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HomeMy WebLinkAbout12-04-2017 Planning Commission Agenda PacketKarin Wilson ilfqyor Cauncil A/embers Kevi n G. Boone Roben A. Brown Jack Burrell, ACMO Jimm y Conyers Jay Robinson Llsa A. Hanks , MMC Ciry Clerk Debo rah A. Smith, CPA City 'Treasurer 161 North Section Street P.O. Drawer 429 Fairhope, Alabama 36533 251-928-2 I 36 251-928-6 776 Fax 11ww.fairhopeal .gov Pnilrt:d on n.-cyclcd papc:r 1. Call to Order City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers December 4, 2017 2. Approval of November 6, 2017 Minutes 3. Consideration of Agenda Items: A. B. ZC 17.17 C. SR 17.03 D. ZC 17.18 E. ZC 17.19 F. SD 17.31 Storm Water Management Plan (SWMP) Review and Approval Public hearing to consider the request of Community Bank Coast for a PUD amendment to Lot 1 of the Greeno Professional Village. The property is located on the northeast corner of the intersection of Greeno Road (a.k.a. US Hwy. 98) and Edwards Avenue, at 200 N. Greeno Road . PPIN #: 77195 Request of Community Bank Coast for Site Plan approval of Community Bank. The property is located on the northeast corner of the intersection of Greeno Road (a.k.a. US Hwy. 98) and Edwards Avenue, at 200 N. Greeno Road. PPIN:77195 Public hearing to consider the request of John and Annette Sanders to rezone property from R-2 Medium Density Single Family Residential District to R-4 Low Density Multi-Family Residential District. The property is located at 401 N. Mobile Street. PPIN #: 43234 Public hearing to consider the request of HMR, LLC to establish initial zoning of TR Tourist Resort District conditional upon annexation into the City of Fairhope. The property is located on the west side of Battles Road just south of Watershed South subdivision, to be known as Camellia at the Colony. PPIN #: 72845 Public hearing to consider the request of HMR, LLC for Preliminary and Final Plat approval of Camellia at the Colony, a 7-lot subdivision. The property is located on the west side of Battles Road just south of Watershed South subdivision. PPIN #: 72845 G. ZC 17 .20 Public hearing to consider the request of the City of Fairhope Planning and Zoning Departmen t for a proposed amendment to Article IV, Section E. Parking of the Zoning Ordinance pertaining to Low Impact Development requirements and the Greeno Road Corridor parking requirements . H. SD 17.29 Public hearing to consider the request of HMR, LLC for Preliminary plat approval of Battles Trace, Phase 5, a 73-lot subdivision. The property is located on the north side of Battles Road, north of the Colony at the Grand. PPIN #: 29244 and 372296 I. SD 17.30 Public hearing to consider the request of HMR, LLC for Preliminary plat approval of Fox Hollow, Phase 2, a 59-lot subdivision . The property is on the south side of Morphy Avenue, between County Road 13 and Thompson Hall Road. PPIN #: 243119 J. UR 17.06 Request of Southern Light for an 11.52.11 Review and approval of the proposed installation of approximately 708 linear feet of fiber optic cable . The project will run along the west side of Greeno Road and the north side of Nichols Avenue to service the Warehouse Bakery at 759 Nichols Avenue. K. Public hearing to consider the request of the City of Fairhope Public Utilities to accept Resolution 2017-02 amending Article VI, Sections F.C. and H.2. of the City of Fairhope Subdivision Regulations authorizing the Director of Operations to revise the Construction Standards within the Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities. L. Public hearing to consider the request of the City of Fairhope Planning and Zoning Department to accept Resolution 2017- 03 am ending Article V, Section F. Storm Water Standards of the City of Fairhope Subdivision Regulations. 4. Old/New Business 5. Adjourn MEMORANDUM DATE: November 1, 2017 TO: Planning Commission Members FROM: Wayne Dyess, Director of Planning & Zoning RE: Review of Storm Water Management Program Plan (SWMPP)/Ordinances The City of Fairhope operates under Municipal Separate Storm Sewer System (MS4) Phase II General Permit Number ALR040040. A Storm Water Management Program Plan (SWMPP), submitted yearly, is a permit requirement. Assessment and public review of this plan is also a requirement, and is specified in the current plan as being evaluated by the Planning Commission . The current SWMPP (2017) is ava il able for public review on the City of Fairhope website: www.cofairhope .com/home/showdocument?id=6499 The changes (other than language clean up and picture upda t es) re fl ected from the 20 17 SWMPP are : 1. 1.3 General Introduct ion: Updated census information (2016) 2. 2.2 SWMPP Management : Removed Organiza ti onal Chart 3. 3.0 Public Education/ Rublic Input a. Responsible Persons : Added Commun ity De velopment Directo r b. Rationa le Statement : Replaced Auburn Un ive rsity Marine Extension and Research Cen t er with Mobile Bay National Estuary Program as provider of Rain Bar r el Works hop c. BMP #1: Brochures/Publications/Media: Replaced City Sketches with Facebook as media for advertising for events, policies and procedures d. BMP #6: Employee Certifications : Removed "Horticulturist" from Certified Pesticide Applicators list; added new Building Inspector under Quali fi ed Credent ialed Inspector (QCI) li st e. BMP #8 : Pet Waste Bags: Revised Animal Control Officer Dept. {from Publ i c Works to Police Dept.) 4. 4.0 Illicit Discharge Detection and Elimination (IDDE) a. Requirements/ Measurable Goals : Revised Dry Weather Screening from 15% per year to 20 -25% per year and added schedule b. Revised Illicit Discharge SOP to reflect 20-25% per year instead of 15% per year c. BMPs/Mechanisms: Added Sewer Capacity Study as BMP #12 5. 5.0 Construction Site Storm Water Runoff Control a. Rationale Statement: Added information on additional QCl's obtained : Gas Dept . and Planning and Zoning Dept. b. BMP #1 : Design Review : Added explanation that City now has an engineer on staff c. Measurable Goal: Removed Measurable Goal to have new building inspector QCI certified (all are now QCI certified and only require yearly re-certification). 6. 6.0 Post Construction Storm Water Management a. Responsible Persons : Added Community Development Director and Director of Operations , throughout b. Rationale Statement : Added that LID ordinance is being reviewed and revised c. BMPs/Mechanisms : Added BMP #9: Annual Post Construction BMP Inspection (and list of applicable subdivision BMPs/post 2013) 7. 7.0 Good Housekeeping/Pollution Prevention: a. Responsible Persons : Added Commun ity Development Director and Directo r of Operations, throughout b. Rationale Statement : Added "City Mari nas" to the City facilities list c. BMP #2 : Certified Pesticide Applicators: Remove Horticulturist from the list The proposed 2018 Storm Water Management Program Plan (which includes the Illicit Discharge ordinance) is attached for your review. City of Fairhope, Alabama Storm Water Management Program Plan Phase II General Permit# ALR040040 2018 (April 1, 2018 -March 31, 2019) ............. ....._ ...... ~ CleanWater Report Prepared By: City of Fairhope Planning Department 555 South Section Street Fairhope, AL 36532 1 Table of Contents 1.0 CONTACT LIST AND INTRODUCTION 1.1 CERTIFICATION 1.2 LIST OF CONTACTS 1.3 GENERAL INTRODUCTION 2.0 STORM WATER MANAGEMENT PROGRAM PLAN REQUIREMENTS 2.1 LISTED REQUIREMENTS 2.2 MANAGEMENT 2.3 WATERSHEDS OF FAIRHOPE 2.4 MS4 AREA MAP 3.0 MINIMUM CONTROL MEASURE# 1: PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS 4.0 MINIMUM CONTROL MEASURE# 2: ILLICIT DISCHARGE DETECTION AND ELIMINATION {IDDE) 5 .0 MINIMUM CONTROL MEASURE# 3: CONSTRUCTION SITE STORM WATER RUNOFF CONTROL 6.0 MINIMUM CONTROL MEASURE# 4: POST CONSTRUCTION STORM WATER MANAGEMENT 7.0 MINIMUM CONTROL MEASURE# 5: POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS 2 1.0 CONTACT LIST AND INTRODUCTION 1.1 Certification I certify under penalty of law that this document and all attachments are prepared under my direction or supervision in accordance with a system designed to assure that qualified personnel properly gather and evaluate the information submitted. Based on my inquiry of the person or persons who manage the system, or those persons directly responsible for gathering the information, the information is, to the best of my knowledge and belief, true, accurate, and complete. I am aware that there are significant penalties for submitting false information, including the possibility of fines and imprisonment for knowing violations. Name and Title {type or print) Karin Wilson, Mayor (Signature) 1.2 List of Contacts Address: City of Fairhope Post Office Drawer 429 Fairhope, AL 36533 Phone: (251) 928-2136 Contact Person: Mrs. Kim Burmeister Code Enforcement Office r City of Fairhope Planning Department Post Office Box 429 Fairhope, AL 36533 Phone: (251)990-2877 Date 3 1.3 General Introduction The City of Fairhope is situated on the eastern shore of Mobile Bay in Baldwin County, in southwest Alabama. The 2016 US Census determined the City's population estimate to be 19,421. The annexed limits, which are also the MS4 area limits, comprises about 14 square miles. It is part of the Eastern Shore area with Daphne, Montrose and Spanish Fort to the North. There are three main receiving streams within these area limits (Fly Creek, Rock Creek and Cowpen Creek). Cowpen Creek is identified as a 303 (d) stream due to the presence of atmospheric mercury deposition. It is not anticipated that the land uses in the City of Fairhope MS4 watersheds are contributors to the atmospheric deposit ion of mercury. The aquatic resources of the Fairhope Region, includ ing Mobile Bay, Cowpen Creek, Fly Creek and Rock Creek are essential to the area's economy and the attractiveness of the community to both residents and visitors . Preserving these resources and keep ing them healthy is of primary interest to the community and to area leaders. Pictured: City of Fairhope triangle property at Highway 104 and U. S. Highway 98 (Mobile Bay on west side). Picture courtesy of City of Fairhope IT Dept. 4 2.0 STORM WATER MANAGEMENT PROGRAM PLAN (SWMPP) REQUIREMENTS 2.1 Listed Requirements As part of the MS4 Phase II requirements (which was revised effective October 1, 2016), the City of Fairhope must develop, implement and enforce a SWMPP w hich shall include controls necessary to reduce the discharge of pollutants from its MS4 consistent with Section 402(p)(3)(B) of the Clean Water Act and 40 CFR Parts 122.30-122.3 7 . These requirements shall be met by the development and implementation of a SWMPP which addresses the best management practices (BMPs), control techniques and systems, design and engineering methods, public participation and education , monitoring and other appropriate provisions designed to reduce the discharge of pollutants from the MS4 to the maximum extent practicab le. The SWMPP shall include: 1. Map of the City of Fairhope MS4 program area and outfalls 2. BMPs that will be implemented for each minimum control measure, as listed below, and sha ll consider LID/ Green Infrastructure where feasible 3. Measurable Goals for each minimum control measure 4. Proposed sc hedu l e to implement minimum control measures 5. Li st of person/ persons responsible for coordin ation of each BMP / measu ra ble goa ls The SWMPP shall address these Minimum Control Measu res : 1. Public Education and Public Involvement on Storm Water Im pacts 2. Illicit Discharge Detection and Elimination (IDDE) 3. Construction Site Storm Water Runoff Control 4. Post Construction Storm Water Management in New Development and Redevel opme nt 5. Pollution Prevention/ Good Housekeeping for Mun icipal Ope rations Pictured: Green median in Fairhope on North Section Street 5 2.2 SWMPP Management The City of Fairhope Plann ing and Zoning Department w ill serve as the lead coordinato r of the MS4 Storm Water Management Plan . Several departments within the City wi ll have a ro le in Fairhope's MS4 SWMPP: Planning and Zoning; Building; Public Works; Util ities (Gas/Water & Sewer/Electric); Recreation and Parks; and Community Development. A general contact number for everyone is: 251-928-8003 . 2.3 SWMPP -Watersheds of Fai rhope The City of Fairhope uses a watershed based approach to storm water management. The MS4 area limits (also the annexed City limits) encompasses 12 watersheds, and nearly 14 square miles. City of Fairhope MS4 area limit watersheds (on atta ch ed map) are: a. Red Gulley 54 acres(+/-) b. Rock Creek 678 acres(+/-) C. Fly Creek 1,310 acres(+/-) d. Volanta 389 acres(+/-) e. Big Mouth Gulley 500 acres(+/-) f. Stacks Gulley 397 acres(+/-) g. Tatumville Gulley 617 acres(+/-) h. Point Cl ear Creek 1,173 acres(+/-) i. Turkey Branch* 88 ac r es(+/-) j . Waterhole Branch* 600 acres(+/-) k. Cowpen Creek * 3,056 acres(+/-) I. Pensacola Branch/Worm Branch * 91 acres(+/-) TOTAL APPROXIMATE ACREAGE: 8,953 (14 SQUARE MILES} *These watersheds drain t o Fish River and ultimately, Weeks Bay, an Outstanding National Resource Water (ONRW). Whi le all of these watersheds ultimately drain to Mobile Bay, the watersheds l ocated on the East side of U.S. Highway 98 (for the most part) drain to Fish River before final discha rge into Mobile Bay . The watersheds that drain into Fish River are : Turkey Branch, Waterhole Branch, Cowpen Creek and Pensacola/Worm Branch . The watersheds draining east to Fish River are considered Priority Construction Site areas, beca us e of the ultimate outfall into Weeks Bay, an Outstanding National Resource Water. 6 2.4 MS4 Area Map ("City Limits" represent MS4 area) *Updated: 11/2016 AIOD/1.f: MAJOR BAY OUTFAilS I Ffy Cr-a.;.k Olllf::i~ Ena 'll Sea CLI Dme 2 i¾ltk CrH): CU!t.1f E"r.d of Ecor Ro11<:'.!' L.:11e 3 S1ae.kll1.WOu1t.1:1 M!tlt;e. SIH!l .ll ?ecy,), .. enufl J .Sl.x:kG111,Y 0 11tl ~•I Mobi"!e Sirael .it Pci;no A·•ffill6 ~ 31:z6.Gi:lff 0 11tt.i:I Moi)t!eSIJeetiltflg,',~111! 15. TJ\"Jmo1lle Uul t/ Dw:IJ M.,or1ohl e....,~ t,:;,,mr.0111es Ncirth p:m,:r.,g 1 Tllim..itll!Gutt,,'C•Jtf;;I "bgnara e~rn l owrih,;im11s. Sc1.1:, ?.al;li'lg 8" 51::ic.t,, Guli/ O tiih~ M!n,1: Stn.a t ;it Or.m,:;"';,~~:i~ 9 T.)h,m:r.lW •J,utt,, C"l/b':l ,I r,t;i,;;nelJ:iB.iacri l0"11f'J-.0 m.e5 '-IJ:fl Or.;:11 :r.CU ,'.'Jf II:. \'ota,:!lOtr.fall E:nd ofVolJ(lt.;1.\-,errJ<J ;,,Jij Swt,,[.,- 11. Sb:c>r.Gull';O UII.J!I f aifn\)G'.' SOu::t 6'!1-Xh 1i Sbt~Gci.rOut.11 F.1iirope.P1er Ena OT F.dmOO!!.A>'t!rtt.a, 1). 6i;lf.'.Ou'J1Gufy G;rr,er Court .VUl Swll Dr. .t,000 aooo City of Fairhope Major MS4 Ou tfall Map 1 6..000 Fee, Legend ' MAJOR Bay Olltfa ll s @";ili_"t;g Wate r Fea t ures Watershed Boundaries rc e I Lot Lines . . . . --\-•--, , *No changes in City Limits/ MS4 area in 2017 (per City of Fairhope GIS Dept.) 7 3.0 MINIMUM CONTROL MEASURE#l: PUBLIC EDUCATION AND PUBLIC INVOLVEMENT ON STORM WATER IMPACTS ► Requirements: The City of Fairhope must develop and implement a public education and outreach program to inform the community about the impacts of storm water discharges on water bodies and the steps that the public can take to reduce pollutants in storm water runoff to the ma xi mum extent practicab l e. The City of Fairhope sha ll also comp ly, at a minimum, w ith applicable State and local public notice requirements when implementing a public involvement/participation program. SWMPP must includ e public input method for SWMPP review and must list target polluta nts and target audiences; SWMPP must address the reduction of litter, floatables and debri s from the MS4 area; SWMPP must show methodology for informing and involving individuals, land use planners, engineers, businesses and property managers in storm water pollution prevention. More information on this requirement can be found in the general permit. ► Responsible Persons: Planning and Zoning Department; Building Department; Public Works Department; Special Events Coordinator; Community Development Director ► Rationale Statement: The City of Fairhope supports the Fairhope Environmental Advisory Board (FEAB), which currently has eight (8) active members. This Advisory Board provides a public forum for local environmental discuss ions and educational outreach, with storm water be ing a major topic of interest. The City of Fairhope also works collect ively with neighboring municipalities (City of Daphne and City of Span ish Fort), Baldwin County, AL-DOT and non-profit agencies to create and provide educational materials to the public on storm water issues. Additionally, such hands-on events as Earth Day (in Fairhope) and the annual Rain Barrel Workshop (he ld in Fairhope and/or Daphne every year) show our communities how to recognize storm water as a resource and not (always) a liability.-The Mobile Bay National Estuary Program provides registration, workshop materials and demonstration guidance during the annual Rain Barrel Workshop. The City of Fairhope sponsors severa l community events each year, such as Coastal Cl ean Up , Mobile Area Earth Day, America Recycles Day and Arbor Day. These events collectively reach over 1,000 residents. The Public Works Department coordinates these efforts. The City of Fairhope supports public access to volunteer water testing results by post ing a lin k to Alabama Water Watch on the City website. Alabama Water Watch is a volunteer water testin g program, overseen by Weeks Bay National Estuary Research Reserve. The Alabama Water Watch program currently provides volunteer water testing at three locations within Fairhope monthly. Testing parameters include turbidity, dissolved oxygen, ph, temperature, and e. co li . ADEM 's water quality testing (prompting swim advisories) is a lso posted. 8 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. The City of Fairhope offers opportunities for public review, involvement and participation in the City of Fairhope Storm Water Management Program (SWMPP). The current SWMPP and the MS4 Annual Report are posted on the City website: www .cofa i rhope .com/departments/planning-a nd-zon i ng/pu blications-a nd -forms . The Planning Commission, a group of appointed volunteers who offer insight and approval on Planning Department procedures and po licies, meets monthly at City Hall. The meeting is open to the public . The Planning Commission is used annually as a review board for the SWMPP . The Planning Department is responsible for coordination of these efforts The City of Fairhope adheres to with State and local public notice requirements for publ ic meetings. Citizen Complaints/ Comments: The City of Fairhope receives complaints and comments from citizens by having a "General Contact" number listed on the City of Fairhope website. This includes storm water, illicit discharge and construction site violation complaints . The number (251) 928-8003 is available 24 hours per day (directed to the Police Department after hours). Citizens can also enter a "Service Request" complaint on line, which is directed to the appropriate department: ?...,:.::::.=..,::l'!Jlil"-w,;c.~c:::::.&-n.a. h-.:sc::!::»&DPr>Eai.~...,~ l.Jla !al • Cwldor.....i • i;..,r,1 '•gn1i3.C:1!1En: ,_, • Grtlb l!!JiJ • Olbr l.,..:1.~dn!:t- ;,.. •Pm{fm •i.■'1'4 ·l'l!IIJA!o,l' .p;,,c-, EJ ...i, ·!Iii: lnO<imll ·-IJw-. ·-1,p&' 9 Target audience for the City educational mechanisms are: 1. Developers 2. Contractors 3. Landscapers 4. Busi ness owners/ managers 5. Property owners 6. Residents 7. Subdivision Property Owne r Associat ions 8. Environmental Groups 9 . Educational Groups 10. City employees Pollutants of concern: 1. Sediment 2. Oil residue from parking lots 3. Pesticides, herbicides, fertilizers 4. Pathogens ► BMPs / Mechanisms us ed for educational outreach and Public Involve m ent: 1. Brochures/ pub lications/ media 2. Public Ed ucatio nal M eetings/ Town Hall Meetings 3. City Websi te (w ww.cofair hope.com) 4. Existing Dem ons tration projects (Rain Garden , Wetland Pond) 5. Co m munity Eve nts 6. Emp loyee Certi fications and Trai ning 7. City ~ro sion and Sed im ent Control Workshop 8. Pet wast e bags avail able in City Parks 9. Cr eate a Cl ean Water Futu re Campaign 10 . Notifi cations for Pub lic M eetings 11. Sub divisi on Property Ow ners Associations Contact List 12. City of Fair hope Planning Commission hearings 13. City of Fa irh o pe Environmental Advisory Board meetings 14. City of Fairho pe Recycling Committee meetings Pictured: Create a Clean Water Future sticker (on many City • e/zicles). This directs viewers to Create a Clean Water Future ¼ ebsite for more infonnation. 10 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 1: Brochures/ Publications/ Media promoting green space and storm water management, available at City offices and/or on -line: 1. Greener by the Yard, pamphlet, Weeks Bay Watershed Project 2 . Fairhope Gullies, brochure, joint effort of Mobile Bay National Estuary Program, Fairhope Single Tax, and the City of Fairhope 3. Parks of Fairhope, brochure, joint effort of the Fai r hope Environmental Advisory Board and the City of Fairhope 4. Storm Water Management, brochu re, by Ecosolutions, created for the City of Fairhope 5 . Field Guide for Erosion and Sedim ent Control on Construction Sites in Alabama, booklet, by Alabama Soil and Water Conservation Committee 6. Facebook: City of Fairhope frequently use s Facebook to advertise events as well as new policies and procedures 7. What is a Phase II Small M54?, brochure compiled by the Eastern Shore MS4 Stormwater Education Outreach Team, ava i lable at the City of Fairhope Planning Department and Public Works Building 8 . Understandi ng Your Stormwater Management Program; this Sminute video, produced by and shared with the permission of the Mobile Ba y National Estuary Pro gram , is an informational source for elected officials, and t he general public. It briefly explains the impo r tance and requirements of our lo cal MS4 program. Available on the City of Fairhope website: www.cofairhope.co m/departments/planning-and- building/publications-and-forms Responsible Person(s) for brochu res/ publication/ media placement: Planning Department (Code Enforcement Officer); Public Works Department (Director); Community Development (Director) 11 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 2: Public Educational Meetings: 1. Rain Barrel Workshop -Host, assist/ advertise for ba rrel-building hands on workshop open to the Public for a minimal cost; City of Fairhope in conjunction with the Mobile Bay Nat io nal Estuary Program and MS4 partners (Daphne, Spanish Fort, AL-DOT and Baldwin County) 2. Mobile Area Earth Day-City of Fairhope is a sponsor of this event yearly and it is held at South Beach Park in Fairhope. The Planning Department hosts an informational booth here to showcase loca l watershed/ storm water infor mation. The City of Fairhope Recycling Committee also has a booth . Additionally, Public Works hosts a recycling event here (usually e-waste or HHW). Responsible Person(s) for Public Educatio nal Meetings: Planning and Zoning Department (Code Enforcement Office r); Public Works Department (Environmental Officer) -Pictured: Dogwood Trail Maids show off City of Fairhope Create a Clean Water Future giveaways, April 2017 (Earth Day) 12 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 3: City Website (www.cofairhope.com) has informative links for: 1. Alabama Water Watch (www.cofairhope.com/visiting/links.com) 2. ADEM Water Quality Testing (www .cofa i rhope .com/living/water-quality-report) 3. Create a Clean Water Future link (www.cofairhope.com/departments/planning-and- zoning/publications-and-forms) 4 . City Rain Garden (www.cofairhope .com/departments/planning-and- building/publications-and-forms) 5 . Waste Management (www.cofairhope.com/departments/public-works/waste- management) 6. MS4 Annual Report & SWMPP (wwwcofairhope.com/departments/planning-and- building/publications-and-forms) 7. Zoning Ordinance/ Subd ivisio n Reg ulations ( www .cofa i rhope .com/departments/planning-and- bu ilding/p u blications-and-for ms) 8. "Understanding Your Storm Wate r Management Program " 5 minute video shared with permission of the Mobile Bay NEP . 9. Municipal Code of Ordinances (www.cofairhope.com/departments/bu ilding/building-codes) 1. Erosion and Sediment Control Ordinance (#1398) 2. Red Soils Ordinance (# 1423) 3. Wetlands Ordinance (#1370) 4 . Construction Site Waste Ordinance (#958) 5. Illicit Discharge Ordinance (#1516) 10. Fly Creek Watershed Restoration Project (2013) www.cofairhope.com/home/showdocument?id =6719 Responsible Person(s) for City website informative links: Planning and Zoning Departme nt (Code Enforcement Officer); Community Development (Director) 13 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 4: Existing Demonstration projects provide educational signage : 1. Wetland Pond @ North Beach Park -this simulated Wetland Pond was created in 2002, to reduce pathogens entering Mobile Bay, from duck pond water runoff. The pond features native plants and is a joint project from the MBNEP and City of Fairhope. 2. Rain Garden @ City Hall-this 480 square foot rain garden was installed by City employees in 2003 to treat run off from 2,600 square feet of asphalt from the City Hall parking lot. It is maintained monthly. Details of this project are available on the City of Fairhope website (www.cofairhope.com). Responsible Person(s) for Existing Demonstration Projects: Public Works (Director) BMP # 5: Community Events: 1. Mobile Area Earth Day (South Beach Park in Fairhope). Public Works offers E-waste recycling at this event in April. 2. Coastal Clean Up (beachfront parks). This event, held in September, is advertised and recapped on Facebook and other media sources . City provides garbage pickup for this event. 3. Arbor Day (Faulkner Community College) -City gives away approximately 1,000 trees yearly each February at this event, hosted by the City of Fairhope. 4 . America Recycles Day-Free Amnesty Day recycling drop off of electronics and paper shredding at Public Works, on or about on November 151\ annuall y. Also prescription drug drop off is done on the same day (drop off at the Police Department). ; . Chy ol Fairhope added 5 new pho1o'i. ••• 0,:r-1R t<~n ·; '°' r n11 F.1Trhor..c zcnc 1or ttv= Al;1b,1ma Coast,11 Cleanup h.id an 1111!ma1~ 750 1/Qlun:cer:. a11ct coll.Jcte<I CNar 2 6-tons ol misce-llafleO\Js !rash amt 500 pour;<::,; reeyciable macefiit !rorn F,r.irhnJH!'s be11r.r,es, 11,111:.s, gull!!!,, and ,;\rEi!t..'i. Groa1 J::ib io .-ill the volur.loen th.11 camo out Ofl SawrdJ -,! Pictured: Facebook Coastal Clean Up recap, Sept. 2017 14 Responsible Pe rson(s) fo r Commu n ity Events : Pub l ic Works (Director); Specia l Events Coord i nator PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 6: Employee Certifications : 1. The City of Fa irhope currently has (3) licensed Commercial Pesticide Applicators, who are license d by the State of Alabama Department of Agriculture and Industries Pesticides Applicato rs Certification program. This 3 year cert ification aids in pollut ion prevention by guiding applicators on cor rect application techniques, which discourages overuse o r m isuse of pestic ides/herbicides : a. Landscape Superviso r , Certification# 57285 b . Golf Course Grounds Supervisor, Certification# 13550 c. Recreation Director, Certification# 13268 2. Qualified Credentialed In spect or (QCI) prog r am educates inspectors on correct erosion and sediment contro l applications and installation techniques : -QCI (Yearly recertification re quired) a. Planning & Zoning Code Enfo rceme nt Officer, Cer t ification# 25712 b . Building Inspector #1 : #6 504 5 c. Build i ng Inspector# 2: # 727 18 d . Building Inspector #3 : #68815 e. Building Inspector #4 : #76249 f . Build ing Inspecto r (new): #T5330 Responsible Pers on(s) for Employee Certifications: Public Works (Director); Planni ng Depa rtm ent (Code Enforcement Officer); Building Department (Build i ng Offi cial); Golf Course (Grounds Supervisor) Pictured: New Building Inspector with QC/ Training Certif i cate 15 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP #7: Employee Erosion and Sedimentation Workshop The City of Fairhope Planning Department hosts an employee Erosio n and Sedimentation Workshop annually at City facilities. The purpose of this two hour workshop is to remind existing employees (and inform new employees ) of the Construction Site Storm Water Runoff Control standards required by the City of Fairhope. State and Federal regulations are also reviewed. Emphasis is placed on right of way and utility work, as well as other planned and emergency projects, as they may be applicable to the different City of Fairhope departments. A local storm water profess i onal is invited to be a guest speaker at the eve nt , to offer an outside view on storm water standards from the State and Federal level. City staff reviews City of Fairhope regulations and ordinances regarding storm water standards, which apply to contractors, developers, land owners and City projects. Each department within the City is expected to send employees such as crew leaders, assistant supervisors and/or supervisors. Responsible Person(s) for the Employee Ero sion and Sediment Control Workshop: Planning and Zoning Department (Code Enforcement Officer) Pictured: Annual Erosion and Sediment Control Workshop 2017 16 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP # 8: Pet Waste Bags in City Parks Pet waste bag dispensers are available in City parks (along the Bay and at the Dog Park). Pet waste bags are available free to the public, and encourage removal of pet waste from public areas. The Animal Control Officer is responsible for keeping pet waste bag dispensers full, and for enforcement of City Ordinance #988, which requires owners to clean up after their pets on public property. This helps keep pet waste out of storm drains and area waters. Responsible Person(s): Police Department (Animal Control Officer) BMP# 9: Create a Clean Water Future Campaign CleanWater The City of Fairhope adopted a res o lution to accept this campaign in August 2014. This logo is being used on the City of Fairhope website and publications, as well as on over 100 City of Fairhope vehicles. The website (www.cleanwaterfuture.com) contains valuable resources for City employees, residents and ed ucators to use in our community. Responsible Person: Planning and Zoning Department (Code Enforcement) BMP #10: Notices for public meetings are: 1. Posted at City Hall-and other City Offices 2. Posted on the City of Fairhope webs ite and on soc ial media 3. Emailed to subdivision groups (P OAs/HOAs) and the media Responsible Person(s): Planning and Zoning Departm en t (Administrative Assistant) BMP #11: Subdivision Property Owners Associations Contact List A current list of subdivision and property owner associations is kept updated to incl ude email/ phone number contact information. This list is used as one form of notifi catio n for public meetings, including Planning Commission meetings Responsible Person(s): Planning and Zoning Department {Administrative Assistant) 17 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. BMP #12: City of Fairhope Planning Commission The Fairhope Planning Commission meeting is a monthly meeting (first Monday of each month at 5 p .m.). It is held at the Fairhope Civic Center and is open to the public. The objective and purpose of the Fairhope Planning Commission (a volunteer-based commission) is to promote the health, safety, morals and general welfare of present and future residents of Fairhope and to bring about the coordinated and efficient development of the City. The Planning Commission evaluates planning and growth issues and makes recommendations to the City Council regarding comprehensive plan updates, zoning ordinance amendments, re-zonings and site plan reviews. Storm water standards are frequently part of the discussion. The Planning Commission also serves as the annual review board for the Fairhope Storm Water Management Plan (SWMPP). Responsible Person(s): Planning and Zoning Department (Director) BMP #13: Fairhope Environmental Advisory Board {FEAB) The City of Fairhope (via Planning Department support) facilitates and takes minutes at this monthly volunteer meetings, which focuses on environmental issues. This volunteer based advisory committee currently has eight (8) active members. The FEAB makes recommendations to City leaders, and offers a third- party evaluation of City procedures and regulations. A frequent topic of the meeting is storm water management . Responsible Person: Planning and Zoning Depa rtm ent (Code Enforcement Officer) BMP # 14: Recycling Committee The City of Fairhope (via Public Works) facilitates monthly volunteer meetings on issues relative to waste management and recycling. This volunteer committee makes recommendations to City leaders, and offers a third party re view of City procedures and practices. Responsible Person: Public Works (Director) 18 PUBLIC EDUCATION AND INVOLVMENT ON STORM WATER IMPACTS, cont. ► Measurable Goals One Yea r Goa ls : 1. Storm Water Education/ Seminar Responsible Department: Planning and Zoning Department (D irector) Goal: At least one staff shall attend one sto r m water rela t ed workshop, conference or semina r annually Due: December 2018 2. Storm Water Article on Social Media (Face book) Responsible Department: Community Development (Di r ecto r ) Goal: Ensure there is at least one storm water related article on Fa cebook per year Due: Decembe r 2018 3. Erosion and Sediment Control Workshop for City Employees Responsible Department: Planning Departm ent Responsible Department: Planning and Zoning Department (Code Enforcemen t ) Goal : Host workshop for City employees to demonstr ate BMP (Best Management Practi ce) techniques and minimum st an dar ds for sto r m wate r compliance . Due: December 2018 4. Public Educational/ Input Meet in g fo r Storm water Issues Responsible Department: Pla nning Departm ent (Planning and Zoning Department/ Direc t or) Goal: Fa cilitate at least one educational meeting pe r year (such as through FEAB and/or Planning Commiss ion ). This meeti ng will allow the public to offer input on the City of Fairhop e.1-ssto r m water plans and policies (ne w and improved development) Due: De cember 2018 5. SWMP P Review Responsib le Department: Planning and Zoning Department (Director) Goal: Facilita te r eview of storm water management plan yearly, through p ublic forum such as Planning Commission and/or City Council. Send out notices accordingly . Due : Decembe r 20 18 19 4.0 MINIMUM CONTROL MEASURE# 2: ILLICIT DISCHARGE DETECTION AND ELIMINATION {IDDE) ► Requirements: Develop, implement and enforce a program to detect and eliminate illicit discharges into the regulated MS4; Develop a storm sewer map and update annually (to include locations of outfalls and structural BMPs); Effectively prohibit to the maximum extent practical under State or local law, through ordinance, or other regulatory mechanism, non-storm water discharges into the MS4 and implement appropriate enforcement procedures and actions; Develop and implement a plan to detect and address nonstorm water discharges, including illegal dumping, to the system; develop and list in SWMPP ordinances to effectively prohibit non-storm water discharges to the MS4; implement a dry weather screening program designed to detect and address non-storm water discharges to the MS4-100% of all outfalls every 5 years or about 20% per year; priority areas as outlined in the SWMPP (currently set at about 25% per year since this must be "more frequent" than non-priority outfalls), listing outfalls screened; procedures for tracing source of suspect illicit discharges; procedures for eliminating an illicit discharge; procedures for notifying ADEM of illicit discharges; mechanism for the public to report illicit discharges; training program for staff; update MS4 map annually; document illicit discharge complaints and action taken . More information on these requirements can be found in the general permit. ► Responsible Persons : Planning and Zoning Department; Public Works; Building Department; Water and Sewer Department, Volunteer Fire Department, Public Works Department; Director of Operations; Community Development Director ► Rationale Statement: Illicit discharges are generally any discharge into a storm drain system that is not composed entirely of storm water. The City of Fairhope has an IDDE program, which is based on enforcement of our Illicit Discharge Ordinance (Ordinance# 1516). The Illicit Discharge ordinance was amended in 2014 to emphasis regulation enforcement on all property owners, not just "facilities". A written Standard Operating Procedure (SOP) has been developed for illicit discharge detectio n and elimination. Pictured: Potential illicit discharge (paint being washed downhill by contractor) Reported by Gas Dept. Sept. 2017 20 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. The City of Fairhope Illicit Discharge ordinance states: (a) (b) (c) (d) (e) It shall be unlawful for any person, firm, or corporation to discharge a pollutant into the City of Fairhope's Municipal Separate Storm Sewer System (stormwater system) in the City of Fairhope Police Jurisdiction that will have a deleterious impact on the environment. Any pollutant, associated with an industrial or commercial activ ity that is covered by the National Pollutant Discharge Elimination System as dictated by 40 CFR 122 .26, can be discharged to the city stormwater system only if the discharge i s covered by, an NP DES permit for stormwater. Where an illicit discharge is reasonably believed by the city to be originating from private or public property, structure, or other facility, it shall be the right of the city to designate employees, bearing proper credentials and identi fication , to enter property or facility grounds for the purpose of inspection, observation, measurem ent, sampling and testing in accordance with this article. Authority is hereby granted to the city by and through its duly designated enforcement officers to halt any discharge from private or public property, structure, or other fac i lity that is reasonably believed by the city to be potentially harmful to human health or the environment. All costs incurred by the city in association with the ceasing of a potentially harmful discharge will be reimbursed by the property owner of the discharging property, structure, or facility. The city may charge the cost against the subject land as a municipal lien, charges to be recovered in a suit at law against the owner. .. The penalty for violation of any provision of this ordinance shall be as specified for general penalty in section 1-8 of the Code of Ordinances of the City of Fairhope . 