences built over them. A commercial area features a grocery store (maybe Publix), with extensive landscape screening along both Greeno and Parker roads and landscaped parking lots. The community is to be pedestrian-oriented, incorporating parks and ponds, with the protected Fly Creek wetlands a major feature. Most garages are accessed by rear alleys, downplaying the presence of cars.
The mixed use feature is designed to keep people around village center day and night, providing a vibrant community core. Flats and townhouses in this area are intended for retirees and empty-nesters. Larger lots are planned around the perimeter for variety and broad appeal, as well as for transition to the adjacent neighborhoods. This whole thing looks to me like the implementation of Fairhope’s often-described-but-so-far-never-seen “Village Concept.” As such, it should be applauded, not condemned
A traffic study will recommend upgrades to traffic controls along Greeno Road and will ensure adequate access from adjacent streets, as well as providing connections to the Sandy Ford PUD. This last only after there is access to County Road 13 on the east. Of course there will be no connection to The Woodlands, per request of residents. But at Mayor Kant’s suggestion, Fly Creek will retain a connector right-of-way – just in case some future residents might want to enjoy shopping without having to go out onto the “four-lane.”
Overall Fly Creek brings to mind the very elegant St Joe developments along the Florida panhandle, such as Water Color, or Disney’s Celebration in central Florida. The community concept, the overall layout and the architectural styles reflect leading-edge urban planning principles – building integrated, welcoming and comfortable, human- scale developments. In addition, the plans for Fly Creek are environmentally sensitive, economical of land and building materials and allow for minimal use of cars in the residents’ daily lives.
This is a big step beyond many traditional developments with land-consuming McMansions, isolated from commercial, retail and entertainment zones. Best, the Fly Creek PUD concept seems to be just what Fairhope’s Master Plan calls for.
A good perspective on the whole issue was provided by 50-year Fairhope resident, Dr. “Moon” Mullins.
“In 1992 there was a hearing much like this one, proposing The Woodlands and Rock Creek and Sandy Ford. People came [from all over Fairhope] to protest. They said the same things I’ve been hearing tonight. But the developments were approved…and they’re really nice. I think that Fly Creek will turn out to be just as nice…,” Mullins said.
The majority of the Commission apparently saw it this way, as they voted to recommend rezoning the tract as requested – as a new PUD.
Contact Pete Gleszer at jubilee@lagniappemobile.com.
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