21 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. Procedures for tracing and removing the source of the illicit discharge are written into the ordinance , as well as the City of Fairhope Standard Operation Procedure for Illicit Discharge Ba<:k2round :md lntroducri on P:lan ning Departm ent lllicrt Dischar ge standa rd Operatin g Proced ure (SOP) (Dry Weather Screenin g / Field Assessments) Dry w.aath~.-5Crceaing a!ld &ld as,e;,mems of ,to1m w:.tH in£i:a-5tmmu·e is a key el=ent to propi!-.r !Ilic.it D ireha:rge Detec:tion ;md Elimmation. An.m1al dry we;ifuer sc.reeni..ng i s a requiri!lllen t of the City '5 NPDES ,form 'wo:ter permit# J..l..R04 0-00 0. The City's Pbm!ing Depamnent, in cpojunction with the Publ ie W-od;~ Department, c.ondncts .imm dry weather sr.:r<.!£Illll:g of20 to 25% of"-outfalls ammal.y as fat,..d in th e Storm Water Oulfall 1nvento1y. Additionally. th P.irh !i c Vl m·b De:p,111ment (S tre<:t Divi,ion} o,·erse-:~ m ;,;in te:r.;;;n~ and ye;;r around gen.era fie ,d as:iessments of City right of-..-ay an-d st01m 'l',";Jta- infra::;trnr.ture . during ro utme j ob du~. Additiom:11::,-, the Planru.ng D,ap;utmen.t inv estigate, and is:;lli!s .w:furce:menl on ge11eral Illicit Disch;;:rge co n~p ainti, such as co=.arcial i r.e.ndential rinsing and run off, and construction site rasing :rn:-d run off. The Fairhope Volunt ary Fire Depa1tmeru Fe'.?;ponds to andl i:; ri!Sponsible for follow up on 911 b;a:;.,,d Illil:'it Discharge~ ( such as chemical t fu-el spilli). The f airhop-e- V olunt:uy fire Depmment is ra-..-porib Le fur cent.a ting the Emergancy Man...--sement Agancy on 9 11 -ba.sed comp ain,t;_ Cit-J o fF.ii...-hop e Publi c Wo1l:s. Depai:m.mt is continuo115Jy maint:iinins and obsen:mg City riyit of way :a.n-d sto1m wat>:r infras:irncture thrnugh mu-tine field asse:;smeoo (during and after -:.i_gnifi c::.nt r::.in e,;ents). The P aI!D.mg Departme:nt , in coor.dinahon n.-ith !he Pub ic '~Voi:ks Department, conduct:; a do=maite<l arum :,. "D1;r W.;aths-Scre,:,...oin g" of ouifalls within th e City of Fail-hope !,.,f S,,4 jU1udiccion. This s creeain_g i s documented in the :M S4 A nnual Report. Ii a potenti;L illicit discharge t!i deteded-dmi.ng a, fie .Ii a s:si!Sfilll'i!.Ilt, the. Public Works :;uper,i.sor in cb.1:r,ge will notir-" the P mnmg Depa-tme:ut to validate tii.e il licit discharge. The PJ=ing D epartment Code Enf01=enl Of fi rer will then follow protocol listed in me fl ow chart att:ich~ for Dry W ealli.ex Scree.rung. If a po.tenti;;J illicit discbar;ge j,; -det«ted :during a dry weath'cl· ;;cre=i.ng, prntoeo v.-ill be fo • owed .according to the flow ch;;.1-r, attached fo ir Dry Weather Scre.aning . Drr 11'eatber Scr-ee.oing h ~o-ndu~te-d by C ity $raff {Public W-0rb Dep :utm.,_nt and Phmtlng :ind Z oning Dep11.rtm.ent) 11 1 !0% of n oll -p,riorlti.-ou tt'11lh and. :?~0A1 ofpriorih outfall; :iunnalh·. Schedule is futed 1n the current Storm \Vala M.ana~e ment Program P ~n. Pli ority outfalls are tho se whi-::-h u!timat;,-ly di-ain to ·1Veek;; Bay a Outstanding N;;.tio R.e.:;ourcec '11.ia t~i-. City offaiih op-eo has o,;a-630 outfalls a;:; pa- th~ Storm Water Ou:tfall fu-..cnt-ory (20 12) which fa updah:d all.!HElli_ •. 22 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. ReportlD" The P ann:i,U;_g DeJ;,artmer.t Code EnfbJcem.ent Officer will en:;u:re propez-!!.oti'fi at:?cm -of other City Dep2rtm.:ntz ;;,nd em'ironmenttl agenele s (by clll.J:il, telephone or m ~il). Non-compliant site ; i!.<i.L be han ed acconling to the SOP for Non-complmit Srt,; Reporting Proce~. A.I enforc-i!lll".nt action such as Municip2. Off=e T ick ets a.n-d Cou.i,t Sumlllons are authmued by th Planrung Dire-c.cor be.fori! isruance . &i te In~pi!d:i.on Th,;, P ..mnin_g Dep;,rtment Co de Enfo r cement Officer p,:1forms a Site lruip edfon to val!da te or di,mi;~ the p-0 twti.al • icit di;di,;;.r ge . Ifit is !!.E!Ces sa..ry-to lo ok up into a stonn <lRm pip~ the City of Fan-hope \Va.ter a.nd Secw& Depar!:m,ant w-i 1 be c.1lle<l upon to .assi,t. The \Vater and Seewer Departmeni o-a'DS a ~ewer c2met-:a whic-h i..; u.,ed to look up mto pip e;;. u p to 100'. B eyond '.l{l(I ', the Ci iy of Fairhope e:ontra.et s out a lo-c comp any haTmg the ca.pa bility of ,•ide-oin_g up to 5{10 • oi ; torm pipe or ; ewer fo1.e. If n ece $s;;.ry, Fire Dep;;rtmcnl would be dispatched t o pro,-ide haz-mat pr;,para±i on aed fic ilitate cl<ecan-up , wbich would initi;,te a 911-bac-ed response. O-therwise, the p · amu.ng D ep:u:iment repo rts any '1\-;:;t,;,r bod::,· or critical area imp.act t o the :.ippro pria!,,, St;;.te •Fedei:al agency (AD EM .' USCO.E). l!fa genei:"31-i licit disch.;,,rge i: ob~er,e-4 and the nar-.in of the di s:cli.arge i ; not known. fue Ciiy of Fair ho pe Planning Depariment "ill sample fue ,facharge to det'€,11Jlll!,E n-h2 t it is. T~;t ,!!unerica i: one company (out o f Mobil e. Ju.) the Cirf h;;.~ u~-d in tl,,,. p ac.-t for stonn ·water .maly:.is. Enfonement & Follow-up If th e. report is ,-ali d.1te d, the PhD..D..lll!g Depa -tme.nt Code Enforcem,mt Offic-M wi..l co c.t ;;.cr iib.e r~poa.:;Lo,l e pJ.rty ;;:nd tike all nee-e>Z'.>3rf st;,ps (appro,'2!! by Vi:mni.ng Dinl!dor) needed to sto p the illici t fuch...rge which ma y mdude any and ;ill 2ctions d ocume.n te d m the Ci-ty':; Illicit D:i.:;ch:;r ge Onfui:anc e. C 01Tective action may ak-0 include di spatch of the City of f airhope Stre et Sweeper fo r c ean up on City property m d 1ight of way, at a $3 G-0 minimum cb.:irge to the re~nsible party. EnforC'em=t a d1oc. such a!f _ Iuru ,:ipal Offan.:;e. Tick ec,; andlor Court S1.1111mon: m"lb-t be auflio riz,;;d b y i!:he Plannmg D irector . DischJrge_; originating from ,other area s (outside the City of Fairhope MS4) will be repo1ie-d to tbt jruisdiictional .authority. Dornmenfarion A l ob~cr.atfon:; md a ctions ,,,i l b e do cumented in a re;:,ort v.:h.ich 'I',· be tracl:,ed in t!e Plamw:.g Dep;;.i1lllenl Code Enforcie.want Offic,1:r':; d.atab;i:;e and reporte d to ADEM in the City's Annu;:. .1S4 P-h.a5e II Repo r.. 23 ILLICIT DISCHARGE DETECTION AND ELIMINATION {IDDE), CONT. CITY OF FAIRHOPE PLANNI NG DEPART MENT DRY W EATHER SCREENING I ILLICIT DISCHARGE FLO W CHART R.AI NING / PUBLIC \NORKS CONDUCTS ANNUAL DRY \l'IEATHER SCREENING OF All. OUTF!\l.LS AS PER SCHEDULE LISTED IN TH E STORM WATER LIANAGEJlENT PROGRAM PLAN. 10<W, O F OUTFALLS AR E ORY WE._TI-iER SCREENED EVERY 5 YE~S (20% YEARLY): PRIORITY AREA OUTFALLS EV"'-RY FOUR Y-cARS (25% YEARL Yl: M'D RESPONDS TO GENER~ IWCIT'DISCH,>RG E C fflAINTS~ESTAURANT / COl.'MERCIAL RINS ING ACTIVITY, CO ISTRUCTION SITE RU N OFF, E"~lu~ fi.~~~~i~. ~EF'ii[l;Jli~~~~g;J?ot11k %1i}ib~\1ffil~1bC!fv~GEs. SUCH PLAN NING DEPr. REPOR SVI0LATION TO ADB!, AND OTI-iER APPLICABLE AGENOES WHEN WATER BOOY OR CRITICAL AREA SUCH AS WE TLAND HAS BEEN IMPACTED DURJNG A DRY WEATHER ASSESSl,IENT, AND /OR IN RESPONSE TO GE-"ERAL ILLICIT DISCHARGE COMPLAJNTS (I NCLUDING THOSE REPORTED BY PUcLIC Vit0RKS FIELD ASSESSJ.~ENT). WATER QUALITY IS OBSERVED IF WATER IS TUREJD. OR IF THERE IS EVIDENCE OF AN !WCI DISCHARGE. PL.AN I G D EPART \ENT CODE ENFORCEA ENT OFFICER FOLLOWS PROCEDURE EELOW VIOLATION DETECTED CORRECTIVE ACTION TAKEN; VIOI.ATION DOCUMENTED; 0\f!MER CONTACTED ISSUE RESOLVED; ~ COWTACTFIRE 0EPT. IF NECESSARY IF CLEAN UP ASSISTANCE IS NEEDEO ;IF DISCHARGE IS ORIGINATING FROM OUTSIDE FAJRHOPE'S t.\54 AREA. ISSUE IS REFERRED TO APPROPRl._TE JURISDICTllON ------ VIOLATION DETECTED ISSUE HOT RESOLVED CITY LPJ IICIPAL OFFENSE TICKET (LIOT) IS ISSUED WITH F INE OR COURT CORRECTIVE ACTION TAKEN BY CITY OR ORDERED BY COURT : SEND DISCHARGE TOA TESTING LAB FOR ANALYSIS IF IOT KNOWN; CONTACT ARE DEPT IF NECESSARY ILLIClT DISC HARG E RESOLVED PL!\NNIN G DEPT. DOCU M ENTS ALL ACTIONS TAKEN .~ND REPORTS IN ANN Ui11. MS4 PHAS E II REPORT NO VIOLATION NO ACTION TAKEN -· 24 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. The Planning Department Code Enforcement Officer uses a monthly complaint lo g to track complaints and corrective action procedures taken. Smoke tests are periodically performed throughout the year by the Water and Sewer Department, to help detect infilt rat ion from faulty sewer lines . Building In spe cto rs ensure new development and redevelopment activities are compliant upon inspectio ns . Areas zoned "M-1" (Light Industrial Distri ct) are considered a important area for IDDE monitoring. The general location of M-1 zoned areas are: a. Airport (CR 32) b. Nichols Avenue/Middle Street@ S. Greeno Road c. South Section Street@ Pecan (City of Fairhope Public Works facil ity) All City outfalls identified in the Storm Water Outfall In ven tory are assessed at least once every 5 years. Priority construction area (drains to Weeks Bay) outfalls are monitored more frequently (every 4 years). Thi s means about 20% of non-priority outfalls and about 25% of prio rity o utfalls are assessed yearly. The 5 year (2017-2021) monitoring sche dule is in the Measurable Goa ls section below. ► BMPs / Mechanisms used for IDDE program compliance: 1. Illicit Discharg e Ordinance #1516 2. Code Enforcement Officer {Planning Department) 3. Environmental Officer {Pub li c Works Department) 4. Residential Curbside Coo kin g Oil Recycling Program 5. Ho usehold Hazardous Was te drop off site for re sidents 6. Greener by the Yard p amphlet 7. Staff Meetings (Public Works) 8 . City of Fairhope Watershed Map 9. Storm Water Outfall Inventory & Mapping 10. Volunteer Fire Departme nt 11. Create a Clean Water Future Campaign 12. Sewer Capacity Study 25 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. BMP # 1: Illicit Discharge Ordinance -states "It shall be unlawful for any person, firm, or corporation to discharge a pollutant into the City of Fairhope's Municip al Separate Storm Sewer System (storm water system) in the City of Fairhope Police Jurisdiction that will have a deleterious impact on the environment.". Penalty for non-compliance: Up to $500 Responsible Person(s) for Illicit Discharge Ordinance : Planning Department (Code Enforcement Officer); Public Works Department (Environmental Officer); Building Department (Building Official) BMP # 2: Code Enforcement Officer (Planning Department) The City of Fairhope employs a Code Enfo rcement Officer full time, in part, to investigate and issue corrective action on illicit discha rges issues. Standard Operating Procedures (SOPs) were developed in 2014. BMP # 3: Environmental Officer (Public Works Department) Fairhope employs an Environmental Officer full time to manage the waste management operations, and to enforce waste management laws of the City. BMP # 4: Cooking Oil Recycling : The City of Fai rhope has a used cooking oil recycling program for residents. Containers for cooking oil collection are available free upon request to residents. Residents may bring in used cooking oil for recycling, or may place the containers on the right of way for curbside pickup. Restaurants are not allowed to dispose of oil within the City of Fairhope garbage stream and must set up a cooking oil recycling program . Sanitation and recycling crews (Public Works Department) are trained to report illegal dumping/ rinsing activities, including inappropriate disposal of cooking oil. Responsible Person(s): Public Works Department (Environmental Officer) BMP # 5: Household Hazardous Waste: The City of Fairhope Publi c Works Department manages a household hazardous waste (HHW) drop off site for residents, free of charge. The HHW drop off site is located at 555 South Section Street. This site encourages the corre ct disposal of paints, motor oil and other chemicals, as well as electronic waste, automobile batteries and tires. There is a minimum recycling fee for tires (based on industry standards). There is no charge for other hazardous waste drop off, including electronic waste. On average, the City of Fairhope recycles about 20 tons of hazardous waste yearly (which includes electronic waste). Responsible Person(s): Public Works Department (Director) BMP # 6: Greener by the Yard This pamphlet includes information in regard s to what residents can do to prevent illicit discharges. It was created and publish ed by the Weeks Bay Watershed Project, and is available in hard copy (Planning Department) and on the City webs ite . 26 ILLICIT DISCHARGE DETECTION AND ELIMINATION {IDDE), CONT. BMP # 7: Staff Meetings -Public Works employees are trained throughout the year in weekly staff meetings to report illegal dump i ng/ rinsing activities, including inappropriate disposal of cooking oil , rinsing of paints and chemicals into storm drains, etc . The Public Works Depa rtment is the largest City Department, encompassing waste management, landscaping, streets and construction (about 50 full time employees). Responsible Person(s): Public Works Department (D i recto r ) BMP # 8: Watershed Map City of Fairhope has a watershed map which is used as a planning and constructio n tool. It is ava i lable on line r 'Natural Resource Inventory") and in the Planning Department and in Public Works . Planning Department (GIS) is responsible for updating, printing and providing this map . BMP # 9: Storm Water Outfall Inventory & Mapping The City of Fairhope Planning Dep artment completed a survey of the City outfalls and infrastructure in 2012 . This info rmation was provided through GIS, and a map has been produced, including desi gnati on of 13 m ajor (Bay) outfalls . New storm water outfall information is updated annually in hard copy form to include new development. BMP # 10: Volunteer Fire Department/ Fuel Spills : The Fairhope Volunteer Fire Depart ment is responsible for responding to and facilit ating removal of fuel/ che mical spill s. Responsible Person(s): Volunteer Fi re Department (Chief) BMP #11: Create a Clean Water Future Campaign The Ci ty of Fairho pe ad opted a resolution to accept this campaign in August 2014 . This is m entioned in MCM#1 under "Public Education ". This campaign addresses sto rm water po llution, including IDDE . Create a Clean Water Future logo is being used on app licabl e City of Fairhope publications and business cards. 2 7 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. BMP #12: Sewer Capacity Study The Utility Department recently conducted a capacity study on utility infrastructure. This study inc luded sewer lines (in part addressing sanitary sewer overflows) and this will be used to determine current upgrade needs as well as growth demands. http://www.cofairhope.com/home/showdocument?id=15025 Capacity Study for Gas . Water and Sewer Utilities -Phase I For the City of Fo1rhop~ P,,;,~red 'or CITY OFfAJRHOPf 1~ N•:irth S-s:tion Strn-e i Fairhop;;,Alab,.rn~ 1:::32 f-r,ecp.!red8 f G-OODWYN. MILLS & CAWOOD, I NG. i:_:,M3g.JiJli,: Av~r;1 J,=, FJ ir~iop-::.Al3bi::n;: ~£S-:i1 f' (' \JI I , 28 ILLICIT DISCHARGE DETECTION AND ELIMINATION (IDDE), CONT. ► Measurable Goals One Vear Goals: 1. Storm Water Outfall Inventory Update Responsible Department: Planning Department Goal: Update hard copy inventory annually, to include new development, redevelopment and corrections. {Planning Director) Due: December 2018 2. Smoke Test on Sewer lines Responsible Department: Water Department Goal : Conduct smoke test on priority sewer lin es annually to detect leaking sewer pipes or illegal connections. Document findings and corrective action taken (Water & Sewer Superintendent) Due: December 2018 3. Public Works Illicit Discharge Detection Meeting Responsible Department: Public Works Goal: Al ert and remind waste management crews to look for illicit discharge indicators such as sheen in or near storm drains) leaki ng dumpsters, etc. (Public Works Director) Due: Decemb er 2018 4. Dry Weather Screening of Outfalls : As indicated on schedu le listed below: Two -Five Year Goals ; 1. Dry Weather Screening of Outfalls Responsible Department: Plan n ing Department/ Public Works/ Director of Operations Goal: a. NON-PR IORITY OUTFALLS: Assess 20% of non-priority outfalls yearly as per 5 yea r schedule. Use MS4 Sto rm Water Outfall In ve ntory (data sheets, map, etc.) as reference to outfalls. Document outfalls assessed; date; conditions and maintena nce requirements (a nd whe n complete), etc. This w ill satisfy the 5 year requirement for 100% of all outfalls every five years. Planning and Zoning Department and Pub li c Works Department w ill be in the field conducting these assessments yearly. Goal: b. PRIORITY OUTFALLS (DRAINS TO WEEKS BAY): Assess 25% of priority area (drains to Weeks Bay) outfalls as per 5 year schedule . Planning and Zoning Department and Public Works Department will be in the field co nducting th ese assessments yearly. Due: December 2018 29 ~ity of Fairhope List of MS4 Outfalls {Storm Sewer Inventory) T is list in dudes o ri gi n.;;! inve·ntory fro m 2012, plu s y earl'( u pdat.e s (as o f 3/30/20_1 7) Watershed Numbe_r of outfalls inventoried MS.it Monitoring Requ irement/ 5 yr, Monitoring Sch edule (2017 -20U] Bi g r•,'louth 59 (i r.·cludes o ne lvfajor 0 u tfaN@ 1/5 yr. (Chec k: 20 18) M on itoring Resp o nsibi lity: P&Z f\.fob i le Boy) Q?~JJ-Creek • 178 •Priorit •,• Check f ro m lr,v ent c,ry: Moni:oring Re.s ponslb i lity : PW 2017 :Pg. -9 0 2018: Pg. 91-120 201 9 : Pg . 121-3.5 0 202 0 : Pg . i!.5 1-END 20 21 : Pg. 1-90 Fl y {.'f..,e !< 104 (inciu des ,on e M o)'orOuifo/J 1/5 'fr. ( Chec k : 2.il19} M on itoring Responsib ility: P&Z @ /l,fo bi ,'e Bo~•) P,rnsacala 'Wo rn, Branch • B ~?riority [C heck 202-0 ) M on itori n:E Respons ibi lit v: PW Po i nt Cle;.r Creek 35 1/5 yr. (Ch <.e c:k: 2017) Moni'i:c ring Re.sp on:;ib i litV: P&Z Fle d Gum 0 n/~ M oniirorin_g Responsi b ility : N/A Fl-:ic k Cr ee k 103 (i.ndudes ,o,w;, M ajor Ou!fo /,1 1/5 y r. (C heck: 2021) M oni~ori n e: Re sp o nsi bi lit·.,-: P&Z. @ ,',,1ob.i,1e Bo y) Stack Gull y 23 {k1 cf11des s.ix Majo4· 0 LJ'tfa,1/:; @-1/5 yr. (C hec k: 201&} M onitoring Resp o nsib ility: P&Z MabiieBcw ) J&jJ.IJJJ,."Ul,\\;,:..Gu lty 52 (ir.clud1:·s thr ee lvl aJo.r 0 u tfcl /s 1/5 YL (Check : 2020} M onitoring Resp onsibility : P&Z @ Mobi l e Bo~,J T u rkey Branc h-" 4 "'F'r i orit•,· (Check.: 20 18) M onit orin,e: Reso onsib il it v : PvV ~w..ru.~~ 33 (fn cJudes o n e Majo r Ou tfall@ 1/5 yr. ( Ch~c k: 2017) Mon i tori n.,g P,,=.sp onsi bi lity: P &Z Mobile Boy) \\'aterho!e Br:;m::h " 17 .,Priorit~• [Che.de: 2017] Mon itori n g Res p onsi bi lity: P'N TOTAL 631 OUTFALiS (IN CLUDES 13 MAJ O R OUTFAUS ALO NG BAY) •Priorit,• Co nstruc,t ion Area (Drain .;; to W eeks 8.a •t, an 0 ~ RW : Out st andin g Nat ion al Re so u rce V\l'at erX Public W'or ks ! PW) is p r oposed t o m on i c r p,rioritv constructi on a ea City o utfalls Pfan ning ,.nd .Zon i n g (P &Z.J is pr op.ose d to monitor n on -priori , constructi o n ar e;; d rnrns 30 5.0 MINIMUM CONTROL REQUIREMENT #3: CONSTRUCTION SITE STORM WATER RUNOFF CONTROL ► Requirements: Develop, implement, and enforce a program to reduce pollutants in storm water runoff from qualifying construction activities. The program shall include specific procedures for construction site plan (including Erosion and Sediment Control) review and approval; Erosion and Sediment Control ordinances with sanctions to ensure compliance; training program (including schedule) for MS4 site inspection staff in the identification of appropriate construction best m anagement practices; procedures for periodic inspection of qualifying construction sites, including priority construction sites {those draining to Weeks Bay) at a minimum frequency of once per month for the priority construction sites; procedures outlined in the SWMPP to notify ADEM of non- compliant construction sites, including those without NPDES permits; procedures for site plan reviews outlined in the SWM PP; copies or links to regulatory ordinances; documentation of all inspections, complaints and enforcement acti ons taken; list of all active construction sites in the MS4 area . More details on these requ irements can be found in the general permit. ► Responsible Persons: Planning Department; Building Department ► Rationale Statement: The City of Fairhope ha s a Construction Site Storm Water Runoff Control program to control erosion and sedimentation. This program is applicable to all construction and land disturbance sites, and is no t limited by the size of the site (sites under an acre as well as over an acre are included in the program). This program includes project review, BMP inspectio ns and enforcement of construction related ordinances for environmental protection. City employees are held to the same standards as property owners, contractors and developers. The Planning Department and the Building Department have QCI trained staff to conduct BMP and construction inspections. In 2017, the City of Fairhope certified two additional employees with Qualified Credentialed Inspector (QCI) training (one employee in Gas Department and a City Planner became QCI certified). These new certifications are over and above the required "measurable goal" QCI certifications for the Planning and Zoning Department/ Code Enforcement Officer and the Building Department Building/ Building Inspectors. The City of Fairhope currently has a total of (8) QCI certified employees on staff. City crew leaders in each department are offered an overview of the Construction Site Storm Water Runoff Control program (including storm water standards at local and state levels) through a workshop held annually (Erosion and Sediment Control Workshop) by the City of Fairhope Planning Department and the Building Dept. The City of Fa i rhope has a written Standard Operating Procedure (SOP) for non-compliant construction sites and this is availabl e in the Building Department. 31 CONSTRUCTION SITE STORM WATER RUNOFF CONTROL, CONT. ► BMPs / Mechanisms used for Construction Site Storm Water Runoff Control 1. Design Review 2. BMP Inspections 3. Code Enforcement/ Procedures for non-compliant sites 4. City ordinances 5. Educat iona l material available in the Bui l ding Dept. BMP # 1: Design Review : The City of Fairhope Planning Department design review (and pre-construction m ee ting) process includes: 1. Preliminary Plats for Subdivision 2. Pre-construction meeting -on site with engineer of record 3. Final Plats for Subdivision 4 . Zoning Applications 5. Site Plans (go to Planning Commission), if they meet the following qualifications: -Has a gross floor area of 10,000sf or greater; or, -More that 30% of the lot (excluding the building) is impervious; or -All appli cations for zoning map amendments to any of the Village Districts -All mixed-use projects electing to build to 35 feet high with 33% residential. All preliminary and final subdivisi on submitta ls r equire a public hea ring through the Pl anning Comm issio n. Notification requirements are as required by State l aw, the City of Fairhope Subdivision Regu lations, and also via Subdivision POA contact list (email). The City of Fa irhope Building Department coordinates plan reviews of residential and commercial subm ittals for permit issuance . General procedure of submitta l revie w : Staff conducts a review of all submittals. For the subdivision applications, sto r m water drainage is reviewed for submittal requirements with the City of Fairhope Subdivision Regulations in the Pre limin ary Plat revie w. A design review meetin g is held and attended by the va rious City of Fairhope Superintendents or Department representatives. The Public Works Department, Planning Department and Building Department are the most in strumenta l representatives for Storm Water re v iews. Although the City of Fairhope now has a Professional Eng ineer on staff, the app li cant's engin ee r is the person u ltim ately respons i ble for drainage compliance with the City's regulations. The Code Enforcement Officer is r espons ible fo r the Erosion Control compl iance revi ew of submitted plans. The comme nts generated during the design review meeting are compiled in a revi ew letter which is se nt to the applicant. The applicant provides a response letter. The City of Fairhope sta ff prepa res a staff report for the Planning Commission m embers prior to the Plannin g Commission me eting. 32 CONSTRUCTION SITE STORM WATER RUNOFF CONTROL, CONT. Pre -Construction meetings are held with the applicant after Preliminary Plat approval and before submittal of a Final Plat application. During the pre-construction meetings, City staff meets (typically on-site) with the applicant's engineer of record to address specific issues such as wetland buffer protection, on-site erosion controls, and drainage concerns. The Final Plat approval phase is when the final inspection of installed subdivision infrastructure takes place and a final punch list is generated. A second design review and a site inspection take place and any deficient items are addressed during this inspection process . The site inspection is conducted by the same Department Supervisors/Representatives who perform the preliminary design review. The City of Fairhope requires a 2 year maintenance bond for the infrastructure to be accepted by the City. 33 BMP # 2: BMP Inspections: City of Fairhope Planning Department has a full time Code Enforcement Officer to conduct BMP inspections, as well as other code enforcement inspections . The Code Enforcement Officer t racks BMP inspections and non -compliant sites (including corrective actions taken) via a monthly log. The initial BMP inspection is performed prior to other construction inspections. Construct ion sites with high impact potential and subdivisions under construction are inspected frequently. Construction sites with high impact potential include multi-family, non-residential, those near critical areas or those disturbing more than an acre. Othe r singl e family home construction sites are inspected initially and with follow up inspections to ensure continued compliance. Construction sites within the Priority Construction Area (those draining to Weeks Bay) are inspected monthly, as per ADEM's requ irement for t he Priority Construction Area (map available in the Building Department of this defined area). The Building Inspectors assist with BMP inspections by ensuring compliance with each construction inspection (essentially, a BMP inspection is performed with each constructi on inspection). The Building Inspectors usually perform the closure BMP inspection, as p art of the final inspection on the site . A Certificate of occupancy is not issued unless site is stable and compliant. Pictured: Pre -construction meeting for new subdivision (2017) 34 CONSTRUCTION SITE STORM WATER RUNOFF CONTROL, CONT BMP inspections include: a. Initial b.Phasing (if applicable) c.Closure (certificate of occupancy is not issued unless site is stable) d. Additionally, monthly inspections are conducted and documented by the Planning Department Code Enforcement Officer for "priority construction sites", or those draining to ONRW Weeks Bay. Responsible Person(s): Planning Department (Code Enforcement Officer) BMP #3: Code Enforcement/ Non-compliant Sites: The City of Fairhope enforces the Erosion and Sediment Control ordinance (#1398) through Notice of Violations, Stop Work Orders, suspended construction inspections, City street sweeper charges and/or municipal offense tickets. These efforts minimize sedimentation and erosion to the maximum extent practicable. Water quality impacts are referred to state and/or federal authorities as well. A written Standard Operating Procedure (SOP) for non-compliant construction sites was developed in 2014: 35 Planning Department/ Building Department Non-con,pliant Co n .s-tr u ction Si t e Protocol Sta ndard Operating P r ocedures (SOP) A'i po-the City ofF-:i.irhopl! ~-PDES Pertlllt # A.LR0-4.0040. the City· i.s. r equired ro lL"lve t\.TitTOl pro·tocol for ADE:\:! ootification of uou- compl:i.inr c;i tes as requiri:d U.1 P .:ut m .B .4(b} ,·) of the permit ··Proceduuo;; 10 notify AD.E?vl of uon-compli."Ult COU.'ilmctiou sit res di..r:.cova-e-d during ~riodic i.11-sp~cnons Tite ur,ti:fication must provide~ a.ta winin1um. the sp~ific loc:aio11 of the cousnuctio n pi-oJect~ th,:-11:1.1.n~ ::wd cour.,ct infonuatiou from the owner or oper.:itoL and a Slllll.lll.:lf}" of 1he sitii! drocieucj e.:;. •Y G-ent-ni.1 Cou ce pr5 The City of Fairhope. is 3ut.borize-d VU Code of Ordu1..-uice-139S. ·"_Erosioa and Sediment Couttol'' ro issue Stop \Vork Orders. ~fuuicip:tl Off~e Tickets/Conn Summons., 3-uspcnd c~troction .1building. iuspections, dispatch City Street s,,.·e-eper for nu.uimlllll c::h.vg:e .:wd/oc issue~oLice ofViol:uiou.s ta '\-iol.ltet·s oft.hi'.i ordinance. The Erosion :J.Ud Sediment Conrrnl Oroin:mce#l39S is eoforced by the-City of F:t.i.rhope Plau.ning Departw.eat. (Code Enforcemon Officer) .'.l.lld the Buildu1g .D:p~rtment (Buildwg Inspectors. and Building Offici."'U), The Pbnuing De-p.."lnm~t Code. Enfocceme:m: Officer handles tl~ bulk of ch~ euforcew~ut. The P1a.uning Director must .lutborize iss.u:u.tct" of a 1',,lwucipaJ Offcn,.,-e Ticket C'vfOT) or Coun SuUl.1.llous. Enfo.-c.emeut \"\-lJ~e 3 coustructiou sue is fow1d robe in v10Lition of the City ofFa.im.ope Erosiou-aud Sediment Control O rdm.."1J.Jce. 1he-co.force.ment offic(1" '\\.-ill c.lec t io issue oue or more of rhe following . depcudiog ou the severiry of th,e vioL,tiou: l . Notic-ie of Violation ( 48 l1ou.r nouce)-,,.'l;tten. vNbal. or ~il 1. Srop \Vor k Ol""der (ou all ~cllviry l!'Xcepr tl.1;tT ,vhich is o.ecc-ssary To st..'1.bilize the site :11.ld i..u.<irall :ipproprinre .B!V1Ps) 3 . Susp01d CQt1structioo / building inspections until resoh:ed. 4. Dispatch City Strttt 5,..-ecpcr for a .1llllllllJllll SJ00 charge. Ccnifiore of Occupancy nor is~d uutil this is p:iid. 5 . lso;;ue a ~IOT oc-Court Summons (with appro\-al of the -Plawli11g; Di.rector) En,iroumeutt1I . ..\.ge u cY="oti.firn tio n \"Vhen a constructiou ,;;ite or other nou-compli:uu site-h.:l.s. beeu foUlld to h .. ,vc Ullpacted cnrical area..,; such as ,,·edaud, and bodies of tv::1t cr_, the. City \\-ill notify the appropriare agenci~ \.\itlll.u 48 boua ('\'-,·i.rt eu. t.••111ait oi: verb=i.1) of the identified nou-complunc e .iss ues . Doc1une,u ta1ioo All obsf'n.·:uious -:tod actions ,vi U b~ docuw.:,u ted in a repon which \Yill b~ tracked i.11 the-Pl::ll.lo.ing Dl!'J)artmeul C'ode Enforccnieot Officer·s d~t.,b=isc-:wd ttporte-d to AD'E\·1 in the C'it:..,·s A..wmal l\1S-4 Pb35e Il R.epcn."t . 36 CONSTRUCTION SITE ST ORM WATER RUNOFF CONTROL, CONT f'L~,111 IG IE'f. REPORTS \IKLUIOl I TO A a. A '.) OTHER J'PPllCAB!..E AGENCIES IF CRITICAL ARE.-'15 AffE \I\CIID OR ._,.._ IF SITE IXESNOT AfPEA.q TO HAVE =>ROPERST"ATE i ",0-:t. REGISTR.\'TION CITY OF FAIRHOPE PLANNING DEPARTMENT NON-COMPLIANT CONSTRUCTION SITE FLOW CHART R .. ,\N "OEPARTh!tNT CODE ENFOi<CB•art OFFICER AND TrE SUllC NG DEPA.~ 6 G INSP ECTORS.'OFRCIAL cot'DOCT El INSPECTIONS CONSTROCTION SITES OURJ GA SITE INS?ECTION OR I P.ESPONSETOACOMPI.A OR OBSERVATION: Ft.AN 1G OEPARTII.ENT COOE ENFORCMENTOFFIC:.R ,>JID'OR llDING INSFECTORSIC.-HCIAL OBSERVES RECORDS ~IPS. EROSION A.."lD SEDI Em CONTROL ffiACTICES ON CONSRUCITOrl SITES ----------.------'it='----. ------------r==--=----, VIOi.AT 3fflF!ED; NOTJCEOF VIOI.ATKlfl ISSUED. CORRECTNE ACTIOl T AKBI. VIOI.ATION DOCUMENTED OMNE?. OR AGENT CONTACTED ISSUE RE.SOLVED W 114lJHOURS VJCX .. ,\TlON DETECTED: ISSUE NOT R:SOl: 'EDwr'-111~48 OORS; COAAECTll/E,6CliON .. 'ENF<RCe, - ISSUED: ONE OH MOnEOF H: fOLLCM'U G:ISSUESTo;>WORK OP.DER. SUSl'B'D CONSTRLCIION lt-.SPEC7JOIS. D.sPA Ct-, CfTY 5'/f:EF'ER, ISSUE IOT ORCOllRT SUl. roHS(MUST!EAUrhOR!ZED 6Y f\..-'J\h'CIG RECTORJ .. FOtLO'NlJP DEr:Rlil:NED BY · OFF SITE IMPACTS MT) CRfTJCALAPEl.lMFACiS. VIO L"-TIO RESOLVED PLANNING OEFL DOCUMENTS ALL ACTIOOS TAKEN ANO REPORTS I ANNUAL MS4 Pr.ASE II REPCflT N0\/101.A ON 0 AC IONTA.KENOTH51 TH RECORDING OBSERVATION 37 CONSTRUCTION SITE STORM WATER RUNOFF CONTROL, CONT Procedures for non -compliant sites: 1. Notice of Violation (written or verbal) 2. Suspended Construction Inspections 3. Stop Work Orders 4 . Authorize Street Sweeper at $300 minimum charge to violator 5. Municipal Offense Ticket 6. ADEM notification if water quality impact has occurred Responsible Person(s) for BMP inspections/ Code Enforcement: Planning and Zoning Department; Building Department (Code Enforcement Officer/ Building Official) BMP # 4: Municipal ordinances utilized for erosion, sediment and waste control on construction sites: 1. Erosion and Sed i ment Control (#1398), outlines procedures for BMP requirements (including inspections), and corrective action. 2. Red Soil Ordinan ce {#1423 ) prohibits red soil and clay in or near critical areas 3. Construction Site Wa st e (#95 8) requires construction sites to contain waste Responsible Person(s) for municipal ord i nances : Planning and Zoning Department; Buildi ng Department BMP # 5: Educational Material, brochures/booklets available to contractors/develope r s: 1. Field Guide for Erosion and Sediment Control on Construction Sites in Alabama by Alabama Soil and Wate r Conservation Committee Partners 2. BMP M i n i mum Requirements, City of Fairhope handout 3 . Storm Water Management, by Ecosolutions 38 CONSTRUCTION SITE STORM WATER RUNOFF CONTROL, CON T ► M e asurable Goals : One Year Goal: 1. QCI Re-certification for Code Enforcement Officer Responsible Department: Pl anning and Zo nin g Departm en t Goal: Re ce rti fy QCI Re-certificati o n {Code Enforcement Officer) Due: Dece mber 201 8 2. QCI Re-certification for Building Depa rtment (5 Building Inspectors) Responsible Department: Buildin g Departm ent Goal: Recertify (5) Buildi ng Insp ecto r s w ith QCI training Due: Dece mber 201 8 Note: all Building Inspectors including new building ins pectors have received initial QC/ t raining a nd certificatio n. Pict ured: Stop Work Order iss ued to bu i lder with non-compliant site 39 6.0 MINIMUM CONTROL MEASURE# 4: POST CONSTRUCTION STORM WATER MANAGEMENT ► Requirement: Develop/revise, implement and enforce a program to address storm water run-off from qualifying new development and redevelopment projects, to the maximum extent practicable. This program shall ensure that controls are in place to prevent or minimize water quality impacts . The City of Fairhope shall have procedures, outlined in the SWMPP, for site plan review and the approval process when changes to post-construction controls are required; outline procedures in the SWMPP to demonstrate and document that post-construction storm water measures have been installed per design specifications, wh ich in cludes enforceable procedures for bring non - compliant projects into compliance . The City of Fairhope must develop and implement strategies which may include a combination of structural and/or non -structural BMPs designed to ensure, to the maximum e:xtent practicable, that the volume and velocity of pre-construction storm water run-off is not significa ntly exceeded, using a design rainfall event with an intensity up to that of a 2 year-24 hour storm event for the basis; develop and use ordinances or other regulatory mechanisms to address post-construction run - off from qualifying new development/redevelopment projects; require long-term operation and maintenance of BMPs; perform or require the performance of post- construction inspections, at a minimum once per year, to confirm post-construction BMPs are functioning as designed. The City of Fairhope sh all include an inspection schedu le, t o include in specti on frequency, within the SWMPP; maintain or require the developer/owner/ope r ator to keep records of post construction inspections, maintenan ce acti viti es and make them available to ADEM upon request and require corrective actions to poorly func tioning or inadequately maintained post-construction BM Ps; review and eva luate po licies and ordinances related to building codes, or other local regulations, with a goal of identifying regulatory and policy impediments to the install of green infrastructure and low impact development techniques. More details on these requirements can be found in the general permit. ► Responsible Persons: Planning and Zoning Department; Building Department; Public Works Department; Director of Operations; Community Development Director 40 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT. ► Rationale Statement: The Planning Department works closely with the Fairhope Planning Commission (which meets monthly) and the Fairhope Zoning Board of Adjustments and Appeals (which also meets monthly, if there are cases to be heard). Both of these committees are appointed by the M ayor and Council, and work with the Planning Department and the Building Departme nt with design and review procedures, as set forth in the Zoning Ordinance and Subd iv ision Regulations. The Planning Commission reviews amendments to the Zoning Ord inance and the Subdivision Regulations. The Subdivision Regulations include a 3 year storm water inspection repo rt requirement (Section F) and a long term storm water plan (Operation and M aintenance requirement). An O&M Plan is submitted with every final subdivision plat which requires a storm water structure. An LID component was added to the Subdivision Regulations and to the Zoning Ordinance in 2015 and is currently being r eviewed and revised . The Planning Department Code Enforcement Officer addres ses runoff issues from all sites within the City of Fairhope (including post construction residential, commercial and right of way areas). These issues are tracked via a monthly Notice of Violation log. This log tracks complaints, follow up, and corrective action taken. The Public Works Department oversees maintenance of city-owned storm water infrastructure. ► BMPs / Mechanisms for Post Construction St orm Water Management 1. Subdivision Regulations a. Storm Water Standards (Article V, Section F) b. Stormwater Facility Inspection Requirement (Article V, Section F) c. Flood Control Structures (definition) d . LID standards (Article V, Section F) 2. Zoning Ordinance a. Stormwater Management (Article IV, Section F) b. Pervious Paving (Article IV, Section F) c. LID (Article IV, Section F-Ordinance 1550) 3. Pervious Paving in City projects, where applicable (Pol ice Department, City parks, Library, etc.) 4. Storm Water Projects 5. Storm Water Facility Inspection Requirement / 3 year (Subdivision Regs) 6. Rain Barrel Workshop, annually for the community 7. Creek/ Shoreline Assessment by kayak 8. Standard Courtesy Letter for Property Owners of non-co mpliant storm water facilities 9. Annual Post Construction BMP Inspection (MS4 permit requirement) 41 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT. BMP # 1: Subdivision Regulations: available on line for the public to view . Construction, development and re-development standards for storm water are listed here. Responsible Department: Planning and Zoning Department (Director) a. Stormwater Standards:www.cofairhope .co m/departments/planning-and - build i ng/publications-and-forms b. Storm Water Facility Inspection Requirement: As pe r the Operation and Maintenance (0 & M) plan within the Subdivision Regulations, the City of Fairhope Planning Department notifies property owners in r egards to the three year storm water inspection requirement for respective storm water facilities . This requirement is for subdivision storm water facilities, installed, effective in 2007. For more information, refer to the City of Fairhope Subdivision Regulations, Article V, Section F, 3. (a) (3). c. Flood Control Structures definition: "Those physical structural works for which funds have been authorized, appropriated and expended and which have been constructed specifically to modify flooding in order to reduce the extent of areas within the city subject to a "special flood hazard" and water depths associated with flooding. Flood control struct ures typically include: hurricane tidal barriers, dam, reservoirs, levees or dikes. Typically flood control structures are located perpendicular to a stream and within the stream buffer." d. LID Standards: The use of the below LID techniques is required and is to be determined from an entire site development perspective by the engineer of record for the project . The design and integration of the below LID techniques shall promote the health, safety, and general welfare of the community and shall be designed to work in a complimentary fashion with the dra i nage plan for the proposed development. The LID techniques are required within the municipal limits of the City of Fairhope and the planning jurisdiction of the City of Fairhope based on the rain events experienced in the area , geology, slopes, and other natural features . The design engineer is encouraged to submit additional LID based techniques to be utilized in the proposed development. At a minimum the use of 10 (ten) of the below LID techniques is required in any and all proposed developments where the storm water regulations apply. The design engineer shall rely on verifiable professional engineering judgment on which LID techniques to deploy in each proposed development based on the particular characteristics of the 42 subject property. A proposed development may use more than 10 (ten) LID techn iques as appropriate . If a project, due to the natural characte r istics of the property, cannot successfully implement 10 (ten) of the LID techniques below the applicant may submit a waiver request for consideration . The waiver request shall be submitt ed at the time of the application and provide verifiable engineering documentation that 10 (ten) LID techniques cannot be used . The City shall have the right, but not the obligation, to engage such third -party engineers, consultants and other professionals as necessary and appropriate to advise the City as to whether a particular application complies with and is otherwise in concert with this subsect ion 10 (a "Third Party Professional "). In the event the City engages a Third-Party Professional in connection with a pa rticular application, the City will forward all application materials to the Third -Party Professional along with a request for a cost estimate from the Third Party Pro f essional for his/her role in the review of such application. Upon pre se nta tion by the Third-Party Professional of a cost estimate to the City, the City shall provide same to the applicant, and the applicant shall deposit w ith the City a cash sum equa l in amount to the cost estimate of the Third -Party Professional (the "Cash Deposit"). U pon completion of all work by the Third Party Professional relative to such applicatio n an d pay ment by the City of all fees and expenses of the Third-Party Professional from the Cash Deposit, if any portion of the Cash Deposit remains, the City shall refund it to t he applicant . If the Cash Deposit is insufficient to pay the fees and costs of the Third -Party Professional, the applicant shall immediately remit to the City such funds as are ne cessa ry to make up any shortfall. The Thi rd -Party Profe ssional shall submit a finding repo rt t o the City Planning Depa rtment. The City Planning Department shall forward a copy of the finding to the applican t or the appli can t's agent. The City Planning Department shall include, as part of the app lication m ateria ls to the Planning Commission a recommendation regarding the waiver . The Planning Comm iss io n shall con sider the waiver, the applicant's documentation, and Third Part Professional fi ndi ng and Ci t y Planning Department recommendation and make a final determinatio n as t o the waiver request . The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision : (1 .) Wet Basins: The City finds the potential benefits of wet basins are, among other items, allowing sedimenta t ion to fall out stormwater, attenuating flows, assisting in evapotranspiration, and improving the stormwater quality . Special design considerations are : groundwater elevations, large surface areas are encouraged, special attention should be given in pervious soil , surface area of the basin should take into account nutrient loading from lawns for example in order to treat and improve stormwater quality to the maximum extent possible, ensuring that an adequate base flow is provided to maintain water levels, they are not recommended to be constructed in an in-line facil ity, utilize low slopes, the use of forbays are recommended , 43 upstream and downstream areas shall be considered in the design in accordance with Fairhope standards. Recommended characteristics are: The approach slopes should be 4:1 or less around the perimeter, side slopes 3:1 or less (below the water level, beyond the safety bench), safety bench just below water elevation (4' wide, 6"-12" deep), energy is dissipated prior to entering the basin , can be excavated below the ground surface. (2.) Rain Gardens: The City finds the potential benefits of rain gardens are, among other items, small scale flow attenuation, i nfiltration, limited evapotranspiration, allowing sediments to be trapped , and water quality treatment. Special design considerations are: Typically smaller areas and drainage areas are used for rain garden design, special attention should be given in pervious soils, recommended for use in hydrologic soil groups A and B, not recommended in high swell soils. Recommen ded characteristics are: Small scale and frequ ent use in drainage areas, the choice of landscaping materials, soil mix, and other characteristics are crucial to the success of a rain garden. Rain gardens can be highly visible and utilized as a visual amenity in a proposed development. (3.) Permeable Pavement Systems : The City finds the potential benefits of permeable pavement systems are, among other items, flow attenuation, infiltration, and filtration of storm water. There are many products and strategies that can be utiUze d, and the City is open to the use of varied products in accordance with manufacture recommendations. Consultation with the city prior to design of the product to be utilized is suggested. Special design consideration are: Use in areas with hydrologic soil groups A and B, special attention should be given in pervious conditions, not recomm ended in areas with high swell soils, ground water tables should not impact the ability of water to infiltrate, the technique works best in low slopes. (4.) Sand Filter: The City finds that the potential benefits of sand filters are, among other items, flow attenuation, infiltration, reducing sedimentation, and providing filtration of storm water. Special design considerations are: Bes t used in small drainage areas, special attention should be given in pervious soils, recommended use in areas with soils with good permeability in hydrological so il groups A and B, not recommended in high swell so ils . 44 (5.) Grass Swales: The City finds that the potential benefits of grass swales are, among other items, in stra i ning stormwater, providing limited quality treatments, while providing some moderate flow attenuation. Special design considerations are: Typically work best in smaller drainage areas where volumes are reduced , special consideration should be given in pervious soils, not recommended with high swell soils, should have low slopes, adjacent areas and layout should be considered in the design. Suggested characteristics where topography, soils, and slope permit vegetated open channels and spaces sh ou ld be considered as a significant or a primary means of stormwater co nve yance. (6.) Grass Buffers: The City finds tha t the potential benefits of grass buffers are, among other items, in straining stormwater, p roviding limited quality treatments, wh i le providing some moderate flo w attenuation . Special design considerations are: Typically work best i n smaller drainage areas where volumes are reduced, special consideration should be given in pervious soi l s, not recommended with high swell soils, sho u ld have low slopes, adjacent areas and layout should be considered in the design . Suggested chara cteristics where topography, soils, and slope permit vegetated open channels and sp aces should be considered as a significant or a primary means of stormwat er co nv eyance. (7.) Constructed wetland ch annels or wetlands: The City finds that the potential benefits of constructed we tl and channels or wetlands are, among other items, flow attenuation, buffering of flooding events, evapotranspiration, sedimentation, and treatment of stormwater quality. Special design considerations are: Not recommended in high swell soils, low slope, forebay is recommended, primary benefit of pollutant removal, not volume reduction, adjacent areas should be considered in the design. (8.) Step Pool Stormwater Conveyance Structures: The City finds that a step pool stormwater conveyance structure may attenuate stormwater flows, provides evapotranspiration, reduce sediment transport, and water quality treatment. Special design considerations are: Not recommended in high swell soils . Adjacent a_reas should be taken into consideration in order to ensure long term viability of step pool structures and adjacent erosion. (9.) In -line stormwater storage: The City finds that in-line storage may provide for attenuation and limits sedimentation. 45 Special design cons ide r ations are: Designed to be self-cleaning whe r e possible or suitable clean out access is provided and designed into the system, designed to surcharge non-sensitive areas with no flooding in parking lots, structures, o r other typically occup ied spaces. (10 .) Site design for hab itat, wetland, and water body conservation : The City finds that site design that incorporates the natural features of the property can help to minimize erosion and reduce stress on natural water conveyance and attenuation systems by preserving a natural vegetated state of native plants , water courses, and flood prone areas . Suggested chara cteristics are : The techn ique may be used in conjunction with the City 's planned unit development or village subdivision processes to propose alternative street layouts and design so that impervious areas and other improvements are sited with due regard to the natural elements of the property . Special design consider ation s: To cons ider adjacent areas in the design since important natural fea t ure s tha t utilize this LID technique often extend past property lines or the pha ses of proposed development. {11.) Restoration of Habitat or Wetlan d s and Water Bodies : The city finds that the restoration of habitat or wetla nd and water bodies can be produ ctive to improve the environment by mi nimi zing erosion and reducing stress on n_atural water conveyance and atten uation systems by preserving a natura l vegetated state of native plants , water courses, and flood prone areas. Su gges t ed characte ristics are : This techn ique may be used in conjunction with the City's pla nn e d u nit development or village subdivision processes to propose alternative street layouts and design so that impervious areas and other improvements are sited with due regard to the na t ural elements of the property . Use only native plants in the development process and take special consider ati on to restore portions of the site to predevelopment native ecological communities, water bodies or wetlands with more than 10% of the development footprint. Special design considerations: To consider adjacent areas in the design since important natural features that utilize th is LID technique often extend past property lines or the phases of proposed development (12 .) Greenways : The City finds that greenways provide for beneficial use of LID for potentially active and passive recreation opportunities and wildlife corridors . This techn ique allows for the creative integration into a development proposal that is frequently linked with other natural or recreation systems that extend past the property lines of the proposed development. 46 Suggested characteristics: Typically greenways are easier to i ntegrate into a development proposal on larger acreage s. They are frequently utili zed as linear parks and often i nclude sensitive wetland areas, steep slopes, gullies or other natural land forms, creeks, and unique wildlife habitat for protected species. (13.) Restoring Channel Morphology and Natural Function : The City fi nds that restoring channe l morphology and natural function provides for flow attenuation, infiltration, and reduces sedimentation. Specia l considerations are: Typically works most effectively in larger development proposa ls where a substantial linear footage of channel can be restored. It is important to consider the upstream and downstream current and future characteristics so conversation of land use in accounted for in the design . (14.) Bio-Retention: The City finds that bio-re tentio n provides for flow attenuation, infiltration, limited evapotranspiration, reduced sedimentation, and storm water quality treatment. Suggested characteristics are : To be used as both a stormwater and aesthetic feature frequently throughout developments. Special attention should be given to plant and ground cover considerations given the volume and duration of the desi g ned stormwater. Special design considerations are : Typ ica lly work best in small drainage areas with frequent use and distribution, special attention is required in pervious soi l s and should be used in areas with high permeable soi ls (hydro logic soils groups A and B), not recommended in high swell soils. (15.) Leve l Spreader: The City finds that level spreaders can be an effective too l to even ly distribute flows and return volumes and velocity to a predevelopment distribution pattern. There are limited stormwater straining and water qua lity improvements. Suggested characteristics are: Level spreaders are intended to work in a complimentary fashion w i th other LID techniques such as, but not lim ited to, sand filters and grass buffers. Specia l design considerations are: Typically l evel spreaders are used downstream of an outfall and have a low slope with stab ili zed and vegetated buffers both up and downstream . They typicall y are installed a suitabl e distance from the property line (30'-35' is suggested) so that flow energy is diss ipated, and predevelopment sheet flow characteristics are generated. Special consideration shou ld be given in areas with highly erodible soi l s. Should any section, paragraph, sentence, clause or phra se of this Resolut io n, or its application to any person or circumstance, be declared unconstitutional or otherwise 47 invalid for any reason, or should any portion of this ord i nance be pre -empted by state or federal law or regulation, such decision or pre-exemption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances . 48 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT. BMP # 2: Zoning Ordinance: available on line for the public to view . Construction , development and re-development standards for stormwater are listed here . Responsible Department: Planning and Zoning Department (Director) a. Stormwater Management Standards: www.cofairhope .com/departments/planning-and -building/publications -and -forms b. Pervious Paving: Fo r projects requiring more than 8 parking spaces, a 25% minimum pervious paving material requirement is written into the Zoning Ordinance (January 2012) c. LID Component: This language was added in October 2015 : Compact Car Parking Requirement : Compact car parking spaces shall be a minimum of 30 % of the required parking spaces and no more than a maximum of 40 % of the required parking spaces . Compact car spaces shall be grouped together to the gre ates t exte nt possible . Compact car spaces shall be designated by paint at the entran ce of the parking stall. Parking Dimension and Size: 1) Standard parking lot dimensions 2) Compa ct ca r parking dimensions width depth 90 °angl e 8' 15' 60 °angle 8' 16 .8' 45°angle 8' 16.5' Low Impact Develop ment (LID) Par kin g Requirements Landscaping is required fo r all parking lots . The interior parking lot landscaping requirements shall use LID techniques and be designed by an Alabama licensed Professional Engineer and an Alabama licensed Landscape Architect or designer. The following LID techniques shall be used in the interior of all parking lots containing 12 or more parking spaces . The LID parking requirement landscape plan will be reviewed in accordance with the Tree Ordinance . Any landscaping plan submitted in accordance with this subsection shall include te chnique 5 below and at least one of the other following techniques : 1) First Flush Treatment: The LID landscaping design shall be sized appropriately to treat the first one inch of runoff into the receiving parking lot LID area . 2) Bio-retention . 3) Rain Garden . 4) Vegetated Swale. 5) Permeable Pavement Systems : Permeable pavement systems are a required LID technique. 100% of parking provided over and above the minimum parking 49 requirements shall be permeable pavement systems. Typical systems are brick pavers, pervious asphalt, and pervious concrete. Other systems may be approved if the design engineer provides adequate documentation that demonstrates the proposed technique is equally or more effective that the typical permeable systems listed. Approval of a proposed technique is at the sole discretion of the City during the permitti ng process. 6) Tree and Ground Cover Plantings: When trees are required in a parking lot by the Tree Ordinance they shall be included and integrated into the LID design. Species shall be as approved by the City Horticulturist and must be suggested by the landscape architect or designer. There sha ll be no bare ground exposed and all ground cover proposed shall be integral to the success of LID techniques. All ground cover shall be as approved by the City Horticulturist and must be suggested by the landscape architect or designer. Bioretention: This technique removes pollutants in stormwater runoff through adsorption, filtration, sedimentation, volatilization, ion exc hange, and biological decomposition. A Bioretention Cell (BRC) is a depression in the landscape that captures and stores runoff for a short time, while providing habitat for native vegetation that is both flood and drought tolerant. BRCs are stormwater control measures (SCMs) that are similar to the homeowner practice, of in stalling rain gardens, with the exception that BRCs have an underlying specialized soil media and are designed to meet a desired stormwater quantity treatment storage volume. Peak runoff rates and runoff volumes can be reduced, and groundwater can be recharged when bioretention is located in an area with the appropriate soil conditions to provide infi ltration. Bioretention is normally designed for the water quality or "first flush" event, typically the first 1" -1.5" of rainfall, to treat stormwater pollutants. Vegetated Swale: is a shal low, open-channel stabilized with grass or other herbaceous vegetation designed to filter pollutants and convey stormwater. Swales are applicable along roadsides, in parking lots, residential subdivisions, commercial developments, and are well suited to sing l e-family residential and campus type developments. Water quality swales are designed to meet sheer stress targets for the design storm, may be characterized as wet or dry swales, may contain amended soils to infiltrate stormwater runoff, and are generally p lanted with turf grass or other herbaceous vegetation . First Flush: This is the given volume of water generated in the drainage area from the first 1" to 1.5" of rainfall. Rain Garden: a sha ll ow depression in a landscape that captures water and holds it for a short period of time to allow for infiltration, filtration of pollutants, habitat for native plants, and effective stormwater treatment for small-sca le residential or commercial drainage areas. Rain gardens use native plants, mulch, and soi l to clean up runoff. 50 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT. BMP # 3: Pervious Paving material is used in City projects where applicable. Past projects include sidewalks at Boothe Road Extension, Fairhope Police Station, Bancroft Avenue sidewalk, the Volanta sidewalk, Knoll Park, and Faulkner Community College Campus . Responsible Department: Public Works (Director); Director of Operations BMP # 4: City Storm Water Projects: The City of Fairhope Publi c Works Department completes seve ral storm water projects annually. Projects include bioretention and storm water fa cility installation and maintenance (on City property), pervious sidewalk installation (on City right of way), bluff stabilization and repair (on City property) and drainage improvements on City right of way. Responsible Department: Public Works (Director}; Director of Operations BMP # 5: Storm Water Facility Inspection Requirement As per the Operation and Maintenance (0 & M) plan within the Subdivision Regulations, the City of Fairhope Planning Depa rtment property owners are required to conform to the three year storm water inspection requirement for respective storm water faci lities. This requirement is for subdivision storm water facilities, installed, effective in 2007. For more information, refer to City of Fairhope Subdivision Regulations, Article V, Section F, 3.(a)(3). Responsible Department: Planning and Zoning Department (City Planner) Pictured: Pointe Place II subdivision LID storm water facility 51 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT. BMP # 6: Rain Barrel Workshop: The City of Fairhope, in conjunction with the National Estuary Program and other municipalities, hosts, advertises for, and/or co-sponsors a rain barrel workshop annually . The workshop usually accommodates up to 24 people. The minimum charge to participants, collected by the NEP, covers the cost of the materials used. Education focuses on how to capture and reuse rain on your property, and how this action reduces erosion of property, while provid i ng a valuable resource. Participant leaves with a completed and ready-to-use rain barrel. Responsible Department: Planning and Zoning Department (Code Enforcement) BMP # 7: Creek/ Shoreline Assessment by Kayak: The Planning Department staff conducts a creek or shoreline assessment {by kayak) annually, of a portion of the City of Fairhope MS4 area. Assessed shoreline area will change every year according to suspected projects, outfalls due for assess ment and/or other considerations. Target items are negative impacts of drainage, ero sion and sedimentation (manmade or otherwise), and drain pipes dumping into the body o f water (pri v ately owned and city owned pipes/conveyance systems/outfalls). Responsible Department: Planning and Zon i ng Depa rtment (Code Enforcement) BMP #8: Standard Courtesy Letter to Property Owners : In 2012, the Pla nning Department, in conjunction with the Public Works Department, developed a standard letter to be sent t o p roperty owners (including Property Owners Associations) of potentially non-compliant or failing storm water facilities (detention ponds, etc.). This has proven to be an effective means of notifying property owners of downstream impacts, and potentia l liability issues, especially with subdivisions built prior to 2007 (which are exempt from t he O & M plan requirement). BMP #9: Annual Post Construction BMPs (storm water ponds installed as of January 1, 2013, per discussions with ADEM). As per MS4 "Post Construction " requirement for City to "perform or require the performance of post construction inspections at a minim um of once per year to confirm that post-construction BMPs are functioning as designed", City is in-house assessing those applicable storm water ponds indicated as per the Storm Water Outfall Inventory. This is a non-engineered inspection , over and above the dry weather screening requirem e nt, begun in 2017 to look for eroded and degraded area s in the outfa ll s and slopes, overgrowth of the pond, e xcessive vegetation, stagnant water/ mosquito breeding potential. A check list will be used for gu idance. Critical deficiencies found during assessment will b e reported to the Public Works Department for repair, or if private ly owned, a courtesy letter will be sent to the property owner/ HOA/ POA requesting furthe r asses sment and/ or r e pair. Schedule for 2018 is below. Responsible Department: Planning and Zoning Department (Code Enforcement); Publ ic Works Department {Director) 52 POST CONSTRUCTION STORM WATER MANAGEMENT, CONT City of Fairhope Post Construction BMPs 2013 -to date ~subdi vi sion ponds / sto:rm water faci li ties Annual ln .spection Sh eet: for Year :1018 j D e12/31/201s)I Subdivision Pll'Ji!,J Waters-hed Subdivision Case !# Inspected by /Date ~~.gJfil'.<_q,e~ 353010 (£-9.XI.R.~-SD 14-Dl Cree k) 1Noodla ,•m Ph ase 2 364392 lGR ~'Y'P:~.O.. CreE-k) SD 15.30 Vloodla ,•m Ph ase 3 Vil las @ Po i nt Cle:1r 356308 [Po i nt Clear SD 14.05 Court) St ,:me Cn,,ek Vi lla~ P'ond 1 360~-70 LCa;\m&ll Cree-k) SD 15.07 Storie Creet 'v'i ll as P:oncl 2 SD 15 .□7 A~alea @ the Colonv 369302 fCo~<;fl Cr ee-k) SD 15.20 F,.i,n;.~9rn',;'J N arro,.vl eaf) 362566 (J:;:Q\'JJ}<;;'fl Cr eek) :SD15 _2-1 .EJ.t€!V.,~{O y-.< & Forti.me 362595 ~~~ Cree,k) SD 15.2 1 Dr.) EiJ.!!JDQOJ.~,•Pha~e 3 ·so 16.26 Fo x Holl o•,v Poin te Pla ,~e II 366790 (Po i nt Clear SD 15.13 Creek) Nat u:re':s: Tra·il 357640 l(.;Q:\'./R<;>.(l Cr-eek ) SD 14.1 6 Old B-=ttl es IJi lOage Phase 2 Old B-Bttl es Vi ll age Phase 3 South Town Pointe Soccer Fie ld l Man ley Rd . . t..irport Po nd off CR. 13 ► Measurab le Goals : 1. One Year Goal: Rain Barrel Workshop Responsible Department: Planning Department Corrective action neede~*y/n Goal: Facilitate community event: hands on workshop related to post- construction storm water education (such as a Rain Barrel Workshop) Due:Decembe r 2018 2. One Year Goal: Creek/Shoreline Assessment by Kayak Responsible Department: Planning Department Goal: Conduct creek or shoreline assessment via kayak to look for pipes, 53 pollutants or sediment discharging into the creek or shoreline, and obstructions in the creek or shoreline. Due: December 2018 Pictured: Kayak shoreline assessment, September 2017 7.0 MINIMUM CONTROL MEASURE# 5: POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS ► Requirements : Develop and implement a program that will prevent or reduce the discharge of pollutants in storm wa ter run -off from municipal activities to the ma xi mum extent practicable. The program elements shall include, at a minimum, the follow: An inventory of all municipal facilities that have the potential to discharge pollutants via storm water run -off.; Strategies for implementation of BMPs to reduce litter, floatabl es and debris from entering th e MS4 and evaluation of those BMPs annually (including a plan to remove litter, floatabl e and debris material from the MS4); SOP for municipal activities; program for inspecting municipal facilities for good housekeeping practices; a training program for municipal staff. More details on these requirements can be found in the general permit. ► Responsible Persons: Planning and Zoning Department; Building Department; Public Works Department; Golf Course; Recreation Department; Gas Department; Water and Sewer Department; Electric Department; Police Department; Fire Departme nt; Mechanic Shop; City Hall; Directo r of Operations; Community Development ► Rationale Statement: The City of Fairhope has many departments withi n its own authority. Those operated by Public Works are noted, City facilities include: • M ec hanic Shop (AL0000324764) • Waste Water Treatment Plant (AL0020842) 54 • C & D Landfi ll (02-07) *Public Works • Golf Course (Q uail Creek) • Recreation Depa rtme nt • Gas Department • Wa t er and Sewer Department • Electric Department • Public Works Department *P ubli c Works • Recycle Fa ci lity *P ublic Works • Greenhouse (Nichols Avenue) *P ublic Wo rks • Police Department • Vo lun tee r Fir e Department • City Hall/ Civic Center • The Haven (A nim al Shelte r) • City Marinas: Sea Cliff Dri ve and Pier POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS, CONT. All department heads/ directors are r esponsible for pollution prevention/ good housekeeping in each re spective department. Th i s is implemented through weekly or monthly staff meetin gs an d training. Th e Publ ic Works Department Environmental Office r and the Planning Dep artment Code Enforcement Officer periodically monitor the Public Wo r ks fac ility and maintenance/ shop areas, to ensure comp li ance with the City of Fai rh ope IDDE program . Any inefficiencies are reported to the Department Director. If not resolved withi n a timely ma nn er, in efficiencies are reported to the Mayor for resolution . Th e City of Fai rhope provides g arbage, trash and recycling pickup week ly (ga rba ge twice weekly), and thi s aids in keeping our sto rm drains clean . Dail y street sweeping operations also remove debris from street s and storm drain s. These City faci lities operate under a separate ADEM Permit: 1 . M echanic Shop, 560 South Sectio n Street (AL0000324764) 2. Waste Water Tr eatm ent Plant, 300 N. Chu rch St reet (AL0020842) 3. C & D Landfi ll , 555 So ut h Section Street (A L 02 -07) ► BMPs / Mechanisms for compliance of pollution prevention / good housekeeping: 1. Employee Meetings 2. Certified Pesticide Ap plicators 3. Waste M anagement Program (Garbage, Tra sh, Recycling, HH W) 4. Street Sweeper 5 . Storm Wate r Project work by City Emp loyees 6. Field Guide for Erosion and Sediment Control on Construction Sites in Alabama, by Alabama Soi l and Wate r Co nservat ion Committee and Partners 7. Dedicated Wash Racks for Ve hi cles 8. SOP for Municipal Activities 55 POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS, CONTINUED: BMP # 1: Employee Meetings: Employee meetings are held in most departments monthly (and in some cases week ly), and house keeping items are addressed throughout the year. BMP # 2: Certified Pesticide Applicators: Pesticide, herbicide and fertilizer application is oversee n by certified applicators, in the Public Works and Golf Course. Three employees within the City of Fairhope are certi fied through the State of Alabama Department of Agriculture and Indu stries as certified pesticide applicators. Thi s specialized training ensures that pesticide, herbicide and fertilizer app lication on City property is done in accordance with manufacturer's recommendations in the most environmentally friendly method possible. Applicator license (3 year) certifications include : a. Public Works, Lands cape Supervisor b. Parks and Recreation Director c. Golf Course Grounds Supervisor BMP # 3: Waste Management Program: Garbage, Trash and Recycling Pickup: Recycling is picked up weekly, curbs ide for r es idents and commercial bus ine sses. Based on recent years averages, about 1,500 tons of material are recycled annually (paper, cardboard, glass, plastic, and meta ls). Ya rd waste is picked weekly from re sidents, and placed in the City yard waste pile (at 555 South Section Street) for mulching, grinding or land reclamation efforts. Based on recent years' averages, about 30,000 cubic yards of yard waste (organic) material are removed annually from residential right of ways, contributing to keeping the storm drains clear from debris. Garbage pickup is offered two times per week for residents, and up to five times per week for commercial businesses. Ba sed on recent years' averages, about 9,000 tons of ga rba ge are removed and disposed of in the Magnolia Springs landfill. There is a drop off site at the Public Works facility for ga rba ge, trash, HHW and recycling. Recycling Facility/ HHW: Th e Environmental Officer (Public Works) is re sponsible for overseeing these areas are kept clean, and ensures there is no illicit discharge from these activities. Tires, HHW chemicals, motor oils, electron i cs and anything that could contribute to an illicit discharge is kept covered, to the maximum extent practical. Residents and businesses are encouraged to recycle . Mechanisms for education include: 1. 2. 3. 4. 5. Mobile Area Earth Day; E-waste recycling event (April) Ame rica Recycles Day; E-waste recyc ling event (November) City website (www.cofairhope .com) Recycling Committee BMP # 4: Street Sweeper: The City of Fairhope Public Works Department owns two street sweepers. Streets are swept daily in the downtown area, remov ing se diment and debris from the road ways, and storm drains. Other main streets in the City of Fai rh ope are swept week ly. 56 POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS, CONTINUED: BMP # 5: Project work by City Employees: City departments are required to pull City of Fairhope construction/ land disturbance permits (as well as any necessary State and Federal permits) for planned projects; City projects are held to the same standards as other projects . The Code Enforcement Officer (Planning Department) and the Building Inspectors (Building Department) ensure that erosion and sediment control on construction projects are done in accordance with City of Fairhope BMP standards (which follow the Alabama Handbook). City of Fairhope crew leaders of right of way and utility work are given the Field Guide for Erosion and Sediment Control on Construction Sites in Alabama as a reference tool. BMP # 6: Field Guide For Erosion and Sediment Control on Construction Sites in Alabama, by the Alabama Soil and Water Conservation Committee and Partners, is a pocket size pamphlet available to contractors and other permittees on request. Available in the Building Department. Pictured: Pocket "Held Guide" BMP # 7: Dedicated Wash Racks: Vehicle/ Equipment Washing: Employees in all departments within the City are instructed to wash vehicles and equipment only in designated areas , whi ch are connected to the City of Fairhope Waste Water Treatment plant. The City currently has seven (7) designated wash rack facilities, which discharge into the Waste Water Treatment plant, within its operation. Wash rack facilities include the main wash rack at Public Works (555 South Section Street), the Transfer Station at Public Works, Founders Park Maintenance Barn (Founders Park, Hwy . 44), and car wash facilities at the Police Department (107 North Section Street) and Fire Stations. Fire Station addresses are: Station #1-198 S. Ingleside Drive; Station #2-19875 Thompson Hall Road; and Station #3-8600 Highway 32 (Airport). Director or department head of each department is responsible for overseeing the proper washing of vehicles and equipment in his / her respective department. The Public Works Department has a "Tire Rinse" only station (open grate drain) for the rinsing of mud and sediment from bull dozer tracks and equipment tires . This grate drain has a sediment removal basin, which is cleaned out annually by the Public Works Department. There is signage at this basin stating this is for "Tire Rinsing Only". Vehicles are not allowed to be washed off here, since this drains directly to Tatumville Gully. 57 POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS, CONTINUED: BMP # 8: SOP For Municipal Activities: In 2016, Publ ic Works created a Standard Operatin g Pro cedure for their activiti es : City of Fairhope, Alabama Date: 10/18/16 Public Works Department General employee expectations: Al l public works em ployees attend annua l train i ng sem i nars on o ur MS4 program, the goals set for t h in the program , and the process i n pla ce to control se dimen t runoff. Our employees are the 'eyes' of the city and we great ly rely on them to bring items to the attention of the supe rvisor or environmenta l protection officer. I Landfill Operations/ Sanitation Services 1. Equipment Wash ing: a. All Garbage trucks ore washed or rinsed after each days use . b. Sanitation Wash Ra ck is maintained by t he city for all city vehi cle s. c. Hot water pressure was h provided through a gas heating element and pump is utilized . d. Wash rack drains th roug h a grated filter wh ich is t ied i nto th e city sewer system. e. Wash rack and grated fi lte r is cl ea ned dai ly to remove any particulate debris . A secondary m ud wash is located in the landfi ll yard. It features a fire hose for rinsing mud off of vehicles and drains th ro ugh a filter which contains t he dirt and particulates . f. Mud filter is checked week ly and cle aned as neede d. 2. Land-fill Household Hazardous Wasle Handling and Storage : a. Household Hazardous Waste (H HW) is accepted at the city landfill. b . City residents cah b ri ng in items for disposal and must be screened at t he guard shack by the gate attendant before proceeding to the d ro p off a rea. Th e gate attendan t is trained to r ev iew all items to ensure t hat no p roh i bited items suc h as gasoline or propane cy lin ders are depos i ted. c. All HHW is conta i ned an d stored up on the trans fer station. Items in cl ude paint, (o il based and latex), pa int thinners and varn i shes, motor oil s, cook ing oil, hou seho ld insectic ides, bleach, fluorescen t bulbs, batter ies, and electronics . d . Items are dropped off and then re poured in to empty 55 gallon drums by classifi cation . These drums are sealed and stored inside the cove red tran sfer station on the concrete slab prior to pick up wh ich occ urs quarterly or as needed. e . Any spillage is conta ine d by plastic liners under t he drums, and any overflow would be captured by t he bui lt in drainage system wh ich is fully captured by the city sewage system. 58 3. Tires: a. Residents are allowed to bring In tires and are charged a nominal fee . b. Tires are store d in a covered shed before being loaded into conta iner boxes or box vans and hau led off to a cer tified processing faci lity. 4. Landfi ll Housekeeping: a. litter control is mainta ined daily and week ly by wa lk through insp_ctions by t he certified landfill operator(s). b. Li tter collecti on is ma inta ined by work parties (inmates) co ll ect ing mi splaced deb ris and litter week ly. c. All Public Wor ks employees are tasked wi th the general responsibil ity to pic k up and collect any litter seen in or around the land fill itself. II Pub lic Works Strei:ts Street sweeping cons t itutes the ma jor th rust toward keeping so lid debris from enter ing the City 's storm water dra inage system, along with solid waste collection during tras h pick-up times. To help keep ou r st reet s clean and reduce the am ount of po lluted storm water runof f from en tering our waterways, the City operates two street swe epers . Th e sweepers have a fixed ro ut e and schedu le. 1. Pub lic Works sweeping plan: a. Do wntow n an d beach areas are swept th ree times a week; Monday, Wednesday and Friday b. All subd ivision and streets bu ilt since 1995 are swept once a year between May and October or as needed . They shou ld stay on thi s sch edu le until st reet tre es reach a height of twenty foot c. When stree t trees planted closer than 70 foot apart and or rea ch a he ight of twenty foot or large r, streets inside subdivisions shal l be swept every six weeks betw een Novembe r and April. The same streets shall be swept once between Apri l and Nove111ber or as needed . d. In the Fruit and nut, North Mo bile area, Bon Secour area, Co lonia l acres, Dogwood , Az alea, Wisteria, Sea Cliff, City owned right of way in Mont rose, and other heav ily forest ed areas; st reets are swep t every two weeks bet wee n Mid -February and Mid-April or dur ing the Live Oak leaf seaso1 drop. These -a reas are swept monthly it1 Novernber, December and January and once between November and .6.pr il or as needed . e. The sweeper dumps litter after sweeping on the city of Fai rhope solid was te transfer station for disposal into a so lid waste land fil l. 59 2. Public Works Street Materials : Public Works designed a sto r m water management plan for the laydown yard . The site has a split drainage plan over the top, creat i ng water flow that is channeled beh i nd the city greenhouses to the North. The Northern channe l is captured in underground storage pipes behind the greenhouses . The southern watershed is diverted to the retention pond East of the city warehouse . a. Fa i rhope Public Works maintains the following materials in the Public Works yard : Street rock is maintained in piles in different areas of the Public Works yard. The materials are left openly accessible for vehicles to load and unload . The materia l s are placed in such a way as not to wash out during heavy rain storms. Due to the nature of the materials it is not considered a potential contaminant for storm water. b. Concrete pipe, brick and masonry block are stored in different locations and are not considered hazardous to storm water. c. Streets and Construct i on : During Public Works streets and construction projects along right of way, personnel use BMP plans that call for wattles, hay bales and silt fencing . The plan may be submitted for approval by the build i ng department on large projects. When this pl an is subm itted, it triggers regular inspections from the environmental officer. After any right of way project is complete, sod or hay mat is installed to prevent erosion . The supervisor for the project is responsible for compliance . Ill. Landscape Operations 1. Debris Removal: A. Generation of organic landscape debris is handled according to city policy: • Crews stack debris to facilitate pick up by city trash trucks or by landscape trailers. • Stumps are ground down and picked up the same as regular debris . • All debris from trimming and pruning are hauled off daily to city mulch field. • City mulch f i el d is area located on the landfill grounds where vegetative debris are deposited, pushed and spread out, covered with dirt and compacted . • Only organic vegetative debris is allowed to be placed here. B. Roadside litter is collected 5 days per wee k on the same schedu l e as mowing, bush hogg i ng, and arm mowing. Dedicated employee rides along the routes and collects any litter present before the ar ea is mowed. 2. Applications of Pesticides and Fertilizers follow the State of Ala b ama rules and regulations: A. All pesticides and chemical fertilizers ar e stored in original marked conta i ners . B. All chemical containers are kept in a locked storage area . C. Use is monitored by trained and certified employees for approved application procedures . D. A l l empty containers are triple rinsed when empty. E. Disposa l of all washed and emptied containers is in the city c&d landfill. F. Any spillage or overages are contained and submitted into the city hazardous household waste facility, stored in 55 gallon drums, and turned over to an industri al chemical disposal company for destruction . 60 POLLUTION PREVENTION/ GOOD HOUSEKEEPING FOR MUNICIPAL OPERATIONS, CONTINUED: ► Measurable Goals One Year Goals: 1. Good Housekeeping/ Pollution Prevention memo for all departments Responsible Department: Planning and Zoning Department Goal: Create and send out a memo to all departments, reminding employees of good housekeeping or pollution control practices (Planning Director) Due : December 2018 2. Dry Weather Screening of Public Works Facility Responsible Department: Public Works Goal: Conduct dry weather screening of the facility at 555 South Section Street, to ensure rinsing activities are in designa t ed areas; recycle and drop off materials are properly managed and covered; and to ensure Public Works activities are not contributing to illicit discharges. (P ublic Works Dept. Environmental Officer) Due: December 2018 3. Recertify Pesticide Applicator's License #13550 Responsible Party: Golf Course Superviso r Goal: Renew Commercial Applicator's License Due:December2018 Two to Five Yea r Goal: 1. Recertify Pesticide Applicator's License #13571 Respo nsible Party: Public Works Landscape Supervisor Goal : Renew Commercial Applicator's License Du e: Janu ary 2019 2 . Recertify Commercia l Pesticide Applicators License #13268 Responsible Party: Parks and Recreation Director Goal: Rene w Commercial applicator's license Due: Novem ber 2019 Pictured: Tatumville Gully 61 Prepared By: J. Buford King -Planner Project Name: Community Bank Project Type: Zoning Change Planned Unit Development (PUD) Amendment Zoning District: PUD -Planned Unit Development Owner: Community Bank National Association Site Data Number of lots: 1 Total Acreage: 1.16 +/- PPIN Number 77195 General Location: Edwards Ave and Greeno Rd School District: Fairhope Elementary, Middle, and Fairhope High Schools Recommendation: Conditional Approval 1 City of Fairhope Planning Commission December 4, 2017 Case: ZC 17.17 Greeno Professional Village ~-------~ a: 0 '.Z /JJ LIi a: ~ Legend .. .,., ... Sub.iect Parcel CITY OF FAIRHOPE ZON ING Zoning ~ TR To ur~t Reson .. R-A ResldenM I /A.Qria,llureOistlid R-3 PGH Pa tJ o/Garden Sngle Fam ily 11111 B-lb Tounst Resort CommerdalSer.-ice Dotna 1111 B-4 Bu sin ess and Pr0feu10n11I Ol!llrici .. r,1-1 light tndu stn al Oi stnct -P-t Pa~ng PUO Planned Un4 Development ZC 17.17 Lot 1, Greeno Professional Village -Dec. 4, 2017 Summary of Request: The applicant is seeking amendment of the Greeno Professional Village Planned Unit Development (PUD}. The purpose of the amendment is to allow the building orientation and parking area orientation reflected in Site Plan Approval request SR 17.03 to be included in lot 1 of the Greeno Professional Village as well as to allow 25'-0" tall light poles also reflected in SR 17 .03 to be allowed in Lot 1 of the Greeno Professional Village. Additional Background Information: The Greeno Professional Village PUD was approved April 8, 2002 via ordinance number 1142. The development requirements of ordinance number 1142 require a site plan review and approval by the Fairhope Planning Commission and the Fairhope City Council before building permits may be issued within the various lots comprising the PUD. Ordinance number 1142 states the following regarding the Site Plan : Site Plan: Attached as 'Exhibit A' is a site plan. The site plan and the development regulations above govern the development of the property. The property must be constructed in substantial conformance with the requirements of this Ordinance. Any substantial deviation as determined by the Planning and Building Department shall constitute a change to the zoning and must be approved by the Planning Commission and Council and shall be processed as a zoning amendment. The applicant has submitted a site plan for review as required by ordinance 1142, case number SR 17.03. An excerpt of Exhibit "A" from ordinance 1142 depicting lots 1 and 2 is depicted below left, and the existing configuration of Lots 1 and 2 is shown below right: The as-built configuration of the access road in the existing PUD as well as the building layout of the structure located in Lot 2 of the existing PUD do not match Exhibit "A" of ordinance 1142. As a result, the orientation of the Community Bank facility to be constructed on Lot 1 as well as the layout of the parking areas of Lot 1 differ from Exhibit "A" and are adjustments required to fit onto Lot 1. The proposed building and parking layout of the Community Bank facility included in case SR 17.03 is depicted below : 2 ZC 17.17 Lot 1, Greeno Professional Village -Dec. 4, 2017 -~L.. I __ l II -\: ./ Site Pl.n The as-constructed access road is located and configured differently than the arrangement shown in Exhibit "A" above. The proposed Community Bank layout shown on the left allows the bank to be located on the existing Lot 1 without reconfiguring the existing access road or affecting the adjoining Lot 2. Existing residential structure Ordinance number 1142 further states the following regarding landscaping and lighting: Landscaping: Shall at a minimum meet City standards there shall also be an 8' tall shadowbox fence at the rear property line of the entire parcel of property. Lighting: The light standards shall be no taller than the fence to be constructed at the rear property line. As stated previously, case number SR 17 .03 has been submitted for site plan review of Lot 1 of the Greeno Professional Village. Included in that site plan review submittal is the electrical site plan for the Community Bank. An excerpt of the electrical site plan is shown below: 3 ZC 17 .17 Lot 1, Greeno Professional Village -Dec. 4, 2017 "\.-: -:;-,.·-,,. :.1 I ;n•.n,:-.. -:· I I. 1· \ ,, t¥f' :. I j I I 0 .. 1/ ., I I I.I I \J '< '<, ·-.,.,. '-..:; \ Ai:-I -(. t.11-Ii: 11 u, .... ~ ELECTR ICAi. SITE PU\tf ,~/ Sdo:1·.ro--0· I ___ _j Light fixture type "SA" indicated with arrows. Fixture "SA" is attached to light poles 25' -0" in height. The light fixtures marked as "SA" in the electrical site plan above include light poles 25'-0" tall. An excerpt of the lighting schedule indicating fixture type "SA" and its pole height is indicated below : 4 ZC 17.17 Lot 1, Greeno Professional Village -Dec . 4, 2017 LIGHT IN G FIXTUR E SC H E DULE TYPE MANUFACTURER PART NUMBER LAMPS MOUNTING REMARKS A BY OWN ER LED PENDANT B LI TH ON IA 21/TL~-46 L-A.DP -EZ 1-lP635 LE D, 39 , IYI F.ECESSED 5,090 LUMEN$ B E LI THON IA 7.VTL<-;SL-~!lP-El 1-LPU35-EL 1 ?L LEO. 39. I YI RECE5Sl:IJ WITH EMERG ENCY 6ATTERY PP.CK. :'>,1)90 LU ijEN> C LITH ON IA 21/TL1-~0L-AOP-EZ 1-LP835 LED. 26 ,4VI RECESSED J,470 LUM DIS CE LI THONIA 2VTL<-30L-~.DP-El 1-LPB35-EL I 4L LED, 26.?VI RECES,EIJ YIITH EM ERGEN CY EATTffi Y PACK. J,470 LU~Eh'S D LI THO NIA 21/TL2 -33 L-ADP-EZ 1-LP835 LEO, 29.S VI RECESSED J.JOO LUi 'Eh'S DE LI TH ON IA 2VTL.2 -33 l -AOP-El t -LP83 5-EL 1 <L LEO. 29.SV/ RECESSED WIT H EMERGENCY l!ATTERY PACK. J,;JOO LIJ~Eh'S F LI TH ON IA 2VTL2-20l-AOP-EZ \-LP835 LED, 17 ,4YI RECESSED 2.000 lU MEHS FE LITH ON IA 2VTL.2 -20L-AOP-E2 i-LP03 5-EL 1 ?L LEO. 17 .4W ~ECESSE!l Y/ITH EI.I ERG ENcY BATTE RY PACK. l,000 l ll l',f)IS G LI THONIA lDN6-40~-l 5-L06AR-LSS-MVOLT-LEO. 20.5W RECESS ED EZ IO l,606 LU~EN5 GE LI TH ON IA lDN6-40K-t 5-L06 All-L5S-MVOLT-LEO, 20.SVI !1EC ES5 E0 WITH EM ERG ENCY BATTERY PACK . EZ IO -EL 11605 UJMEIG H SIGNAL-TECH PRODUCT ID: 5863 LE D SU RFACE "ATM" SIGNAG E MOD EL: TCL7T BG-1 25 J SIGNAL -TECH PRODUCT 10; 5887 LED SU RFAC E "OPEN/C LOS ED" SIGN AGE MODEL: TCL71BGR-IOQ K LI THONIA ZL1N -l•i 6-30DOLY-FST-l,NDLT-J5K LEO. 25W 1,1 COV E -80CR H~H J,4<3 LUMENS K2 LI THON IA ZL1 N-L2•-2500 LI.I-FST -1.IVO LT-3S K LED, HlW IN COVE -60CRl-\\'H ?..Jl5 LU~EIIS SA LI THON IA DSXO LEO-PJ-<DK-BLC-1.tvOIT-SPA-LED. 7 1W POL E POLE~: RSS-25-4a HS-DBLJ(D 6,926 Ltl~EIIS 25' POLE SET eACK J6° fllOl.t CURD SB E LI TH ON IA WST LED-1'2-'\0K-'f,I-I.I VOLT-OELX P-LED, 25W Yl.~LL WITH EM ERGENCY BATTERY PACK. E20'NC .l,5 1, LUMEIG SC LIT HON IA DSXF\ Lill-P l-<OK -HMF-MVO LT-lHK LED. 21W STANC HION -DBLXO 2,5,?5 LUMOIS X LI THON IA LRP -\-RC-120/277-EL N LEI) UNIVERSAL Case ZC 17 .17 seeks to modify the PUD created by ordinance 1142 to allow the 25'-0" tall light poles for fixture "SA" as indicated in the Lighting Fixture Schedule shown above . Comments: The subject property is an "L" shaped lot with its narrowest dimension fronting upon Edwards Avenue . The existing access road crosses the western leg of the "L" shape , sharply curves to the east and then sharply curves to the north and continues north to Gayfer Avenue. No existing structures are in place on the subject property. Lot 2 of the Greeno Professional Village PUD is loca t ed immediately north of subject property and includes the Jade Professional Office Building . The existing access road within the Greeno Professional Village does not include a public right-of-way and the access road is not maintained by the City of Fairhope. The site photos below were taken from the approximate mid-point of the access road in the direction indicate in each photo caption . It is unknown to staff how the Greeno Professional Village's as-built configuration has deviated both in building layout and in the configuration of the access road since the approval of Ordinance 1142 in 2002. Staff researched Case number SR 06-06 (Lot 7, Trustmark Bank), Case number SR 17-01 (Lot 6, Eastern Shore Healthcare Advocacy), Case numbe r SR 03-02 (Lot 4, Centennial Bank), and Case number SR 07 -09 (Lot 2, Jade Professional Office Building) and found no corresponding request for zoning change to modify the building, parking, and access road layout created by Ordinance 1142. Nevertheless, changes of configuration of building layout, parking layout, and access road path have occurred throughout the PUD and affect the layout of Lot 1 as the access road was not constructed in a fashion to allow the angled building layout included in Exhibit "A" of Or dinance 1142. The submitte d bu ild i ng and parking layout included i n SR 17.03 as well as subject application allow Lot 1 to be utilized without re-configuring the existing access road . The subject request for PUD amendment further requests the use of area lighting utilizing 25'-0" light poles, as shown on the electrical site plan above . It is like ly the original intent of Ordinance 1142 was to prevent light po l lution o nto adjoin i ng res id en t ial properties to the grea t est extent practicable by creating a requi r emen t more stringent than that of the City Fairhope Zoning Ordinance . As a result, Ordinance 1142 requires light poles be no 5 ZC 17.17 Lot 1, Greeno Professional Village -Dec. 4, 2017 taller than the 81 shadowbox fence described above . In addition, The City of Fairhope Zoning Ordinance, Article IV, Section B.3. states: Parking lots with 50 or fewer spaces and open area requiring lighting for general purposes shall have light poles that do not exceed 10 feet overall height. Parking lots having more than 50 spaces shall have light poles that do not exceed 20 feet overall height. Lumin ar ie s of a sharp cut off design to shield light source above 72 degrees from vertical and providing 1.0 average maintained foot-candles with the following uniformity ratios: 3:1 average/minimum * (.33 FC minimum), 12:1 maximum/minimum * (4.0 FC maximum) are required in all case s. Public facilities such as lighted ball fields are excluded. A photometric grid shall be furnished by developer at time of building permit application. * ma ximum or minimum foot-candle level at any point lighted area The parking layout in SR17 .03 as well as subject application includes thirty-two (32) parking spaces. The requested 25' tall light poles included in subject application are not only in excess of Ordinance 1142 but also in excess of the City of Fairhope Zoning Ordinance because the parking area of subject application is less than fifty (50) spaces. Further, if the subject property contained 50 spaces or more, the 25' tall light poles would continue to be in excess of the City of Fairhope Zoning Ordinance by five feet . Site Photos: Subject property looking north Subject property looking south 6 Subject property looking southwest Subject property looking east ZC 17.17 Lot 1, Greeno Professional Village -Dec . 4, 2017 School Student Analysis: Site Plan review SR 17.03 does not include any residential facilities on the subject property nor are any residential facilities in place in the existing occupied lots of the Greeno Professional Village PUD. Therefore, School Student Analysis is not applicable to the subject PUD Amendment request. Ordinance 1142 Allowable Uses Uses Permitted: Uses permitted shall be business and professional offices such as lawyers, doctors, banks, insurance, architects, and similar uses. No retail is permitted. Zoning History of Nearby Properties: Case no ZC 06.18 was a request of BES, Inc . on behalf of Bones & Babies, LLC to rezone Tax parcels 05- 46-04-17-1-000-001.000, 05-46-04-17-1-000-001.001, 05-46-04-17-1-000-001.002, 05-46-04-17-1-000- 001.003, 05-46-04-17-1-000-001.004, 05 -46-04-17-1-000-001.00S, and 05-46-04-17-1-000-001.006, generally located on the southwest corner of the intersection of Greeno Road and Gayfer Avenue from R-1 Lowe Density Single Family Residential District to Planned Unit Development (PUD}. The Fairhope City Council adopted the zoning change Case no ZC 17.07 was a request of Robert and Debra Green to rezone parcels 05-46-03 -39 -0-002 - 152 .000, 05 ·46 -03-39-0-002-152 .010, 05-46-03-39-0-002-152 .017, and 05-46-03-39-0-002-152.018, commonly known as Green Nursery from R-1 Low Density Single-Family Residential District to B-2 General Business District. The Green Nursery properties are located at 415 North Greeno Road consisting of approximately 2.6 acres. The City of Fairhope Planning Commission approved the request for zoning change on August 7, 2017. Case no ZC 17.05 was a request of S.E. Civil Engineering, LLC to rezone parcel number 05-46-04-17-1- 000-042.000, located at the northwest corner of the intersection of Edwards Avenue and Greeno Road , from R-1 Low Density Single Family Residential District to B-1 Local Shopping District. The property consists of approximately 0.9 acres and is located at 861 Edwards Avenue. The City of Fairhope Planning Commission denied the request for zoning change on July 3, 2017. Fairhope Comprehensive Plan Guidance The subject property is located approximately 1.2 miles southwest of the HWY 181/Fairhope Avenue Village Node, and 1.3 miles southeast ofthe Greeno Road/Fairhope Avenue Village Node. The subject property does not abut the Village Nodes described above, and given the distance from the Village Nodes to the subject property, there is no conflict of compatibility between the uses . Recommendation: Staff recommends that the rezoning be APPROVED subject to the following conditions: 7 1} The light standards shall be no taller than the fence to be constructed at the rear property line, i.e. the original lighting requirements of ordinance 1142 shall remain in effect. ZC 17.17 Lot 1, Greeno Professional Village -Dec. 4, 2017 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner / Leaseholder Information Name: Co'"""w .... r, RM?~, Co,u;, Phone Number: Q.:h~)_\""\'\-·li~'i Street Address: l,lo"\ v )(\.. ~ wT\~ \I(,~.?{. .. \1\, , a,.Jh . City: J',\i_o>t \ State: ~ ~ Zip: l$<;:~C Applicant/ Agent Information If d lfkr c11t from nhc,vt'. No 1a rucd l,•t l,•r from propt·rly owner is required if n11 ;:igc nl is used for rcprci:c11tm icm . Name: Phone Number: Street Address: City: State: Zip: Page 4 of6 Current Zoning of Property: _\\i __ ·'>-=----e---------------- Proposed Zoning/Use of the Property: ~ ~ Property Address: 'tCQ H -~b ~ • Parcel Number: ~ Property Legal Description: _' ... :fft-_,Mc...::..:....;:_:,---.:__ ______ ~-----.---- Reason for Zoning Change: __._.\~ ....... ~-----~"'~~.___,"-1.,___~..>....C..~~~"'"'M-'-"-'-S-~~"'--~-~=~:'1-'~~~- Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners NO NO within 300 Feet of Above Described Property Attached . NO Character of Improveme nts to the Pr L Zoning F'ee Calculation: Reference: Ordinance 1269 l certify that I am the property owner/leaseholder of the above described property and hereby s ubmit this application to the City for review . •If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall g this a 1ica ti on. Cow.JM.u ~lT'{ ]tt..:,K L6~6T Property Own er/Leaseholder ?rinted Name Dat e Fairhope Single To.x Corp. Uf Applicable) 'I Prepared By: J. Buford King-Planner Project Name: Community Bank Site Data: Total Area -1.16 acres+/- Project Type: Site Plan Review Jurisdiction: Fairhope Corporate Limits Zoning District: PUD -Planned Unit Development approved April 8, 2002 ZC 02.01 PPIN Number: 77195 General Location: Edwards Ave and Greeno Rd Engineer: Gulf States Engineering and Dale Partners (Architecture) Owner: Community Bank National Association School District: Fairhope Elementary, Middle and High Schools Recommendation: Conditional Approval 1 City of Fairhope Planning Commission December 4, 2017 Case: SR 17.03 Community Bank 11-------------1 ::z ,:J ,:i: C ::z IJl IJl ex: (,!) RHcJ R-2 Medllffl Oens.ty51'tgle-Fcmlly R°" Lo wD ens1tyl.!uli.F1m1fy R-S H19h Oe n,i:y Ow:nin9 Re s,-1ent~! B-2 General Busne,-s 01Jlttd .. 8-30 Tou11.1t Reso/1 Lodg.ng Otst11Q .. 6-Jti Toun sRuonComm eroa lSei"tit-e Odlrta B-~ Buli nes.s llnel Proleu,on111 D1.smct PUC Plann ed Unt De•.-elOpmeril SR 17.03 Community Bank-Dec. 4, 2017 Summary of Request: Public hearing to consider the request of Gulf States Engineering and Dale Partners, LLC for site plan approval for Community Bank, located in Lot 1 of the Greeno Professional Village PUD. The Greeno Professional Village PUD was approved April 8, 2002 via Ordinance number 1142, case number ZC 02.01. The development requirements of case number ZC 02 .01 / ordinance 1142 requires a site plan review by the City of Fairhope Planning Commission as well as the Fairhope City Council before building permits may be issued within the PUD. Comments below reflect general review comments by staff as well as comments specific to provisions of concurrently-submitted PUD Amendment ZC 17.17. Comments: 2 1) Building Square Footage: The Greeno Professional Village PUD permits a maximum of 46,000sf to be constructed . The subject application requests a building area of 4,935 sf and when combined with the existing structures within the PUD totals 29 ,522sf and is therefore in compliance with the PUD. 2) Lot standards: The subject property is currently zoned PUD. The recorded plat for lot 1 of Greeno Professional Village dated July 11, 2002 reflects a 40' utility and drainage easement as well as a 10' utility and drainage easement in addition to a 10' private landscape, sign, fence, construction and maintenance easement. The submitted site plan reflects the various easements included on the recorded plat. 15' driveway side setbacks are reflected on drawing C-201 and when scaled off the drawing the curb to north property line dim~nsion appears to be in compliance with the 3' driveway side requirement. 3) Waste Handling: Waste handling shall be accomplished via 96-gallon roll-out waste carts . An outdoor enclosure for waste carts is depicted on drawing AS-102. 4) Traffic Study: A supporting letter from the Engineer of Record (EOR) is included with the application indicating a traffic study is not warranted for the proposed development . S) Lot Access: Site is accessed via an existing, PUD -maintained roadway within the PUD connecting Edwards Avenue and Gayfer Avenue with an existing connector to Greeno Road in existence at the North -South center of the Greeno Road Professional Village PUD . 6) Structures: No existing structures are in place on the sub ject property (Lot 1). 7) Landscaping/ Tree Protection: The City of Fairhope horticulturalist reviewed the landscaping drawings included in the site plan review package and had no comments. Further, the Greeno Professional Village PUD requires an 8' shadowbox fence at the rear property line, and this fencing is depicted on drawing C-201. 8) Storm water Standards: A third-party engineer has reviewed the drainage system and has indicated the submitted storm water system design is satisfactory. 9) BMP Plan : A be st management practices (BMP) plan illustrating BM P's to be used on the project is included with the Site Plan approval package . A post -construction BMP Operation and Maintenance (O&M) Plan is also included. 10) Fire Flow: A fire flow model is included with th e application. The EOR indicates adequate fire flow for the development. 11) Utilities: Utility availability letters are included with th e application . The site is served by Fairhope Public Utilities for electrical, gas, water and sewer service as well as AT&T SR 17 .03 Community Bank -Dec. 4, 2017 for telephone service. The EOR has coordinated various utility relocations with Fairhope Public Utilities necessary to accommodate subject development. 12} Use: Subject application is for a Community Bank location, and a bank is an allowable use in the Greeno Road Professional Village PUD . 13} Building Height: The Greeno Professional Village PUD restricts building height to 35'-0". The submitted building height is 16'-4" to top of roof deck with parapet wall heights varying but all below 35 '-0". 14} Low Impact Development (LID): Applicant provided a supporting document describing six (6) LID techniques to be used on the project and has requested a waiver of the remaining LID techniques. The waiver of the remaining LID techniques is acknowledged in staff's recommendation for the site plan review . A listing of all requested waivers, variances, and PUD amendments are sum.marized in the "additional background information" below. 15) Signage: no ground signage is included in the subject application . Building signage will be separately-submitted to the COF Code Enforcement Officer for approval. 16} ALDOT Correspondence: No ALDOT permit requests are anticipated for the subject property. Site Photos: Subject Property Looking North Subject Property Looking West Subject Property Looking Southwest Subject Property Looking South 3 SR 17 .03 Community Bank-Dec. 4, 201 7 Additional Background Information: The applicant illuminated in their application cover letter requests for "rela xation" of various City of Fairhope regulations related to the subject property. Summarized below are various reque sts generated by the subject site plan review: • City of Fairhope Subdivision Regulations Article V, Section F.11 Required Use of Low Impact Development {LID} Techniques 1. Subject application is a component of the City of Fairhope Zoning Ordinance, however Article IV, Section F.2. General Requirements indicates that all sites shall be designed with surface drainage provisions in accordance with the Fairhope Subdivision Regulations. • Subject application states six (6) LID techniques are included in the application and is requesting a waiver of the four (4) remaining techniques. • City of Fairhope Zoning Ordinance Article Ill, Section C.3. 1. Applicant's drive-through canopy extends beyond the 2' -0" allowance for ordinary projection of sills, cornices, buttresses, ornamental features, chimneys, flues, and eaves . • Though not a component of this site plan review, staff suggested the applicant subm it a variance request to the City of Fairhope Board of Zoning Adjustments (BOA) if the dimension of the drive-through canopy as depicted on drawing AS- 102 is desired. Applicant submitted an application to the BOA on November 19, 2017 in response to staff's suggestion. • An amendment to the Greeno Professional Village PUD, case number ZC 17.17 has been submitted requesting allowance of the following: 1. Type "SA" 25'-0" tall light poles for site lighting as shown on electrical drawings E-000 and E-100. 2. Site layout as depicted on drawing C-201 related to building position and parking space orientation. Recommendation: Staff recommends APPROVAL of the site plan with the following conditions : 4 1. Acceptance of the applicant's request for a waiver of ten (10) LID techniques for surface drainage processing. The third-party engineer has verified that he submitted drainage sys tem comprised of six (6) LID techniques removes 80% of the total suspended solids (TSS) from the site's drainage, and by submitting six LID technique s the applicant has complied with the spirit and desired outcome of the LID requirements. Further, staff is preparing an amendment to the City of Fairhope Subdivision Regulations, Article V, Section F.11 ., removing the required using of ten (10) LID techniques though retaining the use of LID techniques to attain 80% TSS removal. 2. Approval of Case number ZC 17-17, a Re-Zoning Request of subject property to amend Ordinance 1142 allowing the building layout and parking layout in subject application . SR 1 7 .03 Community Bank -Dec. 4, 2017 APPLICATION FOR SITE PLAN APPROVAL Application Type: ~itc Plan Attachments: ~ Articles of lncorpor:ition or List all associated investors l ~ Date of Application: 11 ®IM.:61 1.soq Property Owner/ Leaseholder Information ?-rs--1°¼--1ris.,; Name of Property Owner: C-'i"""l>-!l-;±:, f3,~1,/L 1 Co,,t" Phone Number: -~------ Address of Prqperty Owner: G, C '1 Qr, [\o\.~·,t-,·,, t.. .... ~ .... k',v2 1 Tr. fl }1,i.L City: Jf>~lut-'1 State: flA.S Zip: Proposed Site Plan Name: Site Acreage: _\-;.\:-=~-------Sq. Footage: 4i(, "'\ Sr Parcel No: --~----------Current Zoning: _\,_?,.j-iD~----- Authorized Agent Inforniation Name of A11thoriz~:rnt: (.p;·I~ 11'1 ~ Phone Number: I.<>\ 7d. 0"1\:!. Address: (,,\\c,\ ~ 'lS ~ ' City: ~,4 State: t\S: Zip: 1'\0C\:, Contact Person: t\:i~ Engineer/ Architect Information NameofFinn: ~~,:,,;.a.,,~ PhoneNnmber-~14tt\ Address: \ l, \ LM~ ~ • 1 ~ City: \7,\L.t»s,\ State: $ Zip: ~°\~3P -~$\(:) Contact Person: ~~ l ~ vb\.£:S I certify that l am the property owner /leaseholder of the above described property and hereby submit this site plan to the City for review. *If property is owned by F • hope Single Tax Corp . an authorized Single Tax representative shall sign this ap icati~ L~1M\l}.jtif7 IS c,,-.i.!. { c) 0 (.,f -1/ r:_A ~._,<,<.,~~ ~--""-------------Property Owner/Leaseholder Printed Name Signature \..t).'Lliv ~ c", l,<,w1 Cr,o b:v c,v--s,,?-IJ r):vl'l r • Date Fairhope Single Tax Corp. (If Applicable) AUG Z 2 2Dll i -C'lil ..... lf.J Community Bank Fairhope Fairhope , AL DPA PN: 17045 Team Owne r Ar c hitect Civil Structural Mechanical Electrical PU D Am endment Submittal 25 Sept. 2017 Not fo r Construct ion C ommunity Bank Coast Dale Partne rs A rc h itects , P.A . GSE (G ulf States Engineering) Stru ctur al Design Group Scott C . W oods & Assoc . Th e Power Sourc e Graphic Symbols ~ ~, .... Sh:et.Nc. JL Roam name ~ Location Map Bu.illgOl!vatian Bi,ildiilg Seclion Vi;al Se:cOon lnlellorBevalion ...... Cemterl.aie CdumnGrid ......... SpollBeQtion .............. ~Nini.bar @-- 0 ~ r--7 ~ I I IIIIJilil]]] ,l;,;\~•(1;~;,~•t/ ~ c::::::::=i A-101 A-101a A•IOlb Wa ll Type Window Ty pe CorK:rnle Brick CMU (Plan) Plywood Rlgld lm1ulalion Batt lnsul.allon Fi nished Wood Existing Wall to be Oemollshed Me tal Stud Partition 1 Hr Rated Wall Parlltlon iScc Floor Pla n) 2 Hr Ralect Wall ParUUan (See Floor Plan) J Hr Rater, Wa ll P.armlon (Sc,o Floor Phm) Sheet Kcynolc Sheet Number • C ommon Sheet Nun'lbet. C an ion Ek!!m. She et Number • McNeal Elem. Project Dir ectory Pro)ecl Information NaJI111 ' Connur.!y Sank F:ar t,qE Addrc%: TSO Fairhope .AL3E532 Client Community Bank~ 111 West 1,-65 Servr..e fto.:.d ~ Mobile,AL3€606 Coolacl. Ry;u,Pudu<l.-~ Rva,11.~I (25 11 J38-77lJ7 Architect Dille Partners IGl l..ameu$eSIJ Sue201 BhoxJ. MSJ:r.iJ,!1 Contact Jeff~ CMI GSE -~..c::m (601}?52--54 11 dl10Mof1e11Rd. Mobile. AL3661B Contact Steph.mii,&o,.,es st.epranic.gro.-es~..com (251) (60--t{MJ StnJclwal Slr\Jclt.n~I Design Group 220 Great Cn:le AcaQ]&u;: 116 NaslHille, ll,I 37228 Conlacl TornSdliliotb!r Torns@sdg~ (615) 255-£>'7 f"lre Prolection,, Pkltnlmg.. & llecllanlcaJ ScollC.Woods&Assodale.P.A. 112 Ulne Wol orwe Madison. >JS 331 In Conlac.;t. Stoll Wood; S'~:""I (601) 1359-9ao•I El ectrlcaJ The Power Source. PUC 945 MadiEonAVEf'U! Madison. ·MS 3!11 10 Conlac l Chis G~ cg-~ {601 1 005-c&i!IJ General Projec t Notes ProJec l Aller nates 1. "'TBD . En11rgy Co rle Requl ram~nls l . 16C 2012 argy Code Is the rnarulatory an ergy code 6landwd fo r 1h16 projocl 2. AU rnechan.lcal and electncal buildlng system Instal led &hould meet BIi require monts of l he energy c:ade. 3 . Main IDDf ll\stJlaUon will be < lhh:kooss.> lnr:::hes ul p□lyisacyonurate inau!ill.ian board wilh j,J ints stagg~red between layim; o l im;ula Iian. 4 . Exlcrior milSOn ry wrills will havr. <lhiclmess :> Inches of oonlinuous evlruded polystynma ln tho cavity botwuon the CMU and bric k veneer. 5. Continuous air barrier lo be provided a1 building en11elope per IBG 20 12 Energy Code Air bnrric r Joints ar,d seams to be sea led and all .foin\s and material transitions . Joinls to be securely ,nslalled as to not dislod91;1, loo:.on or olh(nwise lrnpair i!s abililv 10 f&6iSI positive and negalille pr8ssure Imm wind or mtichu.nicnl unils Thermpl Envolopa Raq1Jircmcnl.:J 1_ Roofs = R·20 ci (insulationenlirffly abova deck) 2 . Wall:; = R-5 .7 d (mass waifs) 3. Walls = R-13 + R-5 ci (metal framed wal ls] 4 . Below Gtade Walls = no requltomen1 5_ Slab an Gradtt = no req ui rement FeM!gtroUon Requirements (U•foctar) ,. Fh1cd 2_ Opc~bte J . Entrances ,t _ SHGC Genc r;d l nform;,llon = U-F~lorOA6 = U-F31;Lor0 .60 "' U•Fa:::Lor 0 .77 ""U -Fat:Lor 0.25 1. Do not 1;cale drcl\\'ingli. If dimensions am lf1 queslfon, Iha contraclcr shall bB responsible tor obla.inmg clarification lrom lha erchitocl boloro conlinuing wilh the construcl :on 2. Conlrec lors shell verify. on lhu silo, all d imensbn1; and equipmenl tocatIons, and nolify architeci pmmpUy in wr®lg or any disc1epancies 3 . Contractor.; shall be responsib le ID detemune l he on lrile c:u nditions and per form al l necessary work to complete the proji,ct 1. Contractor.; shal l mai ntain sa fe mo1hod:1 of ogros~ fo r occupied bulldlngs and In site area r1Li r1ng construcllon 5. All caseworl;; dimonsi □nii shall bo fiold vcri rtcd bcforo unit labrit.:af!on or Installation 6 . Dimonsio~. no10s, 6nishos, and loou1os shown on typical Hoa r plan s shall apply tn slmlla1, symmetrlcal, or opposite hnnd p!rrns. scclions, ordclilils 7 . fypica.1 , or IVP " shall mean !hat condition tS reprcsenli:ltivc for similar conditions throuohout, U.N.O. Details are usually keyed and nolod ~yp. • only on!l time when lhcv li,st occur 8 P;Jrtilions a:o dimensioned from finish fa~ U.N.O. Dimensions lo masoriry arc lo actual finish lace U.N.O. 9. Owner to have righl cl refusa l for al l mo!criaJs . fumituru, rooun1s and good wilhin Iha !imils ol lhe COMtmcllon oonlracl Code Requir e ments Applicable Codes & Sta ndards Tf!!chnieal Code:; 8, S1andard5! IBG • lntemalional BLi ilding Code 12012 Edition) IMC -lnlemalional Mechanical Code (20 12 Edition) IPC -tntemaliona1 Plumbing Code (2012 Edition) IFC -lnlern11:tion&.I Rre Code (2 □12 Edition) IECC • lntemalional Code Council E11e1gy ConseNaUon Code 12012 Edition) NEC . N.ahana l Electric Code (2011 Edition) Qv of fa1rh0oe Codes & Ou:hn:mces: City of Fairhope Elactrical Godo Supplcmanl Ptanncd Unit Devolopmon t (Ordinanco No. 1142)'. Setbacks I . Front 35' 2 Rear 40' 3. Inte rior 10' (driveway side 151 4. Sttoel Side 20' Buikf1ng H eig ht I. :JS' as defined in lhe 2onfng Ordinance landscaping I. Shall al a minimum meet City sl,cmda.rds lh91e shc1II also be a a· tall shadowbox fence at the rea r properly line 01 the enlire parcel 01 property Sile Plan Review I. Each buildinQ shall have Sile plan reVJew by the Planning CD1TUT1i.o;s 1on iilld lhe Cily Ccunc1I before building pormits may bo issuod. Signanoe I . 1 ground sign shall be permitted far the development Each building may have sIgnage en the building only as permiUed by the sign ordinance . Lighting I . ~ ng h! 5fandards shall bi! no taller than lhe fence to bo construcl od al lh o roar proporty li no Proj ect Keynote Legend 033000 cas:-m-P.a.:e ~e 0330DOD1 ~C-:lr!nEll!.Sla:I 042000 Un'IUa!.cnry 042000.AS Bridr.Sc"o11!:!1Comw!-Ty.:e· 04 20 00.91 4' X 8 " X 16" C\!U 0•1 20 O'J.B3 ti" X S" X 1F CVII 0420 .o!'X&"X24'"C\IU 00.8 12 0112000.ca 8 ',111;B"eod8eaTI 042000.Kl Vl~Vcrcs~UO..C. □420001.1 f~h;aJztim 04 2fl OO.N2 Hon-K'lri* &t:U! 04 2000.PZ ~TR::5@16"OC. 042000S1 0-~o:Jlfira 05 1200 Slrtdw3}9re]~ 053100.AJ IAaalRoo'IDed:. 054000 Cot;t-Forn-e:,Llaal~ OS4000.A I Pulre~ 054000.aG 3-5M'Vot'l3JSUJ 05 50 OODI Stool 11.rr;ie 05 51 OO.A3 Gt..:ar.hiil 06 1000.Al Wood3u:tt'g 06 1000-"2 T;ro!odVio:X,Bl:r.Ai:g 06 10 OO_Cl Sfam 061600.E7 3/tt'ptµ,ixxl 06 41 16 ~~ 064116.A2 Pasn:l..ann:Jle~Ca!:inet 06'11 1681 Ue0'.!lline8aseQonst 06411 682 a..e'a:'nne\\'a~~ 06 41 16.83 L-Wa:nine9letq 064 11 61J4 t.to\!.mineAc:l~ie-~ng 0641I6.BS ~ONi:iar 0641 1686 tAe~Q.bfralb:)r 0641 1687 Lkrannc ~~ 064116.88 Welar.:irmll-f'D.?d!:'Dmnl 06 4116.89 MimJnllli!I~ 064116.C1 Plll Projecl Key note Legend 07 72 00.J I Alu1 nmum Galo H1ng1J:, 07 72 DD.Kl fiberglas s Hetnfo r.:ed Pot-Jmer (FRP), YeU ow, lN re s1s t.1n1 & F1ru Rotztrd3fd (1.9 1) 07 92 00.Al Sua!a nl 07 92 OO .A2 Backer Rod anti Se;iLanl 079200.IJI Ca~II< 08ot) OD Divi sion OB • D001s ahd Winc:IO\•JS UH 111J.A1 Hol~m Meia\ Door Frame 08 11 13 .0 1 Hono~•J Molal Door 081113,01 Jamb Am:;hor 083J 23.A I Overhead Colling Doo r □833 23 .AJ Stainloss Slool Coontorto p 084113 Aluminum-Framed Enlrances and Slorerronls 0641 13.AI Alun--,lnum S1orefro r1t 0811 13.C l Aluminum Framing OB 41 13.02 Aluminum Jamtl R.ecaptor 0850 00 Windows 08 51 13.B I Aluminum Fixed Window 08 51 13 .Cl Alurnmum Single-Hung Window 08 51 13.lM Aluminum Sub&ill 08 7111.A2 Meta111ueslYJlcl OB 7111.A.<! Door Sweep osoo ao Division ail • Finishe s 092216.A1 Melal Stud Framino 092300.M 5/8" Gypsum Wallboard 0965 IJA 1 Resilient Base 10 14 00.D1 Exterior Bu"lding Sign 123623.13 Pl.istic•l3min,;1te-C!ad Countertops 224000.C \ Sink.. See Plumbing 22 40 OD.C2 Faucet 2651 00 lnll'.irior Lighting 07 oo oo DivisicnfP.-TN:nialard~ ~n 072100.62 Ba:lt"&..-AJ6on 072400Ai EFSOl~B:3:1 012400.DZ EIFS?aA;tel D7 41 13..A1 Lilda!RoofPard 074.265 TIHma1&A11S;r.a\tilJISjs'B:n 07 52 16A1 SBS ,Uodl"ed~~ Fb::lf.ng □7 52 1 6.A2 SBSl:b:lhDBmmn:Jus;~FaslL-.g 07 52 16.El Gr,J:slan Sh8all'llrg 075216Fl ~nyC,eno't 07 52 16.H1 Foerca.ros:7') 076200.Al ~Q'.p~ 07 62 OO_C'2. llelal~ 0762.00JU Tlwu-'i\'alR,du,g 076200JI 9W:SL1el31En;!bsure □7 72 00.FI Blot:ik!Tlg. O!r.J. and ii=lasTiin~ Pm aoo'I Hab;:h -077200.61 A~Pa:.1S~ 01noo.tt1 Slee1Correr~~Dp6:.I~ 07 72 O:OJl Ser,-e;;'csrg Ga0e Buildi ng Coda R~ I . Oecupanc:y Cla.sfficncn GrOl41'6;~ 2, General Blaldlng Heigtlls & ~ Group 11: n.uess Constru:tion T~ HJ AlloElr.lDllS I. 3Slcries 2. 23 .000SF Pmjec'!Tc:t!IIA.-ea: L,lliiiGSF J . Type ol Condructian Constru::tion T)lJl!l l--6 ~~ 1. ~Sln>;i.Jr,,Ji<a,n,-OHR 2. Elea:rr.gW.._ A.~--!Jllifi a lr<l!!nJl'·Otfi 3. Non-ooaiagWam.- A. t-..El'!for -atll fl . Rtn-Co~~·O&al C. Rool Ca.El!ut::!o, -D tw\ 4 . M"ctn1J.oll:y~ CormlOOPa:h~~T~-;t:51 Exft Act:ass TfiJIIIBl ~-21:0 lt.. 5. Fire Protectio.11 Sysle!IIRS Fire Supp,.'1!5Sion-NollcQU~ 6. P luml:llng Am1r1! ~ Groopllca.h!ss<.!i57GSn,1l!0~"3O~ Wate.rOo:si;t (WC)~~(Ua,E6~ 1 WCper25 bffllnl SDarlli lpe;Slb~ remalndef eca,iing 5IJ 1.PIU.'i::ied:2 l.ava!Dfy~{ll'.3111!:l& ~et: 1 ipet<I for tho r-n.t BOaro 1 pv.aJ'or;rii,~ _ ... 1. Pr~2 Drlrirrg Fo!nan.; I ;a 100 1. TB[)_ General Lile Safe ty Notes ,. Relerence spec1frcalions for deta!led"Bu1lding Code Summa,y• 2.. Designed around lnle1nal1onal Bu1fd mg Cede, 2012 Ed!lion 3. Buijding Tpa n-B, Educational Occupancy 4 . See A-100 series sheais !or ta!ed wall se para1Ion & wall rype speci fics ,-Tola! Travel Distance: 75' To Exit □ Drawing Index G-000 G-CO I c-- L-= 5->00< AS-IOI AS-1112 A-01>1 A -02.1 A-041 A·201 A-301 A-3112 A·32 1 A-'101 A461 A-461 A-49 1 A'50 1 1\-58 1 A-001 A-62 1 A-622 p.1 0, P-201 M-101 M-201 M-30 1 E-000 E-1 00 E-200 E-300 E-400 E-4□1 □ Co-.-e" S:-eet ilroex & ~ Prqecl lnformaboo (Soo O m"'-'l,<...,lrde,,) ISee~~Fot lMmll {See~ Dr.'NIS'9S FcT IJ'ldg) Si,cP>,n Si".e~ C.00tp{l&tafbl:tPlan CoJ'TllJOIS.to aod.Pbi c,,n,,,o<i1enGP Blk:'bt Eleral:OlS &.JildirgSocklns B!JloinaSecn-.s Ylall Seaians fr-P- l.mby & S_peaal ttm:n Da:ta.:l-;; !r.Ji,rior~ ~Oc21s&Erraitons E:mr::Qf0~ U::bil)-'"c Soc:!ons ;;,nd [)e!2b P.r.li!:IT'I Types & F.nEh Schatuk: Door ~ lyp!!S .& DE1ah V.sdon TyPeS ~ Oelail! Pur.m-g Acor Plan "'--&Do::atl; Uerm.~AoalPlan --°"""' ... __ Bec;;w:al l.egsrd & Detii5 3ecrcal Se l"lsll Ela:;t:':al Lr,;ittngRr.t 3ectii:al Po-.r-r fh'I Ma..~~ Plan ~ Cora:lcn511>..t.Dlilaf\l Pla n Sel:crdaryCorn>enenoe Erl - (Nol-1r>'Eign!ss) """' I~~ F J.. ·(,.; J :.1..-:l 1.-1 ..j~ ,1 ,:;1.:•· r61' J-111 l,1u u,l'.:i:!.'.I. r,2.'.! .. r.J•.i1 Not For Construction (1) Q_ 0 ...c L lU LL .:::i:. _J C <( lU Q) (l] D.. 0 .c >, ,_ cii +-' LL C ::l E E 0 0 PUO Arn P.ndment --Subm,llal F' =i11..~l r 1.- [!;i;. :..-.-t:: !)- (,,,,,,, .. P G-001 1.,11, r -·· r-- , ,,.,,.,'\I •, i I l • 1- l • 35' Se tback. ( J I WEUS FAAGO -p=~ I I I · a I I I ( a I I OR..VE-1HRU L LI f l < 11 a '·•n I I a ) I -. . ! isl .... I I I I PROPERTY LINE Jl 1 !!!'N_lll,I"---.......... ----...... ,......, --,,--40' Sotb:ack -------' 1; l ~ --. --------- PROPERlY LIN E I I I RESIDENTIAL PROPERTY .,.=r=L== EDWARDS AVENUE General Stte Notes 1. SecCMIDravi.ngfof:kmh~al.l!:X!etiofpa'l\ng AD pamg and grwJe5 <l-1 penmeltwr cf Cl.aOal9 b have ~ilva !.lopca'ft,l'/lran,stna;resaod kma.rtisdra.-'-rlage basiru; 2. Al g.-c:ISSed a:ea; 5h21 be g,-aztsd to dfUI b the apprnpriale i i"llcl Cf sl[ipE ber5U:t: po.W'A' drainage -.rway fr omthebuid';g J. Al darmsp::ulSanoC.COCSIObec.-.neded lo sWsurface d<aina;io.SeoCivi-- Sheet Notes I . Par1any~ • Al:Me!f Llaxm!.DI: 32 Spat:eSStoi:rn: 32 2. Gravel mo?#.54rip , typca.1. ~ CMl'Lardscape. a Landsa,pe b,k(, !ylloa See......,,.,.,., 4 Gra:55 . fyp:c1:l SM~ 5 . ~!:lfll>r &lrHl ~sse~ 6. N::Jt ,lied. 7. Cesign:too ;iJt:a b tr"a,;fi on pid.u;J_ Sa C?w lot e .acl -- Penne.atile P.JY1119.SeeCMI~ EB North /..1 h·':,"H lni..:1 ... -.. '\.i1, I 1~~ r .. , .. : c,. J -,..: ,., i, 1 ,~ .,_, .,n.-, (-!,:I' J=J \II LILn .➔1.; <_;1 . '::,,;1.?J•I 610·•1 1,1;:ii:.,.u fl :!:!":r--1 ..lfi- Not For Construction Q) 0. 0 .r:: I... C'u LL ::L ....J C <l'. C'u ai co a. 0 ~ -E iii LL C :J E E 0 0 PUD A mend ment S1,nm itial F :.,~;;P l -;,.i.~ o,:.-~:; ..,~r· 1, .. r ,i.~ ~? AS-101 ··11,.. 'l, A ·~ l I 3'·0" " "' ~ y l -r 3' -o· .. 1 1' .4• Ge nera1or . See B e ctr.cal " b " 2S • 10 718" P~OPEATY l ~E __ I\ r ~ - T-E.n::tJiare ' --- ' 96 Ga'fc1 Gan., ·- L. ii'.' ----~=============--=:::;:========================= ,.-. ,_ l,::,. (0 ..,,,, .. 0 Drive-Thru 11..--1°0 · ]] CJ ATM Drive-Th ru #2 37'-0' Drive-Th ru #1 Viow Window GB 2 -n · > :; I Louvered lcLNCredG3le i= Gala l = i= 0 Generator/Trash Enclosure -North 1/4 " = 1·-0 · l I I 0 Generator/frash Enclosure Section ,. = 1'-0" 0 Drive-Thru Eave Detail 1 112· • 1'-0' -f---~ 20 OD --Brick Ve nee t lo Maleh Building i 0------ 0 Drive-Thru Column Detail 3 >----------1 1/2'=1'-0" I I I I I.( I Sh eet Key no te Legend 04 20 00 Urjt 1Va:.i:n-v ,.~!~ I r I I Ar··h•-,--i, ... lnh•i.J·. •1., ,,-1 J1 -.. ~.-:;,_ 1;.L,:: s .. 11· 2"5'.'" !iii!!-,..,•Cr,,•_.J:::,e::1 11 ~:Sl" •.-{..::, ;i'.f,:_f/• 1.&J 0 .J:: ::,111 Eli •M M$ ?~bJti p2.2~.F4"-ill- N ot F or C ons t r u c tion Q) Q. 0 ..c I,,_ -~ LL ~ ..J C <{ crs ai m a. 0 t c ni LL C ::J E E 0 0 PUD Amendment Subrnmat P :,,-.;I ti.: -;-,_1.::,: 0!:_--:,~ .. {( I• - P1.!lr .P I. ..,.r• ~11 ff; fh-,!"':""" 1!;, .1:i.-= AS-102 5 G 0 0 0-- 0 (;'J '- A-31"1 A3 M '·B7/8' Stora e Co lorcnco Room [JQ[l 14'· 0 112 · ~ec Ot11c1;1 ~ 0 Composite Floor Plan IJ<,;,-l'--G' ~ 1§1 0 0 0 _ y _______ _ • All!\ • ,--------7 I Toch Dosk , ____ , _ _,liz\.,_i_:>.....,:1 I j _. I ®} I "-2~ '--. / I I :,'<:: I I '¾>, I I ,' I I I CBE,qwess _, Ll Ol'l'..-e-Thr\J itz Dri".-e-TI-.u -6 1 81 '-B"" :JM I Ng b Deposit Lane Y. -401 __ §)__ _____ - _, ~ ~A-201) ~, @ Q 0 i◄ -e11a· Electri cal Dill 19'-81/Z' CL General Pla n No tes I. Untagged¥ral:!sha.1b!to!~t}~to=: 'Jartagged wal~U.N.O 2. All lurni~e!J'.omlnpl'aniE!,I::; J. All dlmonslon:;. all!!' toinerior ban~ U.N.~0 - Sheet Notes 1. Acfi!..6!ablo v.•.f'B Sfelll.r!'!,!! ill Slorage Pantry area. .. , 1,•-· ,1 c.. lnlt:1 ... ,. 1 t..·11 -, ''-'' I , .,M,,.·J:::1.::' J.i 1-,i-',bill('11 (,~ I ,-: Ill 't;I I 11 .u.:... 31·. '., I 201 foo,, t.b:!~-,J• r ~.!~ -r:·..i •.n:: Not For Construction Q) 0. 0 ..c I... cu u. ~ ...J C <( cu (]) co 0. 0 c -E .ni LL C ::::J E E 0 0 PUD Amendment Subm11tal p-~"--' ti., ·-;-.,.:.~ Q;;(a .-$ ~cp· ~[I ".' I ,,h0 11 16 P.:-, _1::t I{!'. Ja.:~ A-001 !' • ' ~ ' ' . .E -£ s "' 0 0 0 ® ~~.!) ..') 0 G) G) it i ! • 0 Com posite Roof Plan t'B":: ~·-0· • C .~1 --.. RTU-4 Standing Seam H,ghf'Dlrn.olS1ruclUn! I TFO Roo!TBD Gene ral Roal Notes 1. rtgi:.J !nsuf.llxm ii! Uatn Rootls le be D'rlJ lay etS ol 1.1:1' T~ polyisocy.n;r..ite ~!Jen l:io3fd 1'.i'.fl a total R Val ue grea:er than 20. ~n Boafds h!: lll!ita'latl per manulact!..-cr. r.:c::cmcr.daloT'.'th ed;Je-joots &laggered Uetween ~ o'I klal:L'iliml. 2. Low sloped roof sw1ac:cs b mcc.1 sobr refle(.t.mr.e and ll ldtmal emiuance ~,ts per lh,. adosJ:ed stalewkla energy code (2015 lemmion.'.ll~Gonserv.mon Codo •TabloC'-022..l.1). J . Alli= lloof TcpUni...SeetAcc.tEn.i:.al. Sh eet Noles I. Hoso b.b lot n:d main.".cna"l!;C. 5Ce A...fr..b:ng. Sheet Keynote legend E9 ~nW-01(- lnl,:'U'> 'L1•11 -q I"~· r .1.:.• ~.i • .r,I ~•le:!.\ .,~ I :; -\JS51'1ZO· J.-• 6J' J~ 1 -: 111 ltd IJ 1 -1i.::;• SI· .... ,1.-.::01 l\10~1 ,.IJ'll¼:!ll ri-:?:!11 r➔ • H1~ Not F or Construction Q) 0.. 0 ..c L ro LL ~ ....J C <:( ro Cl) OJ Q. 0 .c -E "iii u.. C :J E E 0 0 PUD Amen dment -Subrn1ttat ~:..!,.M~-io.:.~ □~1~ :-s~v "Ir~ 1,,,:1.. 'p Cn.;r~-o R.: .:,1-T. A-02 1 Ep _____ _ ----------·r ----: _. l_ COMPilJ 1.lf f"'✓ fW-0( ------- .. ;+~~f-H ~~~H-+~9 ~f-~-;;, __ 1 0~~~~ 1 ~~ _...J...!..==L_!_.!;;===_J...:,C="'-....lL~_JIN_.,.U..Ll.S=l.==.L._W.µ-!.,j,L._.E=:L..!..==="---'=="-,1.IL-- 0 South Elevation 1 --------------1 ra • ~ 1 • .,o • 0 West Elevati on 1/a~ = 1'-0' __ \ ..... -------'A'\\,V,-.--------,- - - - FO UNDATKJ N " 12 s·.o· PI.AN,_,c;-1 -------,--LI------,,~-- 0 Detail 3 5 ~~-11/Z"=l "-O" ~~ ; _1112·~ ~ . :r ..-0"1 1/Z' L ~ Ir.·''' .. 7 ,-.. Le v111 3 .._, 145'-2" ROOF FRAMING I 31 12 ~ 0 io mr:;,-.:~ ,:".:'.~ "'1-41•-4· PL.AN-" ,~J/4' -----~-------- 0 5/8' "' i -~ ~-1(2' n@ -f ___________________ T.O.P~ .:~!~ r,;-,., East Elevation 01-=11•'-'·'-'==,-',-0--=-=-'--"=-"--'-'--------------------------------------- 0 North Elevation 1/8" ~ 1'--0 ' 1112·~'---9-15/8' :1-.1 '-1 112· ~ ¼"2" I "' ' ... ROOF FRAM ING •~ ·3/4 " 0-,.,._,. PlAN -htt ------; ___ ---·-·- ~ '->~ 4415/B" ~ ~ '; ;.. \.·1/2' ~ * iii ' 0 Detail 2 11/2'-"' 1'-0" Ge neral Ele valfon Noles I Brick Gonln lt!cn Jo n:S ICJJ n 1:1:1 vt:ne1:1 i)l"C lo be br..ilcd lo lhe lleal'B51 Vef'fff cou,51"0 See. sa-ucrurai dra-MJngs lo1 conlr.U:bOn JOilll OC'3ils and !ioca::,o.ns in Cll1J SJ.WOrl wall . 2 U pansEn Jal1l'l (£JI ald ~-,u matruial r.hau!d match gro ut colof5 as selede.i by a.'"C"'aCL Ciooliol JoinLs;; are required botwccn bri::t ill'1d atdiu:mra1 prucast concrete inlcls .:r.:I GFRC Corrace lo accom:x:L'.W!: e,,:pant;.ion atY.t ccn:r.,dion ~ 3 AlLdownspools-:ograd!:to~cas.1.rr.elJilbool.s and be corlf\€cie.t.l to ~ub-!ii:wface tL~ ~to d ra::n watnr ..wi.JY from buil!irg.. See Cwi lord rarage pipe location. routing and sacs Da.r;nspou:!s .lhal ~ on1tl b,,,cr roo fa 10 hav@ ~ lo pro:ed lte mo~ su rtar.e Sheet Keynote Legend 0'1 20 0 0 Un1l Masonry 07 2 4 OO.A1 BFS On lasulatian Ikerd 01 24 aa.02 ElFS Parapet 07-1I13 .A I Uela!Rool ~ 06 4113.Al Aknna'dr.Slorelronl 1014 00 .DI Exteriof&Jilld:.91Q15911 Sheet Notes '.)r~ _,r.•;~ • ~ ... °:' 5..11.-:s- 1!!.:' r .1..•c.•~•-J :i,~, J.-,-y• \F,:,•)(11' p(i}' J-.' 111 't>l IJl•cUo. °51·.o ..;..,r,._{J I Fi 1 0,t ti_;.'.l!b!1J J'l~"].t.j•-m_:.. Not For Construction Q) Q_ 0 ..c I.... ·cu u. ~ ...J C <{ CCI al co 0. 0 -f >, 'iii +-' IL C ::J E E 0 0 PUD Amendment Submittal P _:i_~;-;I ll~ -,1.;:- ~~• =.•, .. r· :.1.,-1 llr,!',.' .~ "c.J,·n 'fi{l R~ ~,-,... 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(...-.J. t, Ka) lYPEA lYPE "A" SILT FENCE DETAIL ,u, UP llSTALl8"l 2 TO .,-------p.n 9--ol,.!.l. bribm PAST WI: OF Cui::al ~ Cf" CUlil: lYPICAL WATTLE DETAI L II.JS 3 ~c' \._rJLfll !._ I;~ [J,5l;-,:,n .... ..,. ... ...,.,_._,~~-!.~ ...u~~~T-~=- 1',-a~,r:J"[.,-~- EROSION CONTROL NOTE S I EROSION .o.Nll !rollUCIIT CONTROL MEASURES SHOWN 4<jE CON~llER::O TO OC 111[. u:,mJlJU ACC(Pl4Bt.( \.tC,t5Ul\f5. mr CON1R;.c;TOR SHAU Ullla.[ -srn ~!,IJ....08.l[lfT PRACllCES" "5 t1ECC~ TO PRi:'.IE~ SE0.11.EIII I.AOOI SJCRUWAlER Rm10FF OR CRO!ilD ~!A IERl>,LS rP.tl \J l.!AVTrlG 11--IE CO,~STRI.JCT!ON SITE. THE CONJRACJOf;_ Sit/Ill l.~,&Jtl A!l!l R(PfJR EROSllll COllfROI. ~IEAS\.IRES AFTEf! E/.cH RAltlfALL EVENT AND ll'LSPECT THEM TWICE: W-i:.£1.l.'.{ Ill TIIE cvon Of NO RAJNF'~ acsr I.W.t,t,CC.UENT PiW:~ (BUPS) Mr OU'IH(O "5; '5CHUll.J..1:S or ACTM'TIES, PR01l.tll110115 or FAACTICES, ~Nt[)WJCE FROC£0URES. A.tlD OTHER W.•.u.c£ME11l PRACTICE.5 TO PREVENT OR REDOCC ll-JE POt.umou or WATtRS OF T}E UIUTEO STATI5 6:YPS ALSO l~Lutl[ IREAll.lENI fi[QV.i[ulfll'S. OPCRAl~IG PRQCCDURCS, AUD PAACTICES TO OONTROL SITE. RU"0FF. S.f>ILl.h,C Of, LIAt..S, SLUOG[ OR W.\SlE DtSPOSAL. OP. ORAIM.I.GC FflOIJ FU,.Y/ UATf;IU/.,1.. SfORAGf:. WITH R[GAAO ro CONS1RUCTION THESE l.t,\Y 1HCl..lJOE SlRUCTURAL DC'JICE5 QR r..0tlSTR\JCTI.JWiL PRACTIC£S THAT AAE 051~£0 JO Plit:Vt:•11 f'Olll/tt.tns ffl0'4 CNTE~ING w-.TEII OR ro ~EC! THE~OF.,.ATER 2 TYPE -,.-S-.T FEI-ICE SHALL EIE lJSEO IH AAE.-5 WHEIIE HOICATEO OR ~ 01'1ECTto £Ii TU[. ENC!te:ffi. 3 SU rctlC[S M E 10,,IF'OR>Jn SlCI UUrT CONlROL nEMS. lti,\I SHA!.L EE ERECTED OPP OSITE ERODIBLE AREAS SUCH AS !IEWL'f tmADED fU 51.Dl'ES AflD ID/",CEIH TO STliU.115 ,'NU CtW,111Cl.S , c. 5 1..T fENC(S SHAU. BE Ill Pl.AC[ PRIOR TD Nl1 CONSTRVCl10111 OPCAAllOI-J. SI..T F'ENCC5 S>-IALL S(. Cl£AWEO, SLT RD-lOVm . .WO RtflAIREO "5 ll[CESSAlff .t.S PART or RCOUIRED B.I.IP r.lNHIDWJCE. 5 . AnE1< TT![ COtlS'TRUCito tl AREA 15 STABUZ(l;I 8'1 P}t\llNC OR A FIUI SiAHC OF CRA'iS ANO £HOSIO I-I J,CIMTV CURTIIILCO SILT rEIICB SHoltU. HE R[MO'o'ID. Ii. STOR:LI OR>,IN ltlLITS '5HAlL fl[ PROTECTED flIDl.t S[OI U[HI Ellll<Y Y,'111·1 S(OIWEITT S\RRIERS UI([ fAB!i'C DROP IMLET PfiOTECTIDII OR WATlU:S- utlll. ffiE snr IS STASILJZED Bl' PA\t\NC Of< 4 FUI II Sl.UlO Of' CRASS IS 081AlllE0 7 COHU1AC101i' tS REQUIRED 10 su.muzc OISTU REED -_F1£A.5 Willi 1ELIPDAAR1 C;ii\SEi OR' SOl. STA!!IU7ER If'" AAO.S \'l'ILL RCL'Al>J UIST\JRSEO FOR 10 0,1,TS OR LOtlGl:li e. Ill[ COtm' .. CTOfl' IS MtRE6'1' Clll£CTEO ro ?RtP.'l:l!: 5[01~~11 J'l'UNOff f>I\OTECUON wtlER'E' !lECBS.lFtf JO PREVEtJ'I SIL1' L,IOEN IMKlfT fliQU (lflERl.t,I;. TI,[ SH1E/oJA5 N'f:tui' l!IE PROPOSE(, PROJ[tT. 9. GRASS GROI.Jr,1) CO\IER sw.t.L BE MNtlTf,l~[D UPOH CO\Jf't.ITIOU OF CCNSTRIJCl}()N . 10. me tROSION MIO 5CDTLl tNl CONTROL IT[US S!1C7«H ON TH£ PlANS ,'RE fJRO'YiliED ,S A START\HG POIJ.ff fOR A CO~IPR [HOIS Nf SEtJILlrHT AND EJIOSION COtlTFCl Pl.AN TO E!E D.-!Pt.!MEtlTED THROI.GWf COtJSTRUCTIOtJ. THE CONl"R.ACTOR St\l.il 8E PREP4REO TO illJTICIPATE Alli) ADJUST B£ST t..1,,1.WJ;;t'M[tlT PIU.CTICES >S N(Cr:ss,J« THROUCHOVT COtSTRuCTION TO RES'I RICT TI1[ AWOIJNl or SILT l.,l.[)[M RUN'OFT LO.WIG TH[ PI.OJ[Cl. I I . S[I)IM.Dff ,I: [ROSION cvm?OL ITEM S SHA.U 6( COUSTI!VCTEO AtlD LIJ.lfllAl~JEI) Ill .ACCORU.\HC£ WITH lliE FOLLOWII IC. WtHDBOOKS: .r\.) A!.A,lW,M HAIJOBOOW' roi:i (l!OSIO!J CONTROL smurnr COtllROI.., l\.'JC• SlORIJ WJtTER WJu.GO,l[tIT ON CONSTRI.K.110N ~ITES ,'.llO UFIBIIN """"· B.) EPA S'T()RLI WAT'Oi' IAAIIAC[IAOIT FOR CONSl'RuCnON ACTMTICS.. C.) EP.a CUIOA..'IIC( SP£C1F"t1~ W.fhl.GD.IEm WEASURES FOR SOURCES OF NO'II-PQ.-JT POU.JJTCU UI eo,,,.s-JAL. W,t,1£'-S. D.} MSlfTO (;UIClfUNES f'()R EROSIO N UIO SfDWDll COrflROl IN HIGH'H~'l' COl'lSTRl/Cf9t PROPERTY DESCRfPTlON • -' P.41,'CEl. Of lAH O BEING ,\ POO'TION or SECTION I ti , TtM>.'SHP 6 SOUllf, RANGE 2 EAST, 6Al.O'"ltl COUNn', IUD,IJ,LI.. SAID WJO BUNG llQRE PARll CUt.AR L'( tFESCR1!Ull J.S rou..ows: tDT I. GRED10 PRCI F[SSiOtlAL VUAGE. /15 RECOR0£D H SI.JOE ?.OB&, IN TH£ PUEUC Rf.CORDS OF El..\l.D'n'IN COUWTY,AI.ABAW... s,i,IC, l..>l'DS C()t.lT.ijNl tlC 50,7• SQllAilE rm (116 ACRES) UORE OR LESS. IANll DISTURBANCE, rL.90 u:!iES (39,:n2 s.r.) CONSTRUCTION PHA SE SEQUEN~ ~ -ltGL\U. COtlSlRl.JCIIOrl Dtll -IHST.l.U. lilL.fl PROT[CllOt,1 -Cl£U, ARE:45 REQUIRED FOR SILT F£NCE: """"'"" -IPGTAU. SJLT r£HcE -lrfi'TAU. 'TREE PROTECTION =----~ 10 ROUCH GRA!:IE S ~ -CONSTRUtl VUUT'('S (W,\l[R, 5i:WER, SfCRIA ~. 00. COLH.IUUICATIO•lS .. 11 0 EJ ECTR1C) ~ -CONS'IRUC'! f.lrfNCWA,.._ 1,J,1[.I PAAp,;1uG (PA\llNC .t:SUil'Wl\llCS} -CONSfflUC I BUllllltll.- l'W>SLIM -STABIUZ[ OIST\JREEO All£A5 """"---"" -RO.CM: a~r IJEASUPES iti G ISIE Col<SUL1'lffC.EH GI~$ O.rf11a<':Llcbl:~l,,I-~ UIIU.S.fllli:l,.._11..,.,,U !Toltl·JO-1r W,,_.,..,.._., ' ~ ~ -=-=---=i ,- SCALE : 1", 2D' LEGEND: --'#-tilA'TIR Ltll:: ---_,.,._ -BT--- =~~ -X-lC-CHAl>I u,a< n.HCt z=====ST0RI.I 0RIIJ tl •~ [X. l roD CO•ITOUR , D -~IT'"ul.U(Dv.T[UJU«:ui' ➔,aJF Ell. Sl'OT !l.I;YAlHIM ~ "~DO. CONl'OOR ----iii}---llll~IA'T[ ca,num ~ PRC•PO~ Ell\'~'RON ....CllJ,1,L ElEAf!ll{CS Allll OGT AJlCG EE'.ARM1S AND R51..,NC:[I»" RECORII -Cl.£tffilC,,>,L 90; F1l!O? Of'n:: ECill TEUFHOIII': 801 \lAHHO..E(...scrrv,;[l]) lJTIJTY ~ .. 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THE 0/Qt/EEJf Of" RC:COl\'O UAIU:!i NO GUAJ<i\U'IEC Of ACCURACY OF SAIO UTIUl'I' UNE:s. 2. TIIC CCmRACmR SHALl O[SPQSE Of ALL CC NSTl!UC:IIDII OEE!!l!i IN A w-.NN£B l'.:XlLAPUANl WITH '"-1. rcot:AAt_ STATE .\HD L□D.L COD[S. ~ CONSHUCTION OEllRIS Will 6E S'TOCKPII.ED O,.J TliC PP.OJECT SIIT OR Alll.\C!::lff SITES l . VEHICUI.AR ACCESS TO E,OSTINC BVl!.Dle./CS '51-W.L ~~ ~\AINTAINED AT AU. ll~ts OURfJG CO~no,,.1 ENG I NKER'S C6B1lFICATt> CONSTRU CTI ON EX IT PAD (CEP) Ill.\ 4 I. THE UelDER51C~. A REC151£RE.O PROF[SSIO+.W.. rncmITR t.l TI£ Sf"TE: Of Al.AIWIA HOLDl/!C C[RllflCAIE IIUM8Cft 2574-1 . lltREBf CERTIFY lHAT l HAVE REVl£WEO l!l[ O[SIC.ll HEREIN Wl-tla--t WJS OOHt UNDE':R Ml' OIMcl CQIITR«. Mm 5U'ERV!SION .-..'-D TKAI 1D TIIE. 8£Sl Of l,IY PR Or£sSIONAL ~ilOWLEDG[ ,',NO JO HI[ e:rn or Lf'f B[LIEf, CO tlfORlolS TO TiiE RElUJRELIENTS OF lHE r.\lRHOl'E. SUBCIVl50~l RECU m /J TC, .\LL OTHa RL'l£S. RECULAI !G. Ut.WS. 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COH'tll.4C'TOR SIV.LL ~Rlf'Y !HE BUllDL~ D~'.EHSIOflS IJT TH C LA I EST ARCHITECTS PlAN. 1~ THE CASE OF A DISCREPAID TI IC .t.P.CHITEClS Pl..,\1,/S ~OUlD SUPERC COf. lrlt: CML E/ICIN((,t SHA U. EiE Nonncro Of" D&F.EP MJC"I' 1U..,(OIAHL'I' so lh',T SQ'[ f'l>.CElm·IT YAY BE COORll~TED. l . IT IS 1H£ DESOJ 1m£HT n--,.,.T All PROPOSED P~Qli,I NC/ORM:S ol.[£1 ElC,l,CllY wrrn Tl!E DlSTitl G BA(.X{SJ CF CURBS. E)cC(Pl ll THE S\JIGlE LOD.TI DN WH£F.E O IHERWl!iE NOTED [J(JSTIHG CURBS WU 110 1 BE CUl OR (llH[RWISE 1.1001n m £!I' TH [ C.O IISTlWC.llOH OF" NEW CURBS. DRIVEWA~S ANO PI\RKJtlG. 161 l.aml!'l.s!!~ S!il!!201 l!b\lOS3!El:l p 228.37,;. I «19 Q) a. 0 .c I,_, tU LL ;y_ ..J C <( tU (I) CD Cl. 0 c -E "iii lL C ::J E E 0 0 PU D -~ C-204 HO:'IIZ01'JfAL 00HTID. ..,.., .. ----------------------------------------· -----· . --------------------------------------------------------------------------------------------------------------- S ITE /CON STIWCTION NOT ES· I TH( CONt~ACl Ok IS TO FIElD V£RIFY ',LL D!UDISIOIIS. ELEVATIO NS, AND CONOITIOtS PRIOFI. TO CONST?Lw:::nm~ OR fJ,BRIClTIOII 2. IHE. CIVIL DPAW IU!;S SHALl BE USED l!I CIHtJUUCTIO~j wrTH 111( l)RA'l,'IIGS Ot L OTHER Dl'iCIPlltJ[S ANO Alt,' APPLICA8 t..r SP (CIF1CAT10IIS. J, Tii( WORO Of TH[ E"tlCI IE[R ~D/OR INSPECT~ SH.Al.L BE" Flt~;.L It.I A!lt ',lft,TT[R 4. SUBGRAOE AND eA.SE. SHAU. BE. COUPACTc:O TO THE REOIJIREl,!ENTS SET FORTI-I IN n-lE GEOTU:HNICAl RtPDiff 8'1 SOUTHEfUI EARTH SC IENCES. rue DATED 7/16/11 , 5. ALL Fft..L 11!!0 El.lB6.l~KI.I DlT CONSTRUCTIOU SHAll BE CO LAPACTEO AS REOUIR [O It~ I.AYERS UOT TO EXCEED 6'. 6. All fXC(SS UNClASSIFlEll 0:CA\IATIOU IS TO BE UTILIZED fOR CO t~smucn ot~ OF EM8MIKME.I H'S N ID SLO PES UOT OIRECTU UNDER n-iE TR/1'/EL WAY OR PARKltm AR'-"..AS PRJOR TO USIJJC AH'f OFfS1Tt DORl'{Ow EXCAVATION . AFTt:R COllSTRUCllON OF SUCH AREAS lS CO I.I FILETED, £XCESS D'Ct.VATIOtl SHA.LL BE SPREAD ~s DIRECTED 8 "( THE ENCIIIITR. OR /IT TiiE EHGINEafs OIRECOON , HMJLID FF;;OI.! TI-tE SITE AT NO A!JOITIOUAL COST. 7. THE CONTRACTOR IS RESPONSIBLE FOR CotdPlWlC[ l'flTH All STArE. LOCA1. ,t.,N O FEDCRAL LAWS. rr IS THE COt.JTRA,i:JOR'S RESPONSIBlUlY TO INSURE THAT IILL Of IHE5f LAWS ~D REGULATIONS HAVE BE:(ll MET B. fHE CONTRACTOR SHALL NOllFY GIA.f STA TES EMCIN[[RINC ,'fJD /.,NY LOCAL JURISOICTIOt~ tNSPf.CTOR FOP APPROV~l 48 J.K:IURS BEfOP.E HIE BE GO/I IING OF AUV SUBS.EOUO/T PH.\S( OF COtJSTRUCJJOtJ . 9. TttE CONTRACTOR SHAU IMhlEO IATELY INFORM t'HE ENGINEER or !<JN OlSCREPANClts OR ERRORS DISCOVEPED IN Tl--lE PlA1'S 10 OiE CONff'.ACTOR IS REOU/REO 10 COORDINATE WITH lliE M.ASAVA ONE-0.l..1.. UNC: LOCATE CEtlTER (6 1 1) fC!R ~IARK ING OF UN0£RCR0U t-J0 UTILI TIES PRIOR TO CONSTRUCTION . THE cmlHtACTOR S HALL RENE""" CONF\RIAA.TIOH 1/UMBCR S AS onrt, AS R(OUIREO DURING THE DU RATION Df THE PROJ ECT THE CURRWT CONflR l.'AIIOfl tJU MBEff SHM..l. BE ON lHE PROJECT SllE ,1.J ALL Tli,IES.. THE ENGINEER HAS OllJGOIT\.V A.~ 10 LOCATE Al',IO INOIC,,l£. "1ll EXlSTI~C FACtUTIES ON TIIESE PlANS, HO Wf.VER. n,15 IIJFORMAHO N IS SHOWJ-1 FOR lHE CO tllRA.C rOR'~ CO N'V (NIWC[ ONLY Til[ 01GlN£ER ,SSIJI.I E:s t lO RESPO~I SJBILITY FOR Tii[ LOC.-.TIOtJ or VTIUTIES SHOWtl OR NOT SHO'N N. lttE CO/<OR.l>.CTUR IS TO CONTACl THE Ul 1UTY C.OMPAf~IES FOR [X.,.Cf LOCAl lON Of THEIR llllUTIES PRIOR TO STARml C CONST RUCTION. ANY AHO All. QA.IMC( L~C TO UTILffiES S( THE co1mw::100 SWJ..l 8[ THE SOL£ RCSPOUSIDtLrr,· OF n1r CONTRACTOR TO REP.-.iff A.NO R'Ef'V.CE. 11. TI![ CONTRACTOR SHJ.LL EMPLOY ALL NEC[SSA.R"r' "4EASURE'5 TO ttlSU RE THAl lH[ PROJECT IS O~HA OlMPUNH 12. ,.,,lY E)(C[SS 1,,-1,Al[RJAl. FROM cm~SlRUCIIDt1 ~CTMnEs SHAU 8E l[~V DlSPOS£0 OF 6'f THC CONTRACTOR AT CONrRACTOR'S EXPCtlSE IJ. THE" CO NTRACTOR IS RfC..PONS IBL.£ FO R PRO'/lO ltlG ,1,0[QLIA"IE B(D[)INC ANO HAUNCHJt,IC FOR AU. tl.4FIROVE~ENTS. THE CONTRACTOR Wlll BE RCSPOHSIBLE rDR PROPER C01,tPA.CTIOtl ON MN A.NO All UTILITY OITC~IES. 14 . rHE CONTRAi:lOR SHAU. R£PLAC£. Alff f"AVLlY OR !MPROP[Rl Y INSTALLED IMPROVEMENTS AT H~ DPENSE.. 15 n-tE CONTRAC TOR SHA,ll NOT OEVIATE FROM TH£ PlAIIS WITHOUT PROPER CONSEm 16 . THE CONl"RAClOR SHAU SffilC TLY rouow THE LOCAL Al.ffilOR/TIES AND/OR TIIE GEOTECHUICA L REPORT FOR All CRAOlt~G. UNOERCUTn NC., BA.CKFILllt.lG. AND PAVING REOUIHEMEJITS. A.LL RESPECTIVE TA.Sl<S S I-Vil BE APPPOV[O B'I' RESPONSIBLE INSFECT□Fl PRIOR TO ACC(PrANCE !'1 HIE CONTRACTOR WILL ll"ISURE TI--lliT POSITIVE AHO AOE.OUATE OAAJtl,l,G[ 1$ l,,IA.INTAJt~EO AT All 11Ll(S W!Ull~I Tl1E PROJECT lJM!T'S . THIS tMY ltlCLUOE, 8Ul NOT BE UI.IITEO TO, REPl.A Cl;f.t ENT Of! R£COUSTRU.:tlON OF fXISm~G ORAIW.GE. STR UCTURES Tt--'AT HAVE BEEtJ DAW.CED, REMO\I EO OR REGRADED AS REO UIRCD 8'1 'THE 0:GINEER. 18. AU. GRAVITY PIPES SHA.LL BE l}JO ON SMC'OTH CONTINUOUS GRAD[S WIT H NO UITECTABLE BENDS Al JOit.iTS. 19. THE CONTRACTOR SHAU PROVIDE; lvf( EXCAVATION A/ID MATERIAL SAM PLES N[CESSARY TO COt,JOVCT REQUIRED SOi l J.ND CONCRETE TESTS. ML ARRAOCE"I.IEtJTS A/ID ~CHEOUUNG FOR TJsE l'£Sl1UG SHALL BE THE CONrRACTOR'S. RESPGN!i!BILITY. 20 . flLTE#l BI.A/'IKET USEC WITH R IPRAP SHAU. BE A NON-WO\'tN GEOT£.'<TILE- 21 . ~l PIPE END TR~Ti,!ENTS SHALL INCLUDE: A TO£ WALL AT LE"ASI 1.5 FEET DEEP AND 6 1/l CHES TT-!ICK UNL[SS CONtJ[C fED TO ,-, COHC RET[ DITCH SECTii>N OP. A BEVELED ENO SECTION IS sP ECIFIEO. 22 . LINEAR FOOTAGE or STURM DRAIN PIP£S SHOWN ON PLAN sums INCLUDES SLQP[O PA.vED HEADWALL !F APPLICABLE.. 2.J_ BmDING & llAUNCH!NG: flEOOING & I WJNCHING L'J,TERIALS FOR PVC & HOPE PIPE St-!Al.1. BE CRUSHED STO tJ[. WHER E CRlJSt,[D !iTOtlE HAS E!EEN UTILI ZED FOR TRENCH FOUNOATIOt~. THE SA.~E. UATERW... SHAU BE USED FOR BEOOINC ,l,~lD HAUtlCHl~•G R[C,AA0l£SS or PIP E n PE. t:RUSH ED STONE SHAU. CONFOi.M TO 11£ ~TCST RE'lllS IOU or ASTM C 33. ~ ,IJ,dEl•lDED "TO DA n:. Civl.D>.TION JS7 (ASTM /57} VAR"'fJNC 1H SI ZES 1 /◄" THROUGJi J/4. AND SELfCl EARTH t.tAT£RIA.LS FOR llEOOING AND HALJ ►JC H l►JG SHALL BE AS SPECIFIED f"Oli 1UJ\l,L BM:Kf lLL BACKfllL INrnA L BACKfll.l 1.IAT(RIAL SW.LL OE SElECT EART H a,.VilERIAl5 OR Cf!USH EI> STONE AS SPE:ClflED FOR BEDDING A.ND HAUNCHING MArERIA.l.S, SELECT !JACKAL!. UATERlt..lS SHALL CONSIST OF flN£l Y OMDED EARTH, SfONE. OUS1, SA,ND. CRVSHEO Sll)tlf, OR Oll--lER Af'f'RO\/EO IJ.A~W. CAR£FULLY PtACEO AEOUT THE PIPE IN UNlfOR~ SI.JCC E£DlHG LAYERS NOT EXCEEO ING Sile (6) ltJCHES IN THICKNESS.. U..CH LAYER SttALL BE. lJNlf"ORl..ll'I PLACED AtlO r•~IPEO 'n'llli PflCof"ER HA.tlO lOOLS IN A. W.NNER WHICH WILL NOT OIST UR9 OR INJU RE TH E PIP(. 8A.Cl<F11.UNC: SHALL BL CARRl (D ON Sl~tVLTAN(OUSLY 0 11 BOTH S10['5, or lllE PIPE Ill A l.t.llt.JN(R WHtcH WILL PREV£NT INJURI OUS SIDE PR[SSURES rROM OCCUl?RINC. IF SUlTABLE snEcr MATERIALS AR £ tiQT A.\IA!L>Bt.£ FROIJ TRENCH 0:CAV•TION, TI-iE CONlRA.CTOR Will EE REO UI Rl:D TO 091Alt l 1H(M ElSE\'l'HER£". £ARTH ~!ATEFUALS IJTIU 4EO FOF. fNmAL EA.CKflLL SHiUl.. BC SUITABLE ~V.lERL'l.S SCL£CTED rROU UA.TERIAJ.S ElCCAV.I.TEO F"ROU TH~ rarncH SUITABLE MATERIAL S Stt,lll BE CLC,,.N mo FREE or ROCK LARGER lHAN 2-INCH(S .-.T ITS LARGESl DIMENSION, ORGANICS, CINDERS. SlUt.tPS, llt.l BS. FROZEtl EARTH OR ~1UD, MAN -LtADE. WASTES AHO OTHE:R W 1$UITABlE IAATERIAf.S SHOULD IHI: IM1£RIAL ac.w .. ,rn FRO ~ TI1E l"REHCH [l[ SATURATED. THE S,,,TURATED IMTEP!AL ~IAY BE. USED AS EAlrrH MATER IAL.., PROVIDED IT IS Al.LOWED lO OfiY PROPtRl.Y AND rT JS CA PABLE OF Mcrl\NC TT lE SP£Clf"IED COIJ PACTION REQUIR[MMS. WH EII Ill EC ESSARY. ltllTtA.L S..CKF1LL W ,ITRIALS Sf!Ai.L DE MOISfEt~E:D TO fACILITAfE COl.!PACnot./ 8Y i ALIP1 1J~. IF" t.tME"P.lA.LS UCAI/Alrn rnou l HE ffiEtl CH A.RE NOT SUfTAlll£ FOR use A.S IMTlAL £LI.Cr.fill W,T£RW., PROVIDE: srucr L1AliRIAL COtlFORI.HNG TO THE REOUIREM EHTS Of THIS SECTIQ U. 24 . COI-ITRACTCrR SHAl L PR0',,1 0[ COITTP.ACTOR CRACE AClft'l .lC SffilPING PA.INT FOR NfW ASPtW...1 OR COATED ASPHALT, 0~ CO/flRACTDR GRA.C•E A.CRYUC . ALKYD OR CHLOR0 4-\TCO RU!;O[R STRIP1 NG P,t,INT fOR Elo'ISTING ASPI--IAl.l A.ND CC,~lCRITE P1WEI.IENTS OR RE5TRIPING. L~KltlG PAIIIT Slii'ill SC APPlJto I~ uR'i' 11,IEAlHER Wl·ffN IW/E"LIEm ANO "TLI D.SPHCRIC 1£1dPERATURES ARE SOT DR A.BOVE (OR llfC. SP[ClflCATIOIJ$J AND ARE AtfTICrPAl ED TO RO.WN ABCM 50'r ft'R A. HOURS AfTEP CO ~tPLETI~ APPUDITIOI J ::, U"lil"f\Wll.15 IIN'l[R /,"""' ("-"" "''I 1S ~ MfilCl r lDJtS(. (.t.UiOl 4294) z•· ft.w.J CU&,11,7,1,ClQ) OiRD.MI SUl-6'Sf: (I.UlOI 821}. ~tr) 100:tASTV O 69!1 lli'E:-91E ~£~ 9«lJ.. H:l1DC TK UU'l..£Tr RO.t)';AI.. Of .W. 0:6lll4!l TOPSOl .r,,i.[, ~ {AS.I.~ 11} Al lfASf 5 l'lD IDGtfl 11€ PffOPOSa) PA\'[U[Nl .-.REAS. 00c:£ R.l H ~ ~ ~ BEDI Rll,!()y[D, fll'CAVATIOMS VA'.< E!E LIUfTtll JO ii--£ tUl'tl ~ t!) tt.5WJ. H ~ FIMllul1 Sf'.C ll.')N Ollll.lU£D ~ ~ P,'!'1'.al:)CJ ~6 J:lTut IO Tl£ tt:OIU,11.IICAJ.. l:EPOOT ll'l' SOJTl10:UI £>o'Tlt SOOCD CAlID 1/ti/l1 CHANNEl..Eil DRIVE ASPHALT PAVEMEITT SECTI ON ~ aa&O~ r..& CDIJii"SE jAl..001 IIB), ~iD !il5J: A.STY D 1~7 M 0 (w•) ~ U/A.'QJSf Sl8--8'& (Af,iOT !!2 1). ~ lD 100: 16ni1 O li'M W"TE:. ST~ 9fil. ~ Tl< COUi'l.IT[ Rf\Q,'...._ or ,lll 015l1 MI;; IOPSOl UO ~ ~ Cl AJ LElSI , rel 8EYDtn II-£ PROPOSOl PA~!.!flJI AFJ.5. o,,n 1.1.!. ~ ICJl:.S!.Wa!; ~ti'£~ RCW'tto. 00:,.V,\ll()IIS W.'1 SE Ul.lfltO TO l"l'f. ~ ~W n'1 L5N.!. ilC "3-').!l)ol P£Vtl,IOO S[COOII OIJTUlto ~ ~ Alti9eil ~ lii8'5I m TJ£ OO)TtOffCAI.. llli'ORf B'I' SOJlttERH £1,il!t:,t ~ '!:.m:11-i/H/U PARl<ING AREA ASPHALT PAVEMENT SECTI ON IDll~IO.ol cmrmu ••~rf ~JV,SOCPK....f .....,,..,_,.,,,,,...,._ """ .(::0 ~11g;i:=-;;:A.~~ (~ ~ ""~ P-,.;i,.1'6 AAfJ,. l8'7!P.ilcll ~ n, et l"Uit6 il eo «-PFtS, oo IMR1 umo oo s11rn rt:-7...li"} TYPICAL PERVIOUS PAVEMENT SECTION 2 3 . ---------------------------------------------------------------------------------------------------------------------------- PLAN VIEW P LAN VLEW I SO METRIC VIEW SIDEWALK HANDICAP RAMP (PARALLEL. 00\JB~ ~~ 5 4"COI-ICRCTEs«>DO.LJ:.2B D.t.Y '00DPSICOHCI\CTE Al h 6~6 'A"NF ON ·SITE SJDEWAU( -SECTION 8 CONC RETE CULVERT TttROUG H WALi! 11 P.D.1i:M KUCHEIJ POIIIIOII (.•r PIPL CONCP.ETt Pl?£ SH\ll 5E emuo SY- ~ AF!Ul S!J)P[ P.\"1 rA:; ws Br.DJ PV£CD AUO 5.UmCOfll.Y ~ED w.llDFHSK>K.liV.rBE'1ECBS,1,F,'1 2·-0· """"" ~-~:,j~_:=:~"t=t!{j~~ttt+=~~=i 1;] i nr i;·..t.• 12.g • W"....!!t.n&..{nEl.DCUI) FlllSHED GRADE CONCf<ETE EN D VIEW COi.iP. SUBGtW)f 6" CURB DETA IL 6 e NCNA.SFJW..1 •/ AS PHALT CONSTRU CTION JO INT fl.l.S . 9 CO NCRETE DRA INAGE FLU ME ,-. r 12 BUIL!llNG "-'LL SIDE VI EW SLOPE PAVED HEA DWALL H.J.) TYPICAL STANDING CUR B DETAIL AT SI DEWAL K r . I ,-t"C>C'lilDi: (roar :illl} {.;al'.J P"J)(5l! C.O I) ~~~~~ 4 7 EX. .n ASKW..T FV\11 1/2" O:PAAS>OH """ CONCRETE TO ASPHAl T SECTIO N 10 ... ., MUBOW (fl!lJJ"""YJ .l'Lll!: ,u.s. TYP ICAL ROOF DRAIN CONN ECT~~~ 1 3 ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------. -------------· -------------------------------------------------------------------. --- ~ G \S IE Cot.SUI. ntlC EHaNEatS Gt.dc:')tt~~.., •11n .... 111.111JJ\u,,,..-1,c.,.. •• ,1~•~ol.or ,T~!4M-._.l 161larret.S:!S:reel Suila:201 -MS :>EJO P228.374..l .t,(8 (1) Q. 0 .c !o.... l\1 LL :::t:. _J C <( l\1 ai m c.. 0 a -E "iii lL C ~ E E 0 0 PUD ;Pn;..;:tNo 170(.5 •Dale 06~2JJ7 : nra..n 1HC :cre::.:ed S\G : RwT n.._.._.,DOl"Fa:rt:q:e n.,,;,,.eann..i, C-3 00 OV<.DETAIS SJGT I CF2 ---------------· ----- NYLOPLAST 12" DRAIN BASIN: 2812AG X (1. 2) INTEGRATED OlJCTILE IRO N FRAME & GRATE TO l.\ATCH BAS1N Q_O (JI VARIABLE INVERT HEIGHTS AVAILABLE (ACCORDING TO PlANSTTAKE OFfl MIN IMUM PIPE BUR!Al DEPTH PER PPE MANUFACTURER RECOl.1!.1ENDA1JOt~ (MIN. MANUFACTURL\'G REO. S.W.E AS 111,1_ SUllP) WATERTIGHT JOINT (CORRUGATED HOP E SHOWII) ( _J (..,. ____ (4) VARIOUS TYPES OF INLET & Ol!Tl.ET ADAPTERS AVAR.ABLE 4•. 12' FOR CORRUGATED HOPE (ADS N-t2/HANCOR OUAL WALL, AClSfHANCOR SINGLE WAU), N-12 HP, PVC ~EWER (EX: SDR 35}, PVC DWV (EX: SGH40), PVC C900ICS05, GORRUGATEO & RIBBED PVC THEBAGK FILL L-1ATERIA.LSHAU. BE CRUSHED STONE CR On@i GRANULAR MATERIAL l--lEETUIG THE REQUIREMENTS OF GL\S5 l Cl.ASS II, OR CLASS Ill MATERIAL AS DEFINED IN ASTM DZ321. BEDD ING! E!ACKFILl. FOR SURFACE DRAINAGE INL.EP.i SHAl.L:E PLACED a CO MPACTEO UN/FORMLV IN ACCORDANC E wm--t k,IM om-,._ I . GRA.TES/SOUDCOV!=RSHAl.l.BEDUCTll..flRONPERASTl,,I AS.l6GRADE7Q-511-05. TAAFFIC LOADS: CONCRETE SLAB DIMENSIONS ARE FOR GUIDELINE PURPOSES ONLV. ACTIJAL CONCRETE SLAD MUST BE DESIGNED TAKING INTO CONSIDERATION LOCAL SOILCONDmONS, TRAFFI C LOADING. &OlltERAPPLICABLE DESIGN FAC TORS . SEE ORAWINGN0 . 7001 -110-111 FOR NON TRAFFIC INSTALLATION GRATE OPTIONS FEOESTRIAtl STANOAAO SOLID COVER PEOESffilAN BRONZE COME DROP IN GRATE (3) VAR~B LE SUMP DEPTH ACCORD ING TO PLANS (6' MIN. BASED 0~ MI\WUFACTURING REC .) LOAD RATING PART # DRAWI NG I MEETSH-10 lmcGP 70lll-l10-202 MEETSH-20 l299CGS 7001•110-203 MEETS H-20 1299CGC 700l-110-20t w, 129;CGPB 7001-110-205 WA 12!19CGO 7001-110-200 UGHTCUTY 12il 1DI 7001-110-021 WI THTH EEXCEPTIOtlOF THEBROHZEGRAfE THISFRlfiDSCUE:35l:li.Rf"IMTIEil-NWi-l CH ORAWNBY EBC MATERIAL l1ll~AVE- BUFORD,GA:Jl511 PHtil(77f),J:l--2UJ FAX (77fl !Jll-2.'1!1 2 • FRAMES 5HAU BE 00CTU IROtl FER AST\I .I.Sn GRADE 71!-SiJ.OS fM..M.JST fASl?:o"allEWn'P.GilS TI-f.REC:U'f l -OAAINt'!ASIN TOB!:CUSTOM MAUIJFAC TlrR£0ACCOROINGTOPLAHOETAI.S , O.l:PO:S:st550!iCFTtfSniti.:T 005SllCTco.FEl D~TE OJ.mi; RIS!:RS /\RE IIEEDEDFOil. RASlNSOVER 84" DUElOSttlPPING IIESffl!C I IONS. liiA.~Cr-ll..ltBS£T.-EI.EOrnf:~~ SEE DRAW.NG NO. i'D01-1 10-065 l'EDOli1Clt.1!.F.0?.W..i"Ell'90ffllSE'EN REVISEOBY NWH PROJEC TNOJHAME 4 -OAAIW,GECONIIECTIONSTUSJOINTT!GHT~ESSSHAllC011fORLI TO ft:P~TI:JHOr7H5mMClSA1«rHliil.'ATIDJt ASTM0l21'ZFOR CORRVGATEDf.l)PE(AOSN.12JHANCOR ou;.,LWALll. c.,ONTIJ!6UBEN CRU.~~..-it&Ea:,.. .. -y DATf Ol--11-16 U·\2 1-1?. & PVC SEWER. AlITD.En5SROV.r.Rn-EC'SCI.D6!.RETOOTtBIS 5 -~:~sR::~~;_!~~~~~~~~g·~~~~,~DETWmlE~t:NR.~ ==~L~HITT3c!.~""---· .. --.--f-,c..-1.£-,-,,-,-.-HE-.-,-,-.,-1--fr.,..-,-.-. ---,.-.. -.,-... -.. -,---... --.----1 --~-1171.E 12. IH DRAIN eASJ.~ QUICK S?E C INSTALLATION OEIAl. NYLO PLAST STRUCTURE {D RAINAGE BAS IN S a JUNCTIO N BOXES) lt.f.S.. .. 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Ol\.'ll'_ Ran VBUfY , ~ :.~;o:~~2;~;R 15 RESPO N518l£ FOR ENSURNG F'OSffiYE DRAINAGE. -t~ NORTH r ~ l!;;;~;;:~;;g;;~;;,;;;~;;::;;N;;~;;~CA;;TO;;p;;~A;; 3 ;;;~;;IN;;1:;;:c;;\~;;1':::=ED<A;;I\ID=T;:_"""'-;;Y;;Of=·A;;NY=D;;&ll=EF;;ANCl=;;B=,N======================================================================================================';;~=;;./==;;!J •-, " ul ~~:~~b ~;~~~c~LNr~~~ DEMOlfTION. nEESAV-dR..~VA L ~~~;~~g-sA~~i!i~~~s~;1~~~~1~:E~F~c_:~oNs. '-• UT ILITI ES, GRADING. DRAINAGE. & HARDSCAPE. GAAOEING. DRAINAGE, HARDSCAPE.. AND STRU CTURES SCAlE. 1,,c-a 1-a (Dr-~c-:,_,-E_E_P_LA_N_T_IN_G _____________ ,-_,,, BUl.OiNG f,l,CADE OR WAU Sll:U.}J5TOb£Fl»ITEil l"HlGHFll - n-lANRNinlGMO[ §Oil!ACXfl..lA5Si~f1(D\VfT H - l'D.TIU2D. TAI~ AS5PECIF!f0 ,t,T MTE KIi tV.NJi'ACiUUli Sl'EC:IIKATIOll:i. 1.KUOI AA.CMBEO IDG [ Of \OD, WAI.it Ok am1 \ l"OFl'UOi/\'iSl'fOtl(D , ' t ,,...,,. ..,. ,;..,., ..J. I • \ . ' t.lOTE:: I.ANDiCAP!: CONnV,0"0"-15 kES~OMUU To Bm.Jf.E l'QSlTIVE OitA~'IAGE!~l lli DIUCTION5 oU.IOAWAT rP.Ol1AlLIDUCTUIB ®-~,-~_RU_B _P_LA_N_T_I_N_G_D_E_T_A_IL ________ ., __ 01 IUl.DINGFACAOfOfl. w"u -----~ UtlDISTutlSlDSUl!GMOf ------, MOTl'. L~5~ Co«11V,C f0k IS WPONSl!U t o 8\!Smf POSITh'i' DiVJNACE LN ML 01kECTIONS ,t.NQAWAYFF.OHAU.STAUCTUJIE. l \ r:;'\ GROUNDCOVER PLANTING DETAIL 01--------~ L,'--(,i~ 3' tMO< IQ l ~ 1· 1.OWtJI IH.0-1 F'"~Gq,\OEATIDG.: CIOWN t'MCHASSHOWt,TO --~~~:.:~::=E \ 5UlGAADf t .. 1 I uon. 1Mrnt BlCE SHMi !IE 1..0CA rm AT -'1..1. ~fl AND HAkD EDGE5.. 4 1----------0 TRENC H B ED ED GE 'l r.;. l..ANDKAf'E NOT~· I Tltis-~ea,on cover, f11m,~v11g 1nd 1111allKl1 ~U l.an,:l!a~ pl.Jnl3" ~ r'°"1)1.ani n~Let12.k ca~.,r~ bJ rl£ !hv.ir'f'I ~m:1 mac ,pl!CifiolinM Tl :e wol'\: sJoll h.dta:h: Jl"DU:l'bk. bhn,, c,quiptl'IC.l'tt .u-,J ,"rvitc. ~ lbcrlbcd hc10::L"' .i.lld lndlut,:d t1n lM d1.,,.✓,np.Ab<>. m,, work ,t.tllii,dudc the m.1i11~runcr. rifaitl fla,u a..~ F,Wlll"l vou 1mul actcpt:w;.,. by th11i O wner. and rullillmc:;nl of 2ll pr.antc11 provisioru ;u ~'lp~d. 2-ik:lon;: bC(lnnl!,JwDrk. the conu-.rtor dull thorouzhly~wlnt hlm,dfwith the oik~ 1lt:: CDlld:tiDru :ind pmpwecJ plan1. Tii.e !nc~111 JD pn:ivlde .:t 5moa1h u:mtltion herween ulul n1 tonf'lJCnl d~L l!l"II LC1 ,,~in and Ult: 01:W HUI ~tire.I With m,~imat ~!,C 1.0 cxinin.g 1rct1 Uld~n_ J. Ca.naw k u .:adc ,.w:r.rc or :r.cM vi:hrin;c 1.mJicr c,ound udlido.11 b th.. comr.xn:in rupc,ruY.c, n:i, lami!Qr11c ~1mulf wiUI the toQllon of n1d 11.Wllic and o\hcr o!mrunil:m,. Tiu:: ~ .. ,.,or ,i..11 1....,,11ti.r;u9 'l"d "trily. I" lho fir.Id, 1h1> ... st.,..ce wd location of 'Ill uol=tie, and.,,.,, ~, it•lc•dcn plplnt, u,d rnkc n=RfY preautic111 m p.t,:vcrrt their OOwrmntt and .,.,.eld ~ of un-..lca.. Cont1.icLC1r ts re1poniiblm. for cdUng :,.pproprbtc llr.e lecniOfl nrv,~. All ~ uo~tiu 1twl be rep!:r,,;e,d m o---en A111ilactian l:y cor,cr.u;tnr with n.Q atldioonal clwirg~ mfHl:'f:.r. 4. D~tie:I b.uwun 1ite. eur.ditloru. ;,nd c.ondiUom on pbm 1h:r..ll bt: i::oll n:, {he auenclon 0 11tw, 0--1111<1\t.dI"~· S. &mire l'~t!.!. mill be. •~ror11d ,n rli!!d prior 10 1!~1111<111 lft)' wo,I,,. Oftcn:pam;ie,; 1hall ba hrgo.cfh 1 ro d o: biahe,,pt ::ud,l1«.u arn:.1,don ll(llncdi.,1.to:I;,. la~npc COl'llt;,Ctor Q:J prnYld,, fine. f',ldln( m CIWII! posiUVC dnN,i:c 6, The ~aix: an:l>i1tet 1h•II havo tlllil: n,:ht 10 n!ittt iltl7 ..,d ilB work .od/or ~wrbh ill any Slli,e of ~acu wt,lcl, it, hi, oplt,icn do not meet d,c r-cqLllti:mentI of d'>oe p~:i illlcl 1pccir:c:Jon.1. Such IT~ mrn:rbl .sh,,n be 1-,:sno11o,_d fmm the ,he lmme1h1,bdy ilfld r-cpLm,d with uceptwlc ri1.m,rl.rl.. 7. U/ICCJ.I)• conlnCtar is rc.:pa ru 1bte fDr obuinilJlall Jtil~-..nd loal pumiU lnd licerues rci.ut.·ed l opelorr.,thi,worto.. !i ~c a:,ntnaor !lwl ~hide by .ioll m,.a, .om.I WI '-s ;111d ord:1w1CQ.. Conti~m• 11.:ill .a11a n..•c..,.. to FOA or AM ,11Jide.11nu If ~pplic.abk. 9. All -no. JN!II co,nply with U'le eurruit ediuan of doc ~candlrd Bu~c!I~ C.:.dc pub~shed by the S!d.~ Bui!di"! Wide C..n,:r••l lt11..1:rmi1iorul. Inc. 10. TQ(::IOI ,..,_a be ~•1dyll1m11 rurut.d, li'l&b~•nd fi:rtil~wltflil PHofSSto 6..5 . Tcp10H1'wl be free mH'r! reotJ. 1tor11:1. clchrh , no,cloUJ wce1h, or ilOY 1u!111.:>nca t-mful u, pb!lt growth. Qu3'h.7 or Top;oil tt., bf! .oppro,Dd by Land1:;,:,0Architect. I I. Ona: dd~n:d:., the: :ilte, die oo~ctor ii rc.ipo1Uiblc for d,c prou:crion. lnclud:nc theft. of 2.l'IN.~ 12-llv, br.mc:;a:ie-pl.In 11 lo ,e,,,.I! 1: a pide. for inu.iolbtion. Reid 1d,umnent :ind d w1rcrto l;yout ~be.nude by LMl!Bapc An::hiLca. 11. 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"'IOllfY t..At,.'DSCAPE AROIITTCT IMMEDIATELY OF ANY O ISCREf'ANCIC tN DRAWiNGS O R FIB.D CONOmoNS. a REfEJ\ TO AR.Gt I CML FOR. ALL OEMOUl'ION, TREE SAYE/REMOVAL, UTll.JnF.S. GRADING. 01V.f-.lAGE. a HARrnCA.rE.. l" C...Hlr~, ID Hl.t'r,. l'IUl'ido!: Fhar..lorJ.ppr...,.,i: m! ~ ~ l pl J&"aL G.--nt.Nunffy l',....W.,.~ ftu"'W'<N .... ~.....,,,. ... l!otuud ISpl -.a"o.c. Gl"llm.lNunoy l"f-.do:P"-:.:s kM-,;>f'anli#~.........,ry11 nt>1.1MO l pl '18"0.c. 1,PI 1~•.,c n..-o..d Pt.....,,.pl,,:r.-bo J.rfnl'Oll 11 spuiiad ~ 11 "-=' """ COtrl ~ F..EHAW CITY OF FA IR HOPE LANDSCAPE REQUIREMENTS: PEA1MfTEll R.EQU lr\.EMENTS: Rood Fronltl&C Fc~t ~ 266'n0' = 9 TreH., Firv. lS ~ of trtt. O"NlitL Rem:iini111 Pi!rime.u:r ftM = 7◄2'flff.: lS TM!!rl!!:1 Puking Requl~rnenu (I TreelllSpaices}::]] Sp.w;,slll = l T~ T oul Exi1tin,: Tr ee Cr~i,,; = 6 T oul T rc115 P.e.quir ■d = 9 frDnDge. (Ow=UWJ) & ll ~/~ lot T ,_ (At l.uJt 50% Otmtc:rry) EXISTING TREE CREDIT TABLE TI.EB l'!l;OPO'i"ED 1'0 ll£NAIN li"Pc=t JI=] H "l'eer,,, /1:c l u·,.. l7'!'\nl! 11=1 1,·&nunP.&dCd..-fl •◄ IO'o,~ f!"I u·ow 1t=1 TilW ,11.a PO'!iED roil "-EMOV.-J=: ,o·l'I.,._ "*, J.f"Pr.cw, fi"l H ""-an fi,i J ,.., ® Know what's below. Call before you dig . ~ ESPALIER ~la;.LLC .P.0.8a~ I.HJ Faiitba.pit..Aua.-XS"JJ F':l.51.151,lSIIIO cspa!IO'de& .. .- ~ z <( dl >-1- z :::) I:: I:: 0 u LAND SCAPE DETAILS ~==================================================..!~ Project Name: 401 N. Mobile Street Project Type: Rezoning Zoning District: R-2 Medium Density Single Family Residential District Requested Zoning District: R-4 Low Density Multi-Family Residential District PPIN Number: 43234 Property Size: 102' X 728' General location: 401 N. Mobile Street Owner: John and Annette Sanders Applicant: Annette Sanders Report Prepared by: Wayne Dyess , AICP Recommendation: Denial 1 City of Fairhope Planning Commission December 4, 2017 Case: SD 17.18 401 N. Mobile Street Leoen d . _ ..... _. •••H• $1>Djit',:t ?ltC.I • CITY OF FA IRHOP E ZONING lonki g W,r ll i~1Rti,:n -R-4oltu::ltlll.ill/AQ,na.J:.., .. Qdlna R-1 t,.11wD 11u tySf'l~t -f1m~, mm 11 ,,,:i C]Rtt ll) R-2 Medum0tfl•tyS f191 1-f1t:'.,'f -li -l "o;/IO eMq,5,ni,11!.famty ;{.] PQH l'ltlOIG atcenSl'l9lthm1r O il-? ;i; ov.r1~oij s.sri~1rll8,y -R ◄ uwOt n.Uy1A .. t1J 1-'11.I), R-! Hqi,O e,r,tyO,·ae lr19 lkt,:ai:1111 -l!-1 Lt1-:..tSr.c~pi1190•1~c ll-2 Gtr,er•J ih1 11nu 1 Ontn a -5-!o •~s ;;u,n Lcdgt19 011,:.,a -!-?I) r c~1111 Ru :f\ Ct1111mt ro ll5c:va Ootn a -!!i -' e~1111 c,..a."a:l l'rt1 luson1I0 19ne1 .U.JL1i1!1JnOu1tn1J01,u,a -~-1 ~1:t.rg :JUD Dw:nadUntOe·-elOt:ll'ltfll ZC 17.18 401 N. Mobile St. -Dec. 4, 2017 Summary of Request: The applicant is requesting a rezoning of 102'x 728' lot from the existing R-2 Medium Density Single- Family Residential District to the R-4 Low Density Multi-Family Residential District. The Fairhope Zoning Ordinance provides the following: R-2 Medium Density Single-Family Residential District: This district is intended as a medium density single family urban residential district, with lots of moderate size. Lot Size and Density: 10,500 square feet per lot Use: Single Family only R-4 Low Density Multi-Family Residential District: This district is intended to provide a medium high density single-family structure and two to four family units to a building structure. Lot Size and Density: 10,500 s.f. for two dwelling units plus 6,500 s.f. for each additional unit/ 7 UPA Use: Single Family and Two Family by-right, Town Houses and Multiple-family/ Apartment with conditions. Comments: Rezoning's shall be reviewed in accordance with review criteria found in Article 11.C.1.e. of the City of Fairhope Zoning Ordinance. Criteria -The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Staff Response: The Fairhope Comprehensive Plan says the following: "The immediate areas around Villages are to be more dense (more units per acre) and then transition to lower density development patterns 1 ." The image below is the Preferred Plan Concept established in the Comprehensive Plan 2. 0 1 City of Fairhope Comprehensive Plan, page 34 2 City of Fairhope Comprehensive Plan, page 33 2 ZC 17.18 401 N. Mobile St. -Dec. 4, 2017 LANO USE LEGEND : c:::::::i] ww.,vi,,:u., SY MBOL LEGEND · 1c::::::1ac l<!JlJU;V-.: -, I -· The subject property is nearest the North Village Node where the Publix is located. The development pattern around this village node is more dense as prescribed by the Comprehensive Plan. However, the subject property is located well outside the area of dense development and is located in an area predominantly single family residential. The requested R-4 zoning will introduce a higher density and a housing type such as apartment/multi- family which is inconsistent with the Comprehensive Plan. (2) Compliance with the standards, goals, and intent of this ordinance; Staff Response: As stated in Zoning Ordinance the purpose of the ordinance is multi-facetted. There are two particularly relevant purpose statements related to this rezoning: "to promote health and general welfare 3" and "to prevent overcrowding of land 4". This rezoning has the potential to disrupt a well-established single-family neighborhood and alter is character significantly. {3} The character of the surrounding property, including any pending development activity; Staff Response: As stated previously, the character of the surrounding area is single family residential. The introduction of R-4 into an area predominantly comprised of R-2 Single Family residential would be out of character with the surrounding properties. (4) Adequacy of public infrastructure to support the proposed development; Staff Response: Staff does not feel that this rezoning would pose a threat to the adequacy of infrastructure in terms of public utilities. 3 City of Fairhope Zoning Ordinance , Article I.B.(2)c . 4 City of Fairhop e Zoning Ord in ance, Article I.B.(2)e . 3 ZC 17.18 401 N. Mobile St. -Dec. 4, 2017 (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Staff Response: Staff does not believe that this rezoning would pose a threat to any natural resources. (6) Compliance with other laws and regulations of the City; Staff Response: Staff is aware of a code violation case regarding the subject property related to short term rental of the subject property. {7} Compliance with other applicable laws and regulations of other jurisdictions; Staff Response: Staff is unaware any violations of laws or regulations of other jurisdiction . (BJ Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Staff Response: The R-2 zoning district does not allow short-term rentals 5 . The proposed R-4 does allow short term rentals. The introduction of a short term rental property into an area predominantly comprised of a traditional single family neighborhood would introduce a use and related impacts that are inconsistent with the character of the area. The area of North Mobile Street is predominantly zoned R-2 (please see zoning map). The R-2 zoning is exclusively for single family homes, the proposed R-4 allows single family, two family, town houses and apartments. The introduction of higher densities and multi-family uses are inconsistent with adjacent properties. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Staff Response: The R-2 zoning district does not allow short-term rentals. The proposed R-4 does allow short term rentals . The introduction of a short term rental property into an area predominantly comprised of a traditional single family neighborhood would introduce a use and related impacts that are inconsistent with the character of the area . The area of North Mobile Street is predominantly zoned R-2 (please see zoning map). The R-2 zoning is exclusively for single family homes, the proposed R-4 allows single family, two family, town houses and apartments. The introduction of higher densities and multi-family uses are inconsistent with the surrounding neighborhood. Recommendation: Staff recommends that Case No . ZC-17 .18 be Denied due to failure to meet the criteria provided in Article 11.C.l.e . ofthe City of Fairhope Zoning Ordinance. 5 City of Fairhope Zoning Ordinance, Article IX . Section C. Definitions and Interpretations Short-Term Rental: Includes any person, firm, entity, partnership, trust, corporation, association or organization that is renting a dwelling for less than 30 days are not allowed in R-1, R-2 and R-3. Short-term Rentals shall only be allowed in the B:1, R-5, B-1, B-2, B-3a and B-3b zoning districts . Short-term rentals shall be subject to the Business License Code of the City of Fairhope. 4 ZC 17.18 401 N. Mobile St. -Dec. 4, 2017 Page 4 of6 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner / Leaseholder Information Name: Aw\n-e,.,,--1:±& ~des~ Phone Number: (p4---l-2..Sb-034b Street 1}.c;!di:ess: 1-o / N MvlrJ i le., s: . City: f--al.-1 '<' e..... State: 141 Zip: ~3-0C..CC5'-'3=------c..1--____ _ Applicant / Agent Information If different from above . /N9farized letter from property owner is required if an agent is used for representation. Name: & I-\ Phone Number: Street Address: City: __________ State: ___ Zip: Current Zoning of Property: _R~_--_2..~~~~~------------ Proposed Zoning/Use of the Property: R -4 Property Address: 4-D l /\J 1rv lob,-1 (~-€...,~___,,S.,-.rf-.--------------- Parcel Number: (55 -~ b -Qo -?,7 -O -oo; -O I LI , ooo Property Legal Description: Reason for Zoning Change: 'Sh .fJ v-± t e._V' wt V'-evtl'-q.__\ Property Map Attached <@;, NO Metes and Bounds Description Attached YES NO Names and Address of all Real Property Owners within 300 Feet of Above Described Property Attached . YES NO Cha,racter of Improvements to the Property and Approximate Construction Date: ____ _ /vD JA e.. /\1 e.-w ~d Zoning Fee Calculation: Reference: Ordinance 1269 I certify that I am the property owner/leaseholder of the above described property and hereby submit this application to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this applicatiBn. !+vt V\ -e__-tt: .e ~vd 0{' S a, t\rl ~ /tJr,L,;,~./t~,Y Property Owner/Leaseholder Printed Name Signature Date Fairhope Single Tax Corp. (If Applicable) Terry E. Passman, MD 400 N. Mobile St re et Fairhope, AL 36532 November 20, 2017 Emily Boyett Pl anning and Zoning Director City of Fairhope 55 5 S. Section Street Fai rhope, AL 3 653 2 Dear Ms. Boyett: My w ife, Susan, and I are very much against any change in zoning from the present R-2 designation for the North Mobile Street area. This has always been a quiet and secluded neighborhood, and we w ish for it to re main that way. The gravel road from the end of Grand Avenue South is on ly 1 lan e wide. Lately, si n ce Ms. Sanders has started an Air B&B, there are ca r s on the road that do not follow the co urtesies that the neighbors do. The area cannot safely tol erate an i ncrease of traffic flow. Wh en Annette Sanders originally told me that she was going to build a garage, she said it would include a small apartment for herself so that the bigger house would be available for her son and his family. Clearly, this was described as a plan limited to fam i ly only. I understand she has now built a com mercial establishment with gam e rooms and a complete kitchen. I believe the building itself does not confirm to the original plans that were submitt ed to the city and approved. It appea r s there was no adequate final inspect ion. The structure as it now exists is large and b locks rny vi ew of the Bay. If the structure is larger t han what is allowed or does n ot con firm to what was originally approved, I request that she be forced to reduce it in size to appropriately conform. I specifically request that several inspections take place over a period of 1-year to ensure that Ms. Sanders complies w ith the decision of the planning commission. While this may not be in the usual format regarding compliance, he:r previous actions create a necessity to ensure proper compliance. Si n cerely, Terr y E. Passm an,~~ Emily Boyett From: Sent: To: Subject: Brad Morgan <bradman5150@gmail.com> Tuesday, November 21 , 2017 9:29 AM Emily Boyett Case ZC 17 .1 8 Dear Fairhope Planning Commission, I received your letter dated 11/16/2017 regarding Case# ZC 17.18 (PPIN# 43234) where our neighbors John and Annette Sanders are requesting to rezone their property from R-2 to R-4 to allow short term rentals. As you can see in their listing on Airbnb (https://www.airbnb.com/rooms/13634680), they have already been renting their newly constructed guest house 3-4 times per month since July of 2016. We do not support their request for rezoning. While there has been additional vehicle, pedestrian and pet traffic in the neighborhood and on the beach from their guests, it has admittedly been only a minor disturbance so far. Due to the large number of children on our street (Grand Ave), we have collected funds to install speed tables to slow vehicle speeds, but having this rental property near the corner of N Mobile and Grand Ave has definitely increased traffic down our street. One or two additional cars per renter is not that significant, but if this rezoning is approved, it sets a precedent that will surely lead to additional requests. All of the properties on N Mobile are ideal locations for airbnb or vrbo. It is not a stretch to envision 15 or 20 short term rental properties in our neighborhood in the future if this request is approved. Given the proximity to all of the activities that the Gulf Coast has to offer, this will undoubtedly include people here to celebrate -including birthday and bachelor/bachelorette parties . Fine for a hotel or resort with security and staff, but not for a residential neighborhood . I'm sure that the Sanders have the best intentions, but airbnb/vrbo have no screening processes, and there is no way to ensure that guests will show the respect for our neighborhood environment that we as property owners do for each other every day. We purchased our property and built our home in 2014 because this was a small, close-knit neighborhood with no thru- streets. We feel that the tranquil and safe environment that our single -family residential property owners have created will only be impacted negatively with this (and almost certain future) rezoning approvals. Thank you for considering my input, and please call with any questions, Brad Morgan 204 Grand Ave 251-408-1113 1 Emily Boyett From: Sent: To: Lisa Carter <lisalcarter450@gmail.com > Tuesday, Novembe r 21, 2017 11 :36 AM Emily Boyett Subject: Fw d: Rezone Property Request Sent from my iPad Begin forwarded message : From: Lisa Carter <lisalcarter450@gmail.com> Date: November 21, 2017 at 11:06:18 AM CST Subject: Rezone Property Request Emily, We received your letter regarding the property zoning chang e from R-2 to R-4 at 401 N Mobile Street. As you are vey aware, we have been in contact with the city about this property and their business they have been conducting (illegally) since June 2016. We are fully aware the property owner finally obtained a business license but appears to continue renting out weekends. We absolutely in no way want this zoning request granted. We will be at the meeting Monday, December 4 . Lisa and Doug Carter 450 N Mobile St Sent from my iPad 1 Terry E. Passman, MD 400 N. Mobile Street Fairhope, AL 36532 November 20, 2017 Emily Boyett Planning and Zoning Director City of Fairhope 555 S. Section Street Fa i rhope, AL 36532 Dear Ms. Boyett: My wife, Susan, and I are very much against any change in zoning from the present R-2 designation for the North Mobile Street area. Th is has always been a quiet and secluded neighborhood, and we wish for it to remain that way. The gravel road from the end of Grand Avenue South is only 1 lane wide. Lately, since Ms. Sanders has started an Air B&B, there are cars on the road that do not follow the courtesies that the neighbors do. The area cannot safely tolerate an increase of traffic flow. When Ann ette Sanders originally told me that she was going to build a garage, she said it would include a small apa rtment for herself so that t he bigger house wou ld be availabl e for her son and his family. Clearly, this was described as a plan limited to family only. I understand she has now built a commercial establishment with game rooms and a complete kitchen . I be lieve the building itself does not confirm to the original plans that were submitted to the city and approved. It appears there was no adequate final inspect ion. Th e structu re as it now exists is large and blocks my view of the Bay. If the structure is larger than what is allowed or does not confirm t o what was originally approved, I request that she be forced to re duce it in size to appropriately conform . I spe cifi cally request that sever al inspections take place over a period of 1-year to ensure that Ms. Sanders complies with t he decision of the planning commission . While this may not be in the usual format regarding compliance, her previous actions create a necessity to ensure proper compliance. ~ Te rry E. Passman,~ Emily Boyett From: Sent: To: Cc: Subject: Priscilla Comer <jpcomer@bellsouth .net > Tuesday, November 28, 2017 11 :03 AM Emily Boyett Priscilla A Comer Airy Heights business shutdown As a long time residence of 32 years I am appalled and disappointed that someone has come along, yet again to try to start up rezoning noise. Please be clear that we are in strong opposition to the rezoning request from 401 N. Mobile St. they have to try to operate short term rentals. The very thought of rezoning for this business is totally and completely unacceptable for all reasons. There are no reasonable or rational thinking explanations to be listened to in order to accept rezoning for a bed and breakfast business in the Airy Heights area. To allow it only opens the "can of Worms" to more of the same. Please accept our adamant plea against allowing rezoning that allows short term rentals in Airy Heights for any time . Please do not allow them to continue to get away with this operation . Very Sincerely, An Airy Heights neighbor 1 Emily Boyett From: Sent: To: Subject: Dear Emily, Melanie Beiser <mjbeiser29@yahoo .com > Saturday, November 25 , 2017 4:28 PM Em i ly Boyett Zoning change I live on Grand Avenue and I vehemently oppose the zoning change at 401North Mobile from R-2 to R-4 requested by John and Annette Sanders . I oppose any short term rentals in Airy Heights neighborhood! There are 13 kids living in Grand Avenue alone and we just raised $3600 for two speed tables! I don't want to see increased traffic in a residential neighborhood with kids playing! Please do not approve this!! Thank You! Melanie Beiser 203 Grand Avenue Fairhope, AL 36532 251-604 -8511 Sent from Yahoo Ma i l for iPhone 1 Emily Boyett From: Sent: To: Subject: Emily , Bryce McMurry <bryce .mcmurry@yahoo.com> Saturday, November 25, 2017 11 :18 AM Emily Boyett Rezoning of PPIN 43234 I'm not sure we'll be able to make it to the rezoning hearing for PPIN 43234 (401 N. Mobile St), but we wanted to make sure our voice was heard . We are not in support of seeing our quiet neighborhood being converted to support higher density . It seems the Sanders built a second home on the property and have since started renting it as a hotel. I don 't fully understand how they were able to get the approval to build the additional home when the zoning clearly says single family . There are a number of young families in the neighborhood and we have all just banded together and paid $3600 for speed bumps in an effort to reduce traffic and improve neighborhood safety . It seems to me that increasing the neighborhood density to allow for commercial business traffic is contrary to our collective goals of providing a safe place for our children to grow. We strongly oppose this rezoning . Thank you for hearing my thoughts . Bryce McMurry 505.440 .1192 1 Project Name: Camellia at the Colony Project Type: Rezoning Request from: Unzoned, Unincorporated Baldwin County to Tourist Resort (TR) District Jurisdiction: Fairhope Planning, Police, and Permit PPIN Number: 72845 General Location: The west side of Battles Rd, just south of Watershed South subdivision Engineer: Hutchinson, Moore & Rauch, LLC Owner: The Teachers Retirement System of Alabama School District: Larry J. Newton and Fairhope Elementary Schools Prepared by: Nancy Milford, Planner Recommendation: Approve with conditions 1 City of Fairhope Planning Commission December 4, 2017 Case: ZC 17.19 Camellia at the Colony ZC 17.19 Camellia at the Colony-Dec . 4, 2017 - Summary of Request: Public hearing to establish initial zoning of TR Tourist Resort District conditional upon annexation into the City of Fairhope. Site History: The Tourist Resort District (approximately 186.2 acres with a total allowed density of 637) was approved in 2010 with multiple development zones, including a recreational zone, a low-rise zone, limited commercial zone, a mid-rise zone, and a high-rise zone which were presented in a land use map. Updated zoning maps are attached to this staff report. In 2015, the applicant added Azalea at the Colony, in the same manner as they are currently requesting to do for Camellia at the Colony. In 2016, the applicant requested an amendment to the TR district land use map rearranging the percentages of the various zones and reducing the designated high -rise land use area. At the time of the amendment, the staff cover letter for the amendment reports the applicant anticipates the number to be well below the maximum allowed 637 units at final build out. Zoning Cases Case PC PC €C Dev. ~pplicant Owne r Request Address Ordinance Number Date Result Date Name Number zc 10.04 6/7/10 Approved 8/23/10 Colony Point Point Conditional Battles Approved - At the Clear Clear annexation Road Ord . No . 1434 Grand Partners Partners to TR zc 16.04 4/4/16 Approved 6/27/16 TR District HMR RSA TR District Old Battles Rd Approved- Amendment Amendment Ord. No. 1579 Case Development I Applican ~ , Ordinance 'NµmbE'!r PC Date PC Result i CC Date Name Owner Request 1 Address Number zc 15.14 11/2/2015 Approved 2/11 /16 Azalea at the RSA RSA Conditional Section Approved- Colony Annexation to TR Street Ord. No. 1569 Comments: The subject property (Camellia at the Colony) is currently unzoned and approximately 1.5 acres. The applicant desires to modify the previously approved Colony at the Grand Tourist Resort (approximately 186.2 acres) District to include the Camellia at the Colony parcel. The applicant proposes the additional 1.5 acres to be included in the low-rise portion of the overall Colony at the Grand Tourist Resort Development. The additional acreage added is proposed to be Camellia at the Colony, which will be annexed into the City and consist of 7 single family lots that conform to the minimum lot and layout standards outlined in the TR District Regulations for the Colony at the Grand. The total acreage of the Colony at the Grand TR District development will be 187.7 acres after the annexation, per the engineer of record. The additional land is contiguous with the TR District; per the TR District provisions in the Zoning Ordinance, the subject 1.5 acres can be added to the existing Land Use Map. 2 ZC 17.19 Camellia at the Colony-Dec. 4, 2017 Site Photos: Camellia at the Colony View from Battles Trace looking North View from Battles Trace looking South Adiacent Properties: The subject property is bordered t o the north and the east by Watershed South (TR District) and Battles Trace (TR District). The subject property is bordered by unzoned property to the West and South. Open Space: According to the engineer of record, the open space requirements in the TR District are 20%. The addition ofthis property will bring the total TR District area from 186.2 to 187.7 acres. The existin g open space will be increased from 63.2 acres to 63.4 acres (or 34% of the TR District). Parking requirements will comply w ith the LR zoning requirements within the TR District . Natural Resources: The applicant states "No impacts on natural resources or wetlands onsite. Point Clear Creek is 500' away from the rear property line of the proposed development. Hydric soi ls are not present within the proposed development area." Dimension Standards: The building height for this development sha ll comp ly with the Lo w-Rise Requirements of the TR District. In accordance with Article G, Section C2, the following applies : 3 (2) Dimensional Standards - (i) Height. Building Height not to exceed 35 feet. (ii) Build-To Lines. a. Detached Dwellings: 5-foot front; 5-foot rear and 0-foot sides; provided, that (x) each lot shall have at least one (1) side property li ne which is at least 12 feet from the dwelling on the adjoining lot and (y) if access to a dwelling is provided via a lane or alley, there is no minimum rear build-to line for any garage constructed at the rear of a dwelling. b. Attached Dwellings: 5-foot front; 5-foot rear and 0-foot sides; provided, that (x) there must be a minimum distance of 12 feet between buildings and (y) if access to a dwelling is provided via a lane or alley, there is no minimum rear build-to line for any garage constructed at the rear of a dwelling. ZC 17.19 Cam ellia at the Colony-De c. 4, 2017 (iii) Minimum Lot Size. 2,100 square feet. (iv) Parking. All uses other than Senior-Oriented Communities, two (2) spaces per dwelling unit; Senior-Oriented Communities, one (1) space per dwelling unit. Traffic: The original traffic study was performed in 2010 and accounted for 637 dwelling units within the TR District . If that number were to be exceeded a new traffic study would be warranted . However, the maximum density w ill not exce ed the original figure of 637 dwelling units per the applicant. Utilities: All utility lines shall be underground within the TR District. Siqnaqe: All signage within the TR District shall comply with the City's signage regulations set forth in the Zoning Ordinance in effect as of January 1, 2010. Recommendation: Staff recommends approval contingent upon the fo llowin g condition: 1 . The pending water and sewer issue infrastructure issues shall be resolved between the applicant and the City of Fairhope Water and Sewe r Department. All aspects of the Colony at the Grand TR District shall remain as is, unless otherwise specified in the subject application . 4 ZC 17.19 Camellia at the Colony-Dec. 4, 2017 Page 4 of 6 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner / Leaseholder Information Name: Retirement Systems of Alabama Phone Number: 334-264-2345 -----------Street Address: 135 South Union Street, Suite 228 City: Montgomery State: _A_L __ Zip: 36104 Applicant / Agent Information Ir diflerent lrom above Notenzc,d leUcr from property owner 1s requ,recl if an ar,cnt 1s used for rcprcscll tauon . Name: Hutchinson, Moore & Rauch, LLC Phone Number: 380-8746 -----------Street Address: PO Box 1127 ----------------------------City: Daphne State: AL Zip: 36526 Current Zoning of Property: Unzoned Proposed Zoning/Use of the Property: TR Property Address: ___ s_ee_a_tta_c_h_e_d _p_la_t ________________ _ Parcel Number: 05-46-09-30-0-000-090 .000 Property Legal Description: _s_e_e_a_tt_a_c_he_d ________________ _ Reason for Zoning Change: conform with adjacent property Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners YES NO YES NO within 300 Feet of Above Described Property Attached . YES NO Character of Improvements to the Property and Approximate Con struction Date: ____ _ N/A Zoning Fee Calculation: Reference: Ordinance 1269 I certify that I am the property owner /leaseholder of the above described property and hereby submit this application to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign lication. Steve Timms Property Owner/Leaseholder Printed Name Signature Date Fairhope Single Tax Corp. (If Applicable) )~~~~;:~! BY: .. ~ .......... . HMR HUTCHINSON, MOORE & RAUCH, LLC November 8, 2017 Mr. Wayne Dyess City of Fairhope P ost Office Box 1127 Daphne, Alabama 36526 555 South Section Street Fairhope, Alabama 36532 Re: Camellia at the Colony Dear Mr. Dyess : Teleph one: (251) 626 -2626 Fax: (251) 626-6934 The purpose of this revision is to include 1.5 acres for Camellia at the Colony within the TR District Zoning Map. The current zoning map (02/2016) and proposed zoning map are attached. The total acreages of each TR district zoning for each map are listed below. Current Map LR 102.4 Ac MR 19.5 Ac HR 3.8 Ac RZ 53.4 Ac LC7.1Ac Proposed Map LR 101.6 Ac MR 19.5 Ac HR 3.8 Ac RZ 55 .7 Ac LC 7 .1 Ac We are not requesting to modify the maximum allowed density of 637 units. At this time , we anticipate to be well below the maximum allowed 637 units at final build out. It should also be noted that significant areas of RZ (recreational zone) are anticipated to be created through future phases of the development. If you have any questions or need additional information , please contact me at 380 -8746. Sincerely , HUTCHINSON , MOORE & RAUCH , LLC ~;Ly Timothy D, Lawley , P.E. Vice President Attachments \asg R7316\4518117.10B Engineers • Surveyors THE COLONY AT THE GRAND ZONING MAP (F EBRU A RY 2016) I I ' ,:_· ---,----_J _,1-____ I: 1· 1 -----' I ----------------~ i L _____ -------------------· : I . l ·-----------------L _____ -----.J t=_ ____ :r __ -___ -_ _j_ ________ +------·-------------------------!=----- LEGEND: -----·-----------_J (RZ) Recreation Zone ~ -(LR) Low-Rise Residential Zone (Building height not to exceed 35 feet) -(LC) Limited Commercial Z o ne (Building height not to exceed 40 feet) ------------------~ -(i\1R) Mid-Rise Residentia l Zone (Building height not to exceed 55 feet) f--(HR) High-Rise Resid ential Zone (Building height not to exceed 100 feet) ------i I _ _._ T. ___ _J I : i J i~-· -------! I ------,--------h_ . : : I -. / ·---7--1 -.,_ __ ::_ __ ~-=----------:-~~~~~)!i_~siloAi5----------=~~~ ~----------~ / / / \ I ; I , / : / \ i __ _. I r·--------------I ; J ___ _j I LR l c::=------j ----t-----i. 2.6 AC ~ i I ·----,-------------1 -----,I -------/· i ; ! i . ! f I I ! -• ------{ ' ' !-------) )/,,J /'\,\ \ \\ I ·y--------_J _/ RZ 1.4 AC. 4.4AC. i I ~t, 0 p::;, I Cr) I u:i ~. <' p'.l I g. RZ 52.0 AC. i SCALE: 1 "=400' o : -·-------·--··----·-·-T·--------------------------------------------··-··--·------------j_·_~~----::_~_::_~ __ ~_ ..... ___ ·-_-__ -___ • ... _---__ .._ __ ------·----------------------------,--OLD ', .• \ / ' / I J LC 7.1 A C. MR 6.0 AC. ~---------------------------------------------~ I HR 3 .8 AC. MR 13.5 AC. ! ! ---------------------------_j [_ ____________ - I . f--------·-··--·- I I ,.---------------------------7 I ----· ----------·-··--·-··~ I I I f------------ -----------------------------~ I -----·-· ------------------7 i LR 1.9 AC. (/) 0 ,c: '~ I "' I tn n f-----------··- ! ' tl I O I I z : "'I I ~ . !Tl I --l i i .... ----------------------------------------HUTCHINSON, MOORE&: RAUCH, LL C -.. THE COLONY AT THE GRAND ZONING MAP (NOVEMBER 2017) ------------------+----· ! i --------·-··--·-··--·~ c=J ---- I I I ! I L ________________________________ , ----::::r= .. --1-.• -. ·--_[_ ______ • LEGEND: (RZ) Recreation Zone (LR). Low-Rise Res idential Zone (Building height not to exceed 35 feet) (LC) Limited Commercial Zone (Building heigh t not to exceed 40 feet) (MR) Mid -Rise Residential Zone (Building height not to exceed 55 feet) (HR) High -Ri~e Residential Zone (Building height not to e..xceed 100 feet) 5.9 AC. B· -+-·-r·' I : i __ _J I ~· RZ 54.3 AC. SCALE: 1"=400' o: ----·------------------f----·-··-----------------------------------------------------. j__--~~--------~-----------------------·-··-----------------·-----·------,--OLD BATrLES i \ / I / .../ \ LC 7.1 AC. f----------------· -· -··-·--·-··-··-··-··-··--·-··-··--·-··_j . I LR 91.2 AC. HR 3.8 AC. MR 13.5 AC. I I I • ,. ---·----------------------r L ______________ _ ' 7 i-·------- ~--------- 1 I I I ,------------------------------7 I I I ! I ·•-••-••-••-•·----•-··-··--~ I j ---------------·-·•--•------1 (/} ,0 !~ '::c I (/} I ~ I ::::J :Q !Z ~ I ~ . tr1 ! ,-J i I-··-·--··--·-· i ! ! ~ --·-··--·--·- .... ----------------------------------------HUTCHINSON, MOORE & RAUCH, LLC -~ Emily Boyett From: West, Shelly <swest@barnhartcrane.com > Tuesday , November 28, 20 17 9:58 AM Emily Boyett Sent: To: Cc: West, Doug Subject: zc 17.19 Emily-sorry I sent this earlier and should have changed my address to my home address. Thanks -Shelly Emily -I have some questions I have regarding this request . 1. If th is is not yet zoned TR, w i ll their request for 7 residential lots be considered at the Dec. 4 meeting? I believe they've already sent others in our area plat maps showing (7) 50' lots. 2. Is there any chance the lot size could be increased? I assume they are go i ng to build their "Watershed" plan houses and those are quite large, thus taking up all of the lot size with very little space in between . 3. Will they be presenting proposed roads or driveways coming in and out of Battles Road and will this be considered at Monday's meeting? 4. Several years ago, RSA was granted TR District to build Battles Trace Subdivision with the provision that the Oak Grove be preserved . The preservation has been loosely handled with many oak trees being cut to clear for residential lots. Is there anything that they are going to give in exchange for this? Is there anyone at the city that will stand up for this? There are some magnificent oak trees where they are planning to build and I would hate to see them go . 5. Are they going to address drainage and run-off? 6. Are they going to address major traffic increases? 7 . Are there any limitations to be considered, or is this basically a done deal since its RSA? Thank you, 159 Mulberry Lane Fairhope, AL 36532 251 -300-0823 sw es t @barnha rtc rane .co m fairh opewes t @ba rn ha rtcran e.co m Th is email and any attachments thereto may contain private, confidential, and non-public material for the sole use of the intended recipient. It is not intended for transmission to, or receipt by, any unauthorized person. Any review, copying, or distribution of this email (or any attachments thereto} by any unauthorized person is strictly prohibited. If you are not the intended recipient, please contact the sender immediately and permanently delete the original and any copies of this email and any attachments thereto. 1 Emily Boyett From: Sent: To: Subject: Emily Boyett Planning and Zoning Department City of Fairhope Ms . Boyett, David Lemons <dlemons@cdfl.com > Sunday, Novemb er 26, 2017 11:3 3 AM Emily Boyett Zoning Request Case ZC 17 .19 Comments In regards to Case ZC 17 .19, PPIN #72845, Conditional Annexation to Tourist Resort District, our comments are as follows : We reside at 635 Carolina Court, just south of the property requesting rezoning . While we have not seen the proposed Camellia at the Colony subdivision plans, our primary concern is that the limited depth between Battles Road and the Lakewood Golf Club for the re f erenced properties will require driveways opening di rectly onto Battles Road . All of these driveways will be just north of an already dangerous 90-degree turn on Battles Road . If we are mistaken in our assumpt ion, however, and there are actually plans for a common entrance into the Camellia at the Colony subdivision to match all of the other subdivision entrances in this area , then our traffic concerns are alleviated . Thank you . Respectfully , David A. and Martha A. Lemons 635 Carolina Court Fairhope , AL 36532 1 Project Name: Camellia at the Colony Project Type: Preliminary and Final Plat Site Data: Size: 1.5 acres Lots: 7 Jurisdiction: Planning, Police, and Permit Jurisdiction Zoning District: Unzoned (Proposed annexation to Tourist Resort TR District) PPIN Number: 72845 General Location: West side of Battles Rd, just south of Watershed South subdivision Engineer: Hutchinson, Moore & Rauch, LLC Owner: The Teachers Retirement Systems of Alabama School District: Larry J. Newton and Fairhope Elementary Schools Prepared by: Nancy Milford, Planner Recommendation: Approve with conditions 1 City of Fairhope Planning Commission December 4, 2017 Case: SD 17.31 Camellia at the Colony SD 17.31 Camellia at the Colony-Dec . 4, 2017 Summary of Request: Public hearing to consider the request of HMR, LLC for Preliminary and Final Plat approval of Camellia at the Colony, a 7-lot subdivision. The property is located on the west side of Battles Road just south of Watershed South subdivision. While this is a 7-lot subdivision, the applicant is requesting the application be processed simultaneously as preliminary and final plat due to no improvements being proposed. The subject property is approximately 1.5 acres . The largest lot is approximately 8,859 sf and the smallest lot is approximately 7,169 sf. Site History: The Tourist Resort District (approximately 186.2.1 acres currently) with a total allowed density of 637 units which was approved in 2010 with multiple development zones, including a recreational zone, a low-rise zone, limited commercial zone, a mid -rise zone, and a high-rise zone which were presented in a land use map. Updated land use maps are attached to this staff report. In 2015, the applicant added Azalea at the Colony, in the same manner as they are currently requesting to do for Camellia at the Colony . In 2016, the applicant requested an amendment to the TR district land use map rearranging the percentages of the various zones and reducing the designated high-rise land use area. At the time of the amendment, the staff cover letter for the amendment reports the applicant anticipates the number to be well below the maximum allowed 637 units at final build out. With the addition of Camellia at the Colony, the total development acreage will be 187 .7 acres. View north towards Watershed South View looking south from the right of way. View toward Watershed South View from Battles Trace looking South 2 SD 17.31 Camellia at the Colony-Dec. 4, 2017 Open space: According to the engineer of record, the open space requirements in the TR District are 20%. The addition of this property will bring the total TR District area from 186 .2 to 187.7 acres. The existing open space will be increased from 63.2 acres to 63.4 acres (or 34% of the TR District.) Lot Standards: The project appears to be within the low-rise TR District set back requirements. All lots front a publicly maintained right-of-way. Storm water: The applicant provided a drainage narrative. According to the City of Fairhope's Engineer, Richard Johnson, the storm water management system is designed for and constructed such to meet all the applicable storm water management and post-development treatment standards. Storm Sewer: Storm sewers are private. The City of Fairhope will not maintain private sewer. Drainage infrastructure maintenance is the responsibility of the homeowner's association. Operations and Maintenance Plan: An operations and maintenance plan for detention is not proposed as there are no proposed drainage improvements (storm water ponds) to maintain. BMP Plan: The applicant states that less than 1 acre of land will be disturbed for this development. ADEM registration is not proposed. Wetlands: The applicant states that no wetlands are onsite . Point Clear Creek is 500 feet away from the development. Hydric soils are not present within the proposed development area. Streets: There are no streets are proposed. The applicant has provided common driveways with a l0'XlS' access easement. Water and Sewer: Water and sewer shall meet the City of Fairhope Water and Sewer Specifications. Please complete and provide the required forms relating to water and sewer justification. There are pending water and sewer issues that will need to be addressed between the applicant and the City of Fairhope Water and Sewer Department. Flow Model: A flow model has been submitted, reviewed and approved by Dan McCrory. Fire Hydrants: Fire hydrants shall be located at every intersection and every 450 feet. Pedestrian Paths: Sidewalks are being provided. Staff would like clarification whether a financial guaranty is being provided for the sidewalks. Staff has some concern that the sidewalks may get damaged during construction. Landscaping: Street trees and landscaping are not required as part of the TR District. Lighting Plan: Lighting is not proposed . Any lighting installed will be maintained privately. Other: Any applicable outside agency permits shall be obtained. 3 SD 17 .31 Camellia at the Colony-Dec. 4, 2017 Recommendation: Staff recommends approval contingent upon the following conditions: 4 1. The applicant shall record the O&M amendment at the time of final plat . 2. The pending water and sewer issues shall be resolved between the applicant and the City of Fairhope Water and Sewer Department. 3 . The City of Fairhope requests clarification on the construction of the Pedestrian Path with regards to a financial guaranty. SD 17 .31 Camellia at the Colony -Dec . 4, 2017 Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type: O Village Subdivision ~ Preliminary Plat O Minor Subdivision D Jn fo rmal (No Fee) -. 0 Fi nal Plat D Multiple Occupancy Project Attachment s: 0 Articles of In corpo ration or List all assoc iated inv estors Date of Applicati on : _1_0_/2_4_/_17 ____ _ Property Owner / Leaseholder Information Name of Property Owner: Retirement Systems of AL Phone Number: Address of Property Owner: 135 South Union Street, Suite 228 334-264-2345 City: Montgomery State: AL Zip: 36104 Proposed Subdivision Na.me: _C_am_e_ll i_a_a_t _th_e_C_o_lo_n....cy _____________ _ No. Acres in Plat: ~~1~-~5 ---~---No. Lots/Units: 7 Parcel No: 05-46-09-30-0-000-090 .000 Current Zoning: ___ U_nz_o_n_ed __ _ Authorized Agent Information Plat must be signed by the property owner before occcptancc by I.he C ity of Fairhope Name of Authorized AgentHutchinson, Moore & Rauch, LL<Phon e Number: 380-8746 Address: PO Box 1127 City: Daphne Contact Person: Tim Lawley, PE State: AL Zip: 36526 Surveyor/ Engineer Information Name of Firm: Hutchinson , Moore & Rauch , LLC Phone Number: 380 -87 38 Address: PO Box 1127 City: Daphne State: AL Zip: _36_5_2_6 __ _ Contact Person: Stuart Smith , PLS P lat Fee Calculation : Reference: Ordinance 1269 Signatures: I certify that I am the property owner /leaseholder of the above described property and here by submit this plat to the City for r eview . *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign t his ap~li ti . . 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PIPE RCP REJHFDRCED COt4tR(TE P IPE CFP COJi.RUC.,."@l fl.ASTI C PIH COJIJJONAREA 0.2J .M:RE5±: 10,Hlii 5.i".t. om COLONY _DR/YK (PRIV.AT& ROAD} !OT r LOT .1 CAMELLIA CERTlfl CA TE OF D'ffNEBSHJP STATE Of AI..A9,IJ,jA COUNlY Of BAlDWJtl AT THIS IS TO CfHTIFY lHA. T THE EMPLOYEE'S -REllREMDIT SYSlOt Of A.l..ABIIMA IS tl-1E O~ER OF lHE LAND SHOffl-1 A.HD DES'CRIBEO-IN THt PLAT, ANO lHAT I HAVE CAUSED l\--lE SAME TO BE SURV'£'rt0 AND SUB01"10£D AS INOICA TED H[FIEIN. fOR lHE USES AND PURPOSE HERflN SET r ORTH ANO 00 HEliEBY ACKN O'nl.EDCE AND NlOi='T lHE SAME UtlOER THE DESIGN A.NO Tfll.£ H.c:ROON INDIC liTt'.0-; ANO CRAl~T ill EASEMt»TS fDA Ul1UTY USE "5 NOTED TOGE'THER Yr1Ttl SUCH ~ES1RICTIONS AND COVENA.NTS /,jQTED BELOW OR ATTACHED IN A SEFA.RATE l.£GAL DOCU MEN T. DATED ms mt _______JJAY OF --20 lHE tMPLO'fEIS' RETIRDADIT S~ Of ALAEIA"4 A NOTARY FDR EMPLO YEES' RETJREAJENT SYSTEM Of ALABAMA STAT£ Of AI..ABAMA. COUNTY OF MONTGOMERY I, =~~~==~=-~-THE LINOERS1 GiiED ... U'Tl1 0 Rm', A ,mrARY PUBJJC JN AND FDR SAID COUNTY IN SAID STATE, HEREBY CERTI FY lHAT 5TEV( TIMMS, ASSISfANT DIRECTOR RSA REAL ESTATE !NVESTl,jENTS, IS SIGNED TO lHE F"OREGOING INSTRUMENT, ANO WHO lS KNOWN TO "4E, ACKt~OIYl.EOCED BEFORE ME ON THIS DAY lHA.T, BEING INFORMED Of Tl-iE CONTDmi OF SA.JO INSTRUMENT, HE. AS SUCH SECRETARY-TREASUR ER AND WITH FULL AIJlliORITY, EXECUrto fHE 5Alo4E VOLUHTAA ILY FOR ANO "5 111.E ~T or Sf\lD PUBUC CORPOf'<A'TION. WEN UNDER MY Wi.NO ANO omc~ SEAL THIS lrlE __ DAY Of _____ 20 NOTARY PUBLIC W( CQIJ~tSS10N EXPIRES: ____ _ CERTWCATIDN DP .ENGINEER ST A TE OF ALABAMA COUNTY OF BAi!IWIN I, TIMOlHY 0. l.AW'...£Y, A REGlSTERED PROFESSIOOAL DlG!Nt'ER IN il-lE STATE OF ALABAl.1A FOR HUTCHIII/SON , MOORE At lO RAUCH, U.C, HOl.DING COITIFlCAlt NU~BER Xl859, HERE BY C£R TIFY IBAl ! HAI/£ REV1E~ THE OE"SIGH HEREIN W11CH WAS DONE UNDER MY 01RECT CONTROL ANO SUPERV.SION ANO TI-U,!f TO THE. BEST OF MY PROFESSIONAL ~OM.EDGE AND TO lHE atsr Of MY BELIEF, CONFORMS TO THE REQUIREMENTS OF THE FAIRHOPE SUBDIVISION REGUl..A.TIONS AND 'TO ALL OTHER RUl.£S. REGULAnOHs, L,1,,\1,S ANO ORDINANCES APPUCABl.E TO MY OE'SJGN. ~-lHJS THE ~~· DAY or l ,~:\/~, .... t:!£,~ 20 11 N..:Li-v---= "TI"40THY 0. LAWLEV, P .E ALA. REG. NO. 308551 CERT[f!CA TE DF APPROVAL BY ATkT lliE UNO~SIGtlED. AS ALITHORIZCD fff AT&T HEREBY APPijQVES TliE WITHIN Pl.AT FOR THE" RECORDING OF S!.ME IN lHE PROBATE omcE OF BALDWIN COUNTY, ALABAMA, THIS THE ---DAY or -----20 AtJTHOR1ZED SIGNATURE CERTIF[CA TE OF APPROl'.AL B Y FAJRHQP_E [ATER ANQ S'EWFR Mag no Uo ll le, ' -~ THE COLONY ~ F,;;,,• CERT//i'I CJaTE OF OFN'ERSHIP STATE or M..ABM4A CCIUNlY Of BALDWIN THIS !S 10 CERilfY 1HAT '!HE 1EACt-ttff'S REllRW9ff SYSTEM Of ALABAIJA. IS 'WE OWNER OF" THE v.ND SHO'MII AND DESCRIBED IN TiiE PLAT, ANO TI-1.AT j HAVE CAUSED l11E SAME 10 BE SURV£ml .-.ND SUBOIVIDED AS INCICA Tm HERElN, FOO lHE USES ANO PURPOSE HtRElN S£T F"ORTl-1 ANO 00 HEREB't ACKNOY,tBJGE ANO ADOP T 'JHE SAME UNDER THE DESIGN AND Till£ HEREON 1tm1c ~TEO: AND GRANT ALL tAS£M £NTS FOR UTILITY USE "5 NOlID TOOETHER Win,! SUCH RESTRICTIONS MD COlo'ENJ.NTS NOTED BELOW OR ATTACt,ED IN A SEPAflATE 11:CAl OOCtJ l.iENT. DATED ms lHE _____,,S}AY or --20 NDTABY FD R 1'J!ACII£R$' RBTfREMENT SYSTEM oe AUBA~fA STATE.OF° A1.A8AMA COUITTY OF MON'TOOMER'f ,. --~---------™E UNDERSIGNED AI.ITiiORrn', A tmTARY PUellc tN ANO FOR SAID COUNTY IN 9.10 STA1£. MCREBY CEFmFV TWIT STEVE l !MM,S, ASSISTmT O!RECTOO RSA REAL EST,'IT INVESTMENTS, IS Sl~NEO TO THE FOREGOtNG INSmt..lM ENT, AND WttO IS KNOW/II 10 ME. ACKNOWLEDGED BEFORE ',(£ ON lMIS DAY lHAT, BEING INFORMED Of IBE CONTENTS Of SAJD INSTRUMEJ>IT, HE, AS SUCH SECRETARY-IBtASURER ANO WITH F1..ll..L AIJ'THORrTY, EXEClfTEO lHE SAM£ VOUJNTARILY FOR ANO AS THE ACT OF SAlO PUBUC CO;;tPORATION. Grv!t-1 UtJOER MT HAN D A.'40 omclAL S£AL THIS TtlE _ DAY OF ---20 NOfliRY PUBLIC MY cm,tMISSION EXPtRES: ----- CERTlF/CATE OF .APPROVAL BY TJ/E BALDWIN COUNTY E 91 l ADDRESSING l'HE UNOERS!GNED, ,-S MJ'THOR1ZEO BY TH.E 9ALDW!N COU NT'( E-911 BOARD, HEREBY APPROVES niE WITHIN Pl.J,T FOR THE RECOROlNG OF S>J.IE IM THE PROBATE OFFICE or BALDWltl COUNTY, A.L.ABN,IA. TH IS __ DAY OF ------~ 20 A~ORIZED SIGNATURE I . CENERAL SURVEYORS NOTES ~7= PLl111l VICINITY DWNER /DEYEI,OPER THE 1EACHERS' RETIREMENT STSTD4 OF AI.A!WJ.A ll1E EMPLOYEES' RITIR£MENT SYSIDA Of A1..ABAMA 201 SOUTH UNION STREIT MONTCOMER't', Al 36104 Ji1l.B1'Efl1B. STVART L SMfTH AL UC£~SE NO. 274 03 filIL/MI,1 TAX PARCB.. NO. 05--46-0!i-Jo-0-000-09D.DOOO TOTAL SITE AREA = 1,.9 ACRES± (6 4.!!87 S.F.±) TOT1'L NUIIIBER Of LOiS ..._ 7 SI.Wl..EST LDT -0.16 ACRES± (7. 1651 s.r.±) LARGEST LOT -=-0.20 ACRES± (B,859 S.t .±) 'TOTAL COIJMON AFIEA ,. O,ZJ ACRES± (10,106 S,f _±) GRrENSP...CE """0.23 ACRES ± (1D,108 S.F.±) (15.,t± OF SITE) zmJlllii CITY Of FAtAHOP[ TOURIS M-RESORT DlSIRICi ZOt:IING BfO UIRftJ eNl S • 1 O' REAR SETBACK • ZERO S!O( StfllAC~ ~ zo• FRONT SETBACI( ~ POWER SEWER w•ltR CAS Til.E -RMERA UTIUTIES -f'AiRHOPE WA.TE:R & SEWER -FAIRHOPE WATER &: SEW"t.R -FAlRHDPE GAS -AT&T Q=°PIC"JID fkSQ.IENB • 10' Ui1 UTY U.SEJ.lE'.f{T ALONG All. ROADS IDE Lo'f UN~ 2. SOURCES OF 1Nf0flt,V.TIO N USED TO fACIUTAT£ THIS SVIM:Y WERE PREVIOUS SURVEY'S BY THlS ,.,.,0 OTI1ER FlRMS, THE RECORD ED SU00MSiON PLAT. ANO/OR OTHER RECORDED DOCUMENTS SHOWN HEREON. 3. NO 1lTlE SEARCH. TTTU OPINION 0~ A9Sl~T WIS PERFOR~rn fJ'f lHIS nRU. THERE IJAY BE DEEDS OF RECORD, UNRECORDED DEEDS, EASEMENTS, Rl<i HT-Of-WAYS, OR OTI-IER IN STRUMENTS OF RECORD WHICH COULD AFFECT THE BOUNOA.RIES OF Tl-115 PROPERTY Tr!A.T WERE NOT FURNISHED AT TIME: Of SURVE'f. 4. F1a.D WORK fOR: "THIS SURV£Y WAS COMPI..ITEO ON 05/2J/20)7_ 5. ALL BUJUNCS AR£ BASED ON NO!iTH ,\MffilC'..l.N OATIJ M 1-983, .fJ..ABALiA WEST ZONE; STATE PlANE CRlD NORTli; DERMO 8'I' GLOBAl PasmoNING SYSTEM OBSERV ... TI DN: AU. OlSTA.'K:ES SHOWN ARE GROUND O!STANCES. AU MO.SlJ!l£ME~ WERE: W.OE IN ACCORDANCE WITH U.S. STNIOAA D FEET. 6. ELEVATIONS ARE REFERENCED 1D lliE° NO!mi AMERICAN \IERTICAL DATUM OF 19B8, CONTOURS AQE SHOWN liT ONE FOOT INTERVALS . 7. lHE SURI/EYED PROPERtY IS LOCATED 'NID-IIN Afil AAE:A HAVING ,._ ZONE DESIGNATION OF -x• EJY "TH E FEDEAAL EM.E:RCENC'I' WiNAGEMEHT AG ENCY (FEMA), AS SCAl.£D FROM n.ooo INSURANCE RATE '-W' NO. 0100JC0756l., WITH ;,. RCVISEO ~TE" Of IDENTlflC,6,TlQN Of JUL'( 17, 2007, FO R COMIJ.UNIT'I' NO. 15000, IN BAUJWIN coumv. SfAfE OF "1.ABA.1,Vi, WHICH IS THE CURRfJIT FLOOD INSURANCE. RA,lE, ",IA.fl FOR TliE CCMMUNOY JN WHICH SAID PREMISES IS SITUATED. B. NO l.iNOEf«;ROUtm IUPROVEMOITS 1--t.e.VE BEtN LOCATED UNL£SS SHOWN. 9. lli!S IS A BOUHDARY SURV£'\' OR TOPOGRAPHIC SU!iVEY OR AS-BUILT SURI/D' 08 LOAN SURVEY OR SPEClf'IC PURPOSE SURVEY. 10 . THE SURVEYED PROPERTY LIES WIT11 !N SECTION JO, TOWNSHIP 6 SOUTH, RANGE 2 !J,ST. 11 . THE. HOMEOWNER'S ASSOCIATION WIU.. BE RE:5PONSIBL£ FOR THE-J.4A!NliltANCE AN D ENERGY COSTS OF ANY STREET LIGHTS. 12. THE iiOMEOWtJER'S ,SSOCIATION WILL BE R~PONSlBL£ FOR THE MA!NTfN.ANCE or ALL COMMON AAEAS . lr!E UNDERS IGNED. AS AUTHORIZED BY FAIRHOPE WATE.R & SEWER, HEREBY APPROVES 1'HE° WflnlN PLAT FOR TME RECORQINC OF SM,!( IN nlE-PrlOBATE omcE OF BA!..DWIN COU NTY, AI.A8AAIA. 13. ALL LO~ SHOWN HE]H'.ON ~E SUeJECT TO lHE TERMS AND CONDITIONS or ll-lE CAMa..L!I\ AT '{HE COLONY OEClARATION OF COVENAt.'TS, coriomor-is AN O RESTRJCTIDNS TO BE RECORDE D JN BALOWlN COU NTY, AUBAMA (THE ·oe:CL.AAATION1, INCWDING Tl--1E VAR IOUS EASEMENTS·, USE RESTRI CTI ON S AND THE CREAOON Of LIENS FOO THE PAYMENT Of ANNUAL ASSESS MEN"JS A.S MORE PARTICULARLY DESCRIBED IN THE DECLARATION. 'TT-US THE --OA'r' or----20 l'.UTHORJZ8:J SIGtlATURE CERrlF/CATB OF APPROVAL BY FAIRHOPE GAS TH[ UNDERSIGNED, AS AUTHORIZED BY flllRHOPE CAS, HIBEBY AP;'RovtS THE wrn·mJ Pl.AT FOR rnr RECORDING Of S.6,lr,I E IN IBE Pfl.OB/il'E omcE OF B>.L.OWIN COUNT'(, Al.AB>J,lA. 11-ilS THE __ DAY OF ____ 20 AlffitOR!ZED SIGNATURE CF:R TTfl CATE Of APPROVAL BY THE RIV/£& UT/L I T/E S TI-1E UNDtRSIGNEO , AS AV1li0RIZ£0 BY 'THE RMEAA lrr!UTIE:s. tiEREBY APPROVES T11E. WTTHl rl PU.T FO"i' TtiE RECORDING OF S>.ME IN THE PROBATE Orne£ or BALDWIN COUNTY, ALABAMA. TH IS "THE ___ DAY Of ________ ,o AUlliORIZED SIGNAl\JRE CERTIFfCA 7'E OF APPROVA L OF -TH£ CITY Of FAIRH OPE PLANNING CDAfMISS/QN 1Ht WITHIN PLAT Of 0.UEWA AT THE COLON'!'. 8AL!IWIN COUNTY, A1..A3AW,, IS tiEREB"I' APPROVED BY fNl'lHO P~ CITY PI..AN!'IING COMMISSION. THJS THE __ DA,Y OF ______ 70 SECRETARY 14. A WNIMU l,j 12 FOOT SEPAAATION SHAU BE ESTA.BUSHED BfTWEIN ill sraUCT\J iiES TO MEET ISO REOUIR El.4005.. THE ARE RATi ll!G OF lliE STRUcnlRE Will. BE DETERMINED AT THE. iii.IE Of PERMITTING. l 5. fil LOTS ARE SUBJECT TO A 10' MINIMUM BUil.DiNG SETBACK LJNE ANO lrnUTY EASE1"ENT ,Id.ONG fl.IE fROt..'T LOT LINES ALONG B,\TTL£S """'· \6. All l015 51-Wl. BE /\CCESSED OfF Of 6"TTlES ROM>. LEGAL DESCRIPTION A FOiiTION OF TAX PARCEL NUMB ER 0~-46-0:i-J0-0-000-0'il0.000 DESCRIBED WfrnlN INSTRU MENT NUM'BER ID2◄✓-02 RECORDED IN PROBATE RECORDS, B,l,llJWIN COU"4TY, NJ8NJA, BEJ NG MORE PARTICULARLY DESCR IBED AS FOLLOWS: BEGINUING AT THE SOt..miWEST CORNER Of LOT I OF WATERSHED SOUTH SUOOMSJON. AS SHOWN ON PLAT THEREOF° RECORDED ON SUDE 2534-C lN PROBATE RECORDS. Ell\l..OWIN COUNTY, Al..A3.',M.A.: TrtENCE RUt.j scum 87"15'50. EAST A DtSTANCE OF IJ1 .60 FEIT TO A 112· 1RON REBAR WITH CAP STAMPED "CA.604~ oN l HE WEST RlGHT-ot-WAY OF BATTlES ROAD; n,rncE RUN SOU™ 00"09'1:8. El.ST A!..Or~G SAJD WEST RIGfff-Ot-WAY A DISTANCE Of +J2..38 FEET TD A 1/2. IRON REBAR WITH CAP STAAIP£0 "CAfiOi"'; THENCE LEAVING SAID RJCHT-Of-WA.Y SOUTH 75·1.,3'45• l't'EST A D!STA."4CE or 518.70 fEET TO A ,;2· IRON RE.BAR WITH CIJ> STAMPED -0,504-; THEflCE RUN NORTH 3!r08'3o· WEST A DISTANCE OF 85.36 FEET TO A 1/2· IRON REBAR WITH CJtP SlAMPED -CA604-: 1r1ENCE RUN NORTH 13'5 ◄'35· WEST A DISTANCE or 60,01 FEET TO A 112.· !RON RcBA.~ WITH CAP !ITAMPEO -CAso+-: THENCE RUN NORTH OO'O!l'za: WEST A OIST,'.,',[CE Of 258>36 FEE.l ro A 112· IRON REBAR WITH CAP STA.I.IPED ~604-; TH~CE RUN NORTH 10"48 '•a· EAST A DISTANCE OF !17 .SS F'EET TO rnE POINT OF BEGjNN ING; SA.Jo OESCRIBEO P;.R C(L CONTAINING 1.49 A.CRES, ',(ORE OR LESS, SURVEYOR'S CERTTF ICAVQN I ftEROJ'I' STATE Tl-CAT All PA~TS Of TI11 S SURVEY A.'10 DR!IWING HAVE BEDl CO\IPLETID IN >-CCORDANC E WtTH T"HE CURRENT REQUIREMENTS OF THE STANDARDS Of PRACTICE FOR LANO SURI/E'l"ING IN THE STATE OF Al.ASAMA r o 'THE BEST OF MY KNOWL.£0GE. INfORMATlON AND BELIEF. --Sa;,-'?~ STUART L SMITH, PLS OATr ~ LICENSE NU ',(BER ZHOJ •DRAWING ts ltf!IAI.JD W1THOlfT SIGN-'!11.JRE & SEAt Of A LICENSED L4NO SUR\IEYOR HtrrcHINsoN, MooRE & RAUCH, LLC a PRELIMINARY /FINAL PLAT 5! CAMELLIA AT THE COLONY ~t~ru~~~r:----R-E_T_IR-E--ME_N __ T_S_Y_S_T_E_M_S __ O_F __ A __ LA_B_A--MA--------l 2039 MAIN STREET DAPH NE, ALABAMA 36526 EN GINl!ERs • Su R VEY ORS TE L (251) 626 -2626 FAX (251) 626-6934 daphne@tin,rengineer.s.c om ~~t ,~c~=~----~-,-,~rr:------~,~-,-~-•-v--~=-~-~~,,-~~~~~u~,-----~ o: l"=JO" NOVEMBER 27. 201 7 Sl.S Sl.S 1 OF 1 MEMO Date: November 27, 2017 To: Fairhope Planning Commission From: Wayne Dyess, AICP Planning Director Re: ZC 17.20 Greeno Road Corridor ****************************************************************************** The City of Fairhope adopted the mixed use village concept as early as 2001 and re-enforced this development concept in the 2004 Comprehensive Plan update. The 2015 Plan Update further clarified the concept by providing preferred sizes and locations for village centers and emphasized walkability. In accordance with the Comprehensive Plan, Greeno Road corridor is comprised oftwo village centers. North Village, located at the intersection Greeno Road/US 98 south of Parker Road (location of the Publix Shopping Center), and the second village at the intersection of Greeno Road and Fairhope Avenue. The Comprehensive Plan also calls for two commercial nodes at the intersection of Twin Beech Road and Greeno Road and C.R. 32 and Greeno Road 1 (see figure 1). The City Fa i rhope has adopted a planning method where the Comprehensive Plan identifies the locations and sizes of village centers and the Zoning Ordinance and Subdivision regulations provi de the legal method to fulfill these planning goals. However, to date these districts have not been used on the zoning map. In order to effectuate the village development concept, the Fairhope Zoning Ordinance contains three Village Districts in Article VI.: 1. CVC Community Village Center which serves as a large walkable mixed-use community center of approximately 40 acres and 100,000 and 350,000 square feet of non- residential uses . 2. NVC Neighborhood Village Center is a smaller mixed-use center of approximately 5 + acres established to that supports the scale and character of existing neighborhoods2 within a 1-mile radius. 1 City of Fairhope Comp r ehens ive Plan , Pr eferred Plan Concept, page 33 2 City of Fairhope Zon i ng Ordinance, Article VI. Section B.1. 1 3. VRM Village Residential Mix district intended to create a compact neighborhood with land use arrangement compatible with the village centers3 . The predominant land use is residential. These three village districts are the "building blocks" of the Fairhope village concept. The eve district is intended to be located at the intersection of two arterial streets4, in conjunction with village loca ti ons and sizes prescribed by the Comprehensive Plan. □•••• □-□-..... ~~· □~ 5IYPlffifHP Qt::::)r:::J( ,.-4., 3 City of Fairhope Zoning Ordinance, Article VI. Section A .1. 4 City of Fairhope Zoning Ordinance, Artic le VI, Section C.2(d) 2 The village center designated for Fairhope Avenue and Greeno is currently developed in a typical suburban pattern with large parking lots dominating the streetscape with a low walkability. Overparking5 based on single use parking requirements is prevalent. This overparking creates a visual blight of property that could otherwise be used for compact development purposes (see figure 2,3, and 4). 5 "Overparking" is termed used describe a situation where minimum single use parking regulations create acres of surface asphalt parking designed for peak demand that may never occur or occurs one or twice a year. 3 . 4 The Fairhope village concept is typical of the rural to urban t r ansect contained in the Smart Code. The Smart Code is a form-based code that incorporates Smart Growth and New Urbanism principles. It is a unified development ordinance, addressing development at all scales of design, from regional planning on down to the building signage 6 . The rural to urban transect consist of generally 7 transect zones identified as T-1, which is a natural zone such as rural open space through T-6 , which is an intense urban core such as downtown Mobile, and special districts for uses due to function and configuration do not fit into the normal transects zones such as an airport or large industrial facilities (see figure 5). The CVC Community Village Center is akin to the T-5 General Urban Zone of the Transect. A TYPICAL RURAL-URBAN TRA."1\/SECT WITH TRAi'ISECT ZoNEs When applying the Comprehensive Plan's village locations and the Zoning Ordinance criteria , the Greeno Road/Fairhope Avenue village/eve boundaries are shown in figure 6 below. The CVC's are the most intense use areas in the City per the Zoning Ordinance. To create the desired streetscape, parking is to be placed behind the building line and screened from view as described in the Zoning Ordinance, Article VI. Section C. CVC District . Therefore, the proposed draft of parking regulations is consistent with CVC district regulations. 6 The Smart Code, Version 9 .2, page iv . 5 The Greeno Road/Fairhope Village Center is clearly defined by both the Comprehensive Plan and Zoning Ordinance. However, the areas beyond the village center aren't well defined and has created difficulty in the rezoning process. The current sing le-famil y residential zoning is not practical along Greeno Road due to the high volume of traffic and related adverse impacts. A better method to address this gateway must be developed . Persuant to the 2016 Plan, the Development Framework, provides the following objective: "Gu ide commercial and high density growth to locations that can be efficient ly and effectively served with utilities and public servic es such as police, fire, and public works." A strategy under 6 this objective calls for the City to "Define the commercial growth of Greeno Rd. with edges, thus, ensuring an appropriate ending point7 ." By defining the gateway areas and the Community Village Center, criteria can be established to carry out the intent of the Comprehensive Plan by identifying centers and edges. The parking amendment is one step towards attaining that goal. The Greeno Road corridor is the primary entrance into Fairhope and serves as a "gateway" into the City. Gateways are an important placemaking and urban design tool. The serve to provide a sense of arrival, distinguishable from other roadways by its scenic and visual interesting quality. They also help define the village boundaries . From a transect based view the with the village center being a T-5, the gateway area is a T-4. To effectuate the proposed parking amendment, staff created district to include the "gateway" areas (see figure 7 and 8). The gateway district has slightly different parking requirements which makes it distinguishable from the village center (see figure 9). 7 City of Fa irhope Comp r ehensive Plan, Page 20 7 8 9 10 Walkability Pedestrian Shed -5 min walk radius 1,320' 11 Parking Amendment Article IV.F.l_ Greeno Road is a highly vi sible prominent entrance into the City of Fairhope and provides the gateway into the City. A vi sual streetscape is vitality important to the City. To avoid parking lots as the dominant streetscape visual image, parking lots, loading and service areas shall be located away from the street scape frontage . Areas designated as Greeno Village Center shall adhere to the following: (1) All off-street parking shall be located behind the rear building line, and parking not located behind the rear building line shall be screened from the right-of-way by a two and one-half to four foot wall or opaque landscape screen extended at the front building line. (2) Loading and service areas should be located behind the building and oriented to onsite service access points and be screened from public view. (3) No parking area s shall be located on the corner of blocks. (4) Shared parking analysis pursuant to Article IV .F.4 . is required. (5) Parking areas should provide clearly marked pedestrian routes through and around parking areas. Area s designated as Fairhope Gateway District shall adhere to the following: 12 (1) Parking areas must be located behind the front building line or beside the building. No more than 30% of on site parking may be located beside the building. When parking is located beside buildings, a 3' landscape strip with trees shall be provided between parking areas and sidewalks or other pedestrian areas . (2) Loading and service areas should be located behind the building and oriented to onsite service acce ss points and be scre e n ed from public view. (3) Parking areas should provide clearly marked pedestrian routes through and around parking areas. (4) Shared parking analysis pursuant to Article IV.F.4. is required. Article Ill. Section A eve Community Village Center: This district is intended to create a community center that serves a broad range of neighborhoods that may be automobile-oriented but still creates a walkable commercial center accessible by a variety of modes of transportation. This district is created to more directly implement the Community Village Center component of the Comprehensive Plan. See Article VI, Section C. for more detailed standards regarding this district. NVC Neighborhood Village Center: This district is intended to create walkable commercial areas to support adjacent neighborhoods. This district is developed to more directly implement the Neighborhood Village Center component of the Comprehensive Plan. See Article VI, Section 8 . for more detailed standards regarding this district. VRM Village Residential Mix: This district is intended to create walkable neighborhoods that place a variety of residential types within close proximity to open space and village centers that meet the majority of needs for daily living. This district is developed to more directly implement the neighborhood component of the Comprehensive Plan. See Article VI, Section A for more detailed standards regarding this district. 13 Project Name: Battles Trace, Phase 5 Project Type: Preliminary Plat Project Statistics: Size: 27.34 acres Lots: 73 Jurisdiction: Planning, Police, and Permit Zoning District: Tourist Resort (TR) District PPIN Number: 29244 and 372296 General Location: North side of Battles Road, north of the Colony at the Grand Tower Engineer: HMR, LLC Owner: The Teachers Retirement System of Alabama School District: Larry J. Newton and Fairhope Elementary Schools Prepared by: Nancy Milford, Planner Recommendation: Approve with conditions 1 City of Fairhope Planning Commission December 4, 2017 Case: SD 17.29 Battles Trace, Phase 5 8 ~-a s C::.:::==~~='J ~ r o 10 I SD 17 .29 Battles Trace , Phase 5 -Dec. 4, 2017 Summary of Request: Public hearing to consider the request of HMR, LLC for Preliminary plat approval of Battles Trace, Phase 5, a 73-lot subdivision. The property is located in Fairhope and is zoned TR (Tourist Resort) District. The total tract of the subject property is approximately 27.34 acres. The largest lot in the subdivision is 15,185 sf and the smallest lot is 7,842 sf. Site History: The Tourist Resort District (approximately 186.2 acres with a total allowed density of 637) was approved in 2010 with multiple development zones, including a recreational zone, a low-rise zone, limited commercial zo n e, a mid -rise zone, and a high-rise zone which were presented in a land use map. An updated land use map is attached to this staff report. In 2016, the applicant requested an amendment to the TR district land use map rearranging the percentages of the various zones and reducing the designated high-rise land use area. At the time of the amendment, the staff cover letter for the amendment reports the applicant anticipates to be well below the maximum allowed 637 units at final build out. Zoning Cas_es Case PC PC cc Dev. Name Applicant Owner Request Ordinance Number Date Result Date Number zc 10.04 6/7/10 1Approved 8/23/10 Colony At the Point Clear Point Clear Conditional Approved- I Grand Partners Partners annexation to TR Ord . No. 1434 zc 16 .04 4/4/16 [Approved 6/27/16 TR District HMR RSA TR District Approved- Amendment Amendmen t Ord. No. 1579 The Battles Trace Subdivision Preliminary Plat, first phase of this development, was approved in September 18, 2012 and is considered low-rise residential (not to exceed 35'). The total anticipated number of phases for this overall development has not been determined yet. According to the applicant's engineer, the number of total phases will depend on the markeLand how the developer will choose to break up the phasing. The preliminary plat for Phase 4 was approved on July 5, 2016 and the final plat was approved on September 5, 2017. Battles Trace Subdivision Cases 'c ase No. Applicant Case Type Subdivision I J location Zonin ~ PZDat e PZ Decision Recorded Name lots Plat SD 06-05 Volkert/Daniel Minor Colony at the 2 outside N/A 2/6/2006 Approved 5/15/2006, Corp Grand -triangle 5/15/2006, 5/15 ,2006 SD 13-12 HMR/Point Clear Minor Colony at the 3 Inside rrn 9/3/2013 Approved 12/17/12 Partners Replat2, Grand Sub., Ph 3/5/2014 I Replat 1 1A SD 10 -03 HMR, LLC Minor Colony at the 2 Inside TR 11/1/2010 Approved 5/3/2011 Grand 11/22/2011 SD-12-05 Point Clear Preliminary Battles Trace at 66 Inside TR 9/18/2012 Approved N/A Partners/HMR the Colony SD-13-18 HMR Final Batt les Trace at 42 Inside TR 12/2/2013 Approved 6/3/2014 the Colony, Phase 1 SD -16-02 HMR, LLC Final Battles Trace, 24 Inside TR 1/4/2016 Approved 1/29/2016 Phase 2 2 SD 17 .29 Battles Trace, Phase 5 -Dec. 4, 2017 Case No.' Applicant Case Type Subdivision Lots Location Zoning PZ Date PZ Decision Recorded Name Pla t SD-15-25 HMR / RSA Preliminary lBattles Trace, 43 Inside TR 11/2/2015 Approved N/A Phase 3 SD-16 -31 HMR, LLC Final Battles Trace, 43 Inside TR 11/10/2016 Approved 1/20/2017 Phase 3 SD-16-15 HMR Preliminary Battles Trace, 27 Inside TR 7/5/2016 Approved N/A Phase 4 SD -17-22 HMR Final Battles Tra ce, 27 Inside TR 9/5/2017 Approved 10/10/17 Phase 4 Site Photos: Battles Trace at the Colony View to the East with north and south sections of PH. 5 View to the East with north and south sections of PH. 5 View of North Section of PH. 5 View of South Section of PH. 5. School Impact analysis: The student yield factor (SYF) is calculated by dividing the number of students by dwelling type by the total number of dwelling units in an attendance. For example, if we have 1,000 3 SD 17.29 Battle s T race, Phase 5-Dec. 4, 2017 students occupying single family dwellings (SFD) in an attendance zone for elementary school, and the attendance zone has 2,500 total dwelling units, we divide that by the number of single family dwellings by the number of students residing in single family homes. 1,000 students-;-2,500 total number homes in the attendance zone= .40 students per single family home. Using these numbers, we can estimate the number of students a new 100-unit single family subdivision could expect to generate would be 40 students. The same formula can be used to determine the SVF for mobile home units, apartments etc. The Baldwin County student yield factors for single family detached are: K-6 -0.39 per unit 7-8-0.11 per unit 9-12 -0.17 per unit The Preliminary Plat for Battles Trace, Phase 5 contains 73 single family lots. Applying the student yield factors, the development is expected to generate 28.47 (73x.39) elementary school students, 8.03 (73x.11) middle school students and 12.41 (73X.17) high school students. Developmen t Application Hoosing Total Units Attendance Zone SYF Name Type Type Battles Trace Phase 5 Final Plat SF 73 Fairhope Elementa1 .39 Fairhope Middle Fairhope High Total .11 .17 Expected Number students 28.47 8 .03 12.41 48.91 Green space: The applicant states that 7.53 acres of greenspace have been added in phase V brings the overall Battles Trace development to a total of 34% green space. Storm water: According to the City of Fairhope's Engineer, Richard Johnson, the storm water management system is designed for and constructed such to meet all the applicable storm water management and post -development treatment standards. Operations and Maintenance Plan: The applicant is amending the existing Operations and Maintenance Plan with the latest phase (phase 5) of development. The applicant shall record the amendment at the time of final plat. Wetlands: According to the applicant, no wetlands are located on-site. Storm Sewer: Storm sewers are private. The City of Fairhope will not maintain private sewer. Drainage infrastructure maintenance is the responsibility of the homeowner's association. BMP Plan: The applicant shall revise the BMP Plan to reflect two changes regarding 1} the silt fence comment and 2) the 13-day rule comment as per the City of Fairhope Code Enforcement Officer's comments. Streets: The applicant has stated that street names will be included at the time of final plat submittal. Road Maintenance is the responsibility of the homeowner's association as the roads are private. 4 SD 17.29 Battles Trace, Phase 5-Dec. 4, 2017 Water and Sewer: Water and sewer shall meet the City of Fairhope Water and Sewer Specifications. Please complete and provide the required forms relating to water and sewer justification. There are pending water and sewer issues that will need to be addressed between the applicant and the City of Fairhope Water and Sewer Department. Waiver Requests: An application is required for any waivers to the subdivision regulations as per Article VII of the City of Fairhope Subdivision Regulations. The applicant has not provided a written waiver request for an exception to the Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities for using the low-pressure sewer system . Flow Model: A flow model has been submitted, reviewed and approved by Dan McCrory. Fire Hydrants: Fire hydrants shall be located at every intersection and every 450 feet. Landscaping: No landscaping is proposed for this phase of development. Lighting Plan: Lighting is not proposed at this time. Per the applicant, any lighting will be privately maintained. Pedestrian Paths: Pedestrian paths are proposed in the common areas located between lots 167 /168 and 173/174. These will connect to the existing path around Sweetwater Lake. Financial Guaranty: Staff requests clarification from the applicant if the path is going to be installed as part of construction for Phase V. If so, then a financial guaranty would not be necessary. Other: Any applicable outside agency permits shall be obtained. Recommendation: Staff recommends approval contingent upon the following conditions: 5 1. The applicant shall record the O&M amendment at the time of final plat. 2. The pending water and sewer issues shall be resolved between the applicant and the City of Fairhope Water and Sewer Department. 3. The City of Fairhope requests clarification on the construction of the Pedestrian Path . SD 17 .29 Battles Trace , Phase 5 -Dec. 4 , 2017 Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL App lication Type: D Village Subdivision Q9 Preliminary Plat . D Minor ubdivision D lnfonnal (No Fee) □ Fina l Plat D Multiple Occupancy Project Attachments : D Art icle s oflncorporation or List all as ociated inve ·tor Date of Application : __ 1_0/_2_4/_1_7 __ Property Owner / Leaseholder Information Name of Property Owner: Retirement Systems of AlabamaPhone Number: 334-264-2345 Address of Property Owner: _1_35_S_o_ut_h_U_n_io_n_S_t_ .. _S_u_ite_2_28 __________ _ City: Montgomery State: AL Zip: 36104 Proposed Subdivision Name: Battles Trace Phase 5 No. Acres in Plat: __ 2_7_.3 ________ No. Lots/Units: 73 TR Parcel No: 05-46-09-30-0-000-078 .143 Current Zoning: 05-46-09-30-0-000-078.000 -------- Authorized Agent Information Plat must be signed by the property owner b •fore acceptance by the City ol Fairhop Name of Authorized Agent:Hutchinson, Moore & Rauch, LLPhone Number: 251-380-8746 Address: 2039 Main Street City: Da hne State: AL Zip: _3_6_5_2_6 __ _ Contact Person: Tim Lawley Surveyor/Engineer Information Name of Firm: Hutchinson, Moore & Rauch, LLC Phone Number: 251-380-8738 Address: 2039 Main Street City: Daphne State: AL Zip: _3_65_2_6 __ _ Contact Person: Stuart Smith Plat Fee Calculation : Reference: Ordinance 1269 Signatures: I certify that I am the property owner /leaseholder of the above described property and hereby submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this appr Property Owner/Leaseholder Printed Name Signature Date Fairhope Single Tax Corp. (If Applicable) fo) ,; @ ~ 1r w m 1m Jm OCT 1 9 2017 l'}) BY:113: ......... . BATTLES TRACE AT PHASE THE 5 COLONY l ! \ LD T IA COLONY AT TBA' CJYN.D Pll.AS11 }A, REPLAT 2 (SUIJ[=~-CI) r L OT 1 COLO NY AT THE CR,tND REPUT (SlJIIC J~D-11) \ \ ----1 ( LEJiJi1iJ/. P,P,C. POINT Gf t(IMME~CEMEH'T P.O.=!. POl~T Df BEGINNING lo\) AC l UA!_ (R) RECCfl:DDE£0 (P) Pl.AT OF IIECORC OW OP£.t,I TOP l~ON PIPE FOUND IPF IRON l"iH FOUIIIU cnr CRIMP 10P IRON PIPE FDIJND CR f CoPl>CO /tEBA.R FOUND RDr 1/2.• Rtn,,R FOUND CRS 1/2• C,<.PPED REBIJI S(T STAMPED lc.,if!IO~ CMr-CONCRETE MOrlllMt tll FOUND CMS COHC!i£rt MONUMOO SET LSj LICENSED F>ROf£.SS10NAL SU RVEVOR'S NU~S[R CA.f CE;IUlflCATE. Of' 'iUlHORllAnON HU \4 EIE,i (Dist> DISTUROED (IIEF) RffEREr,ICE COF!NCJ? SET Ofi UflE (UNR) UNRU\DABL.E: INSTf INSfRUol'Et'.'TNI.IIJ8ER SECT. Sl;CTIOH T-IOW/115 HJP ~-RA tlCE" --0--POWE~ POLE ~ (:IJ,' \1/IR[. R/w Rlli!-lt-or-W.-.'r 11.0.\11. RIGttf'-Of-'.N~V 0 Fl~ HYOAAIIT EI.-/EL!V ELEVATK>t,I IIN lllY!:RT NOtr: AU.. PROPERTY CORtmts .SET' 011 FOUHO f,11[ 1-tl.lR {CAiliGO•L.S) UNLESS OT11ER\IIIS E SMTEO. CE BUFICATE OF OWNERSHIP S'TATE or ~LABAMA CO\J tny OF' BALD'AIN T!-IIS IS TO CEKTIF'Y n1AT Tf-\E TEACHER'S RE 1'lRO.t ENT SYSTEM OF /\LAB~MA IS Tl-iE OWNER OF THE" LANO SHOWN ,~ND OESCRl8EO IN THE PL.AT, ANO THAT I HAVE Cr\USED THE SAME TO BE S\JRVEYED AND SUBOPllDED AS lNOICATEO HEREIN . FOR THE USES AND PURPOSE HEREIN SET FORTI-I AND DO HEREBY ACJ(NO'M.EDCE AND ADOPT lHE SA~£ UNDER THE OES ICN AND TITLE HEREO~ I N □I CATEOj AND ORA~f ALL EASEIJENTS F'OR UllUTY USE AS NOlE:D l'ocnH~R Wllti SUCH AESTRIC.TlONS ,-ND COIIENANTS liOTED ElELOW OR ATIACHEO IN A SEPARATE: LEGAL DOCUMENT. 0-'\TED -.HIS lHE ____DA'( Of __ 20 il-lE TEACHERS' RETIRD.!ENT 5"f'STEM Of ALABA'-IA NOTA RY FDR TEA CH ERS ' REl'IR EAUf NT SYSTHM OF ALABAMA STATE or A1.AlW,V,, COl/NlY OF" MONl COMERY ,, ____________ Tl-IE UNDERSIGNED AUTHORITY, A ~OiAR'Y PUBLIC IN AtlD FOR SAID COUNlY IN SAID STATE, HERES'!' CERTIFY THAT DAVID C:, BRONNER, WHOSE NAM£ AS SECRElARY-tRta.SURE:» OF THE TEACHERS' ~EllREMtNl $YSTEM OP ALABAMA. AN' INSTRUIJENTAllTY OF Tl1E STATE OF Al-'<BAMA, IS SICNEO TO Th£ fOR£GOltlG INSiltUMENl, AND WHO iS 1-:NOWN TO ME, P.Cl<NOIVLEOGEC SEF"ORE ~E. ON lHIS DA'1' l'liAT, e □NC INFOR t.l ~O OF THE CONTENTS OF" SAID IHSiRUMENT. HE, AS SUCH SEC:RETARY-TRE:ASURrn AND WI TJ-1 FULL 11,UTHORl'TY, EXECVTEO Tl-IE SAME 'JOLlJNTAA IL'I' FOR AND AS THE ACT Of SAID PUBLIC CORPORATION , CIVE:N UNDLR MY HAND ANO OFFlCIAL SE:AL THlS THE _ DAY OF --~ 20 NOl4'i'f PUBLIC M'I' COMMISSION EXPIRES: ___ _ CER T/FI CA TE OF OWNERSHIP STAIC: Ct AL.AJ3AMA COU NTY OF 9AlDW IN !HIS IS TO CERTIFY THAT lHE EMPLO"l'EE'S RE1 1REMEll'f SYSlEM Of ALABAMA IS TH E OWNER or n1E LANO SHO~ /IND DESCRIBED IN lttE PLAT, AND TI~AT I H,W( C:AUStD THE SlAM£ TO BE SURVE'fEO AND SUBO IVIDEO AS tNOIC::I\TEO HER£1tt FOR TiiE USES AND PURPOSE HEREIN SEi f"ORlH At-:0 DO HER EB Y ACKNOWLEDGE ANO ADO?T lHE SAME UNDER THE DE$1GN ANO TlTL( HEREON INOIC-"lEO: ~~ CRANT N.l EASEMENlS FOR UllUTY USE AS N01EI) TOOElHER WITH SUCH RESTR ICilONS. AND CO\IEMANTS NOTEO BELOW OR ATTACHED lN A S£PARATE LEGAL DDCUM~NT. DATED THIS TH£ __ DAY OF __ 20 THE E~PLOYEES' Rt11REMENT SYSlEt.l or ,'LJ,BAMA NOTARY FOR EMPL OYEES' RE TIREMENT SYS TEM OF Al.A RANA STATE of' ALA8AMA COUNTY OF MON1'GDMER'I' ~u=euc~=,N~A~No=Fo=R~SAl=o~c=o=u,=1'~,N~S.oJ=o~sitfu.~~~r~~~tX'~?!I"OA~1;°6~y BHONNEFI, WHOS E NAME "5 se:cRE'TAli'r'-lTff>.SURER or THE EMPLOl'EE5 ' RETIREMO'ff SYSTEM OF" ~ AN INSTRUMENTALITY or THE SfATE Of I\LA0Al,IA, IS SIG)'IED TO THE FORe'GDINC INSTRU~ENT. '-ND WHO IS KNOWr~ TO ~E. 11c1mowu:OCEO BE.FORE ME ON THIS DAY THAT, BEING INVOfU-,E:O Of Tt1~ CONTENTS OF SAID INSTRU M(NT, HE, AS SUCI-I SECRIT~RY-TREASURER AND WITH FULL AUTHORlr'I', EXECUTED ThE SAME '-IOLUNTAR!LY FO~ N-ID .AS TliE ACT OF SNO PUBLIC CORPORATION. CM.rJ UNDER M'I' ~t~O ,t..1.;0 orflCJA!.. SEA.I. n 11s fl-tE __ DA'r OF _____ ,o ~y CO ~MISSION Cl(PIRE.$: ____ _ DWNER/D EYELOPER THE TEACHERS' RETIREMENT SYSTEM OF Af.A8AMA TtlE EMPLO'rE.ES' RETIREMr.tIT SYSTEM OF" ALABAMA 201 SOUTH UN ION STREET MONTGOMERY, AL .\6104 ~ STUARI L SIJ!TH AL LICENSE NO. 2740.l = T1...-01H'!' 0. LAWLEY, P.E. AL LICENSE NO , 3D859 =-.ilJJ',j_ TOTAL SITE AREA -27.J~ ACRES ± (1,l90,6D!i s.r.±-) TOTAL NU~BER Of LOTS • 73 SMALl.tST LOT • 0,18 ACRES±. (7,842 s.r . .t) LARGEST LOT -0.3~ ACRES± (IS, 185 S,f.i) TOTAL. COMMON AP£/,. --7.SJ ,-.crtES:t (J2B ,ooa S,F.±) TOTAL LINEAR FEIT OF STREIT ""' 3, 17,l. Fffi:I:. ZllW>!C. TOURIST-Rt.SORT DlSffilCi ZPHlt!G Bf9PIREMFNJ5 • 5' R'EAR SETBACK • NONE SIDE; SEJBACI< • 10 ' rRONT SETBACK" QfO!CATFD fASEMENTS: ALL LOTS ARC SUBJECT TO A 1 □1 LJTIUTY EASEMENT AL.ONG ROADSfOE. LOr UNES. UTILI TTES PROVID ERS SEWER -FAIRHOPE WATER AND SEWER WATEr.i -FAIRHOPE WATER AND SEWER POWER -RIVIERA UTI LITIES TELEP HONE: -AT&T GAS -FAJRHOPE CAS LECAL DESCR IPTIO N PHASE 5A GENERA L SURVEYOR S NOTES · l . SOURCES OF \Nl'ORM-".l\ON USED TO t i.c!LJTATE TltlS SURVEY WERE PREVIOUS SURVEYS 8Y 1lt1!i flRM, SURVEYS SY OTHER FIRI.I S MO INFORl,IATION FURNISHED BY CLIE NT, HO Tm.£ SWCl't, llfil OPINION OR ABSTRIICT WAS PERFORMED BY THIS FIRIJ , THERE W.Y BE om1s OF RECORD, UNRECOROEC OEE'DS, E:ASfM£KTS, RIGHT-Of-WAYS, OR OT'HtR l~STRUtJENlS of RECORD WHICH COULD AFFECT THE BOUNDARIES OF TH IS PfWPERn' T\IA,T WERE t,iOT ?RDV!DEO A.t TIYE OF SURVEY. 2 , Bl;ARINGS ARE. SASED ON NORTI--1 AhjER:CAN DA1UM 19SJ, ALABI.MA WEST ZONE. STAlE PLANE CRID NORTI-1: DERIVED BY CLOBA,L POSfTIOHINC S'l'STtM OBSERVATION: AU. DISTAl~CES SHOWN ARE GROUND DISTANCES. AU. 1',IEASURE;M~TS WERi; MADE: IJ\I ACCORDANCE WITH U.S . STANDARD FEEl . 3. THE PROPERTY SHOW N HEREON IS LOCATfO IN ZON£ K AS SCALfO FROM THE FEDERAL EM!;:RCENCY MANACEMENT r\GENcYS FLOOD rNSURANCE RATE MAP, MAP PANEL NO. 01003C0766L, REVISED JULY 17, 2007, 'I, f!EU) WORK FOR WIS SURVE'I' W>.S PERFORMED JUl.'r, 201.S , 5. THE HOMEOWNER'S ASSOCIATION WILL BE RESPONSl9LE FOR THE MA,JNTENANCE A.ND £NERCY COSTS OF AN'I' STR EET LIGHTS, 6, THE HOMEOWNER'S ASSOCIATION WI LL BE RESPONSIBLE fOl"l lHE MAINTEtiA.NCE Of' ALL CO MMON AREAS . 7. TH£ HOlilE.DWNER'S ASSOCIATION Will BE RESPONSIB LE FOR TliE. IAAtNTENANCE Of lHE R,OAf)WAY, B. THE 1--!0~iEOWNER'S ASSOCIATlOM WlU. BE RESPONSIBLE fOR lllE MAINTENANCE Of' ill ORA!NACE INFRASTRUCTURE. 9. AU. LOTS SHOWN HEREON ARE SUBJECT TO lHE r(RMS ANO CONDITIONS OF Tl'tE EIATTILS TRACE AT THE COLONY DECLARATION OF COVENANlS, CONomo~s Af~D RESTRICOONS 10 BE RE'CORDED IN BALDWIN COUtfTY, Al.ABAMA (THE ·or CLJ,RATIOt,n, INCWDING THE VAAIOUS WEMENTS, USE RESTA ICTIONS ANO THE cRtAnoN OF LIENS FOR THt PAYMEHt OF ANNUAL ASSESSMDITS AS MORE PARTICULARLY DESCRIBED IN THE DECLAAATION, 1 0. A ~lNJMUt.t 1 :.! FOOT SEP,'AATION SH/.LL BE ESTA.9USHEO BElWEE.N ALL STRUCTURCS To MEET ISO REOUIREMENTS, ~~6~~o:Eg6R~t allo~t J~i~ ~\ G~J;; ~~~~v~~cS~Z~c¢T~rs'c5R i:~ow,:s ~~6~J: lHEREOF" RECORDED ON SLIDE 24~3-A u~ BEGJN AT TI-I E SOUTHEAST CORNER OF LDT B4, BATTLES T~ACE AT THE COLONY PH/\SE J, AS SHOWN ON PU.T TttEREOF RECORDED ON SLIDE 2585-A, B & C 1N PROBATE. RECORDS, BALDWIN COUNT'!', ALABAMA; THENCE RUN NORTH □O'OJ'4r EAST A DISTANCf OF 157 .93 FW TO A POINT: THENCE RUN SOUTH 89'55'58" EAST A DISTANCE OF 79 □.o, FEET lO A POINT; THENCE RUN SOlJTH 00'04'0'.,r W[S'T A DISTANCE OF" 125.79 FEIT TO A POINT: lHENCE ~UN EASTERL'1' ALONG A NON-TANGENT CURVE TO THE RIGHT HA\llNCi A R.ADIUS OF 68 ,07 FEET, AN ARC LEtJGTtl OF 123.96 FEEi, A CHORD B~lNC SOUlH 77"46'06. EAST, AND A, C!-1DRD CISfANCC. OF 107,SJ f'EE'J TO A POINT: THENCE RUI~ SOUTH 09·12'1£1" £/..sT A DISTANCE. or '\9.62 FEIT TO A POINT: TliEHCE. RUN SO UTH oo·ao·oo-WE.5T A DISTAt~CE or 291.66 FEET TO A PO INT: THENCE RUN WESiERL'f /\LONG A NON-TANGENT CURVE TO THE LEFT HAVING A RAD IUS Of JOO .OD FEIT, AN ARC LENGTH OF 231.55 FEET, A CI--IORO 6EAA INC NORTH 6S'37 'U!" 'NEST, ANO A CHORD DISTN~CE OF 22 5.B~ FEET TO A POINT; THENCE RUN WESTERLY ALONC >. RE'.V£RSE CURVE TO THE RIGHT HAVING A RAOIUS OF 1,372,11 fE:ET, AN ARC LENGTH OF 10 1.72 FEET, A CHORD SEARING NORTH 8S'J6'JY WEST. AHO A CHORD 0 151ANC( Of" 101.70 F'E:ET TO A POINT: lHENCE AUN ~ORrH BS'12'58" WEST A DISTANCE OF 60.77 FEET TO A PO INT; THENCE RUN WESTERLY ALONG A NON -lAJol CENT CURVE TO THE RIGHT HA.Vl~C A HAOILJS Of 1.372.1 1 FEET, AN ARC LE!'JCTH OF SJJ,17 FEET, A CHORD BEARING NORTl-1 72•4,a'55• l'IEST, AND A CHORD DISTANCE OF 529.82 Fttl TO A POINT; THENCE RUN !'<ORl HW!:STERL'f ALONG A C01.1POUND CURVE TO THE Rlmtl 1-{AIIINC A FW)(IJS OF" :n.oo f'EET, AN ARC LENGTH OF 18.6,l rm, A CHORO BEARlltC NORTH ... 716'00· WEST, AND A CI-IORO OISiANCE OF l.B.42 FEET TD A POlrJTi JHDJCE RUN NORTHWC:STERL'f AlONG A REVERSE CURVE TO THE LEFT HAVING A RAlllUS OF 1151 .00 FEET , AH ARC LENGTH OF 22.519 Fe:ET , A CHORD BEARING NORTH 38"23'06" WEST, ANO A CHORD DISTANCE. Of" 2:.!.96 fEE1' TO A POINT: TtiENCE RUN NORTli 5T4-'1'4-1" WEST A !l iSiAAC t: Oi !16.88 l!"fft TO 1, PO!NT; THENCE" RLI N EAS'TEHLY ALOtlC .-, r,ION-TANCEN'T CURVE 10 THE LEfT HAI/ING A RADIUS OF 15.00 FEET, AN AAC LENGTH Of I S.61 FEET, A CH ORD BEARING NORTH 78°J6'45• EAST, Ar.ID A CHORD DISTANCE or 14 9-' FEET TO A POINT: THENCE RUN NORTHEASTERL.Y ALONG A N(H,1-TANCENT CURVE TO THE RIGHT HA\IINC A RADIUS OF 116,!'ll FtIT. AN ARC LENCTI1 OF ,;.J,75 ftET, A CHORD BEARING NORTH S6'0J'10~ EAST, ANO A CHORD D151Af/CE or '\J,50 FEET TO Tt"E POJr-,IT OF BEGINNING: SA ID DESCRIBED PARCEL. CONlAJN!tlG 7,'1 1 ACRES , MORE OR LESS, f't,AS( 58 /\ PORTION OF LOT 1, lHE COLOfi"r Al THE GRNIID SUBDIVISION (REPLATJ. AS 51-!0WN ON P~1 THEREOF RECORDEO ON SL!DF; 245l-A IN PROBATE RECORCS, BAlDWIN COLINlY, N.>.BAMA , BEING MORE PARllCULA.RLY DESCRLBEO AS FOUOWS: BEGIN AT l'HE NORTHEAST CORNER OF LOT 85, BATTU:S lRACE: AT TME COLONY PHAS£ J, AS SHOWN OI~ PUT THEREOF RECO~OED ON SL!DE 2585 JI.. B de C IN PROOAiE RECORDS, BALDWlf" COUNTY, AlJIBAl,l.;: THENCE RUN SOUTH' 71 '"'-'28 " EAST A DISTANCE: OF 1!6.75 f'EEl' 10 A POINT; lHENCE RUN SOUTH 71·40·03~ EAST A DISTANCE. OF 10.40' FEET TO A POINT'; THENCE RUN EASTERLY ,\LONG A NON-lANGENT CURVE TO 1HE LETT HAVINC A RADIUS OF 1,420.76 FEET, AN AJlC l..ENGrtl Of 101 .63 FEET, A CHORO BEARING SOUTli 74 '02'47" EAST, AND A. CHORD DISTAt~CE OF 107.60 FEET TO A POINT: THENCE RUN CASl ER LY ALONC A NON-1ANCE.NT CURVE TO THE lER HAVINC A RADIUS OF 1,421.15 FEET, AN /\RC l£NCTl1 OF 127.4B FEET, A CHORD B&,Rlt{G sourn 7S''1 tr5o· E>ST, Af',ID A CHORD OIST,'\NCt. OF 1 2 ?.◄-4 F'ECT TO A PO lt./T; THENCE RtJN SOUTHE>.STERLV ALONG A R~ERSE CURYE TO THE R~HT HAVING ,'I RADIUS Of 87,DC f'tET, AN ARC LENGTH Of 79.05 FECT, A CHORD BEARING SOUTH 55'19'1 3~ EAST, AND A CHORO DISfANCE OF 715.JO F'EEr TO A POINT: THENCE RUN SOUTH 29'17'28~ EAST A DISTANCE or 134.35 rECT ro A POll'Jf: ll--lErlCE AUN EASTERLY ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 99.DO FEET, AN ARC LENGTH Of 17 .... 31 FEIT, A CHORD BEAR ING SOUH-1 7g·-4ssr EAST. ,.ND A CHORD DISTANCE OF' 152.65 FEET TO A ?DINT: THENCE RUN NORTH .;g·49'J5~ EAST A DISTANCC OF 63.89 fEEl 10 A POINT; THENCE RIJN E:ASTERL"I' AL.ONG ,._ CURVE TO THE RIGHT HAVING A RADI US OF 91.00 FEEl, AN ARC LENGTH OF 177.70 FEEi', A Cl-lORO BEARING SOIJTti 74'13'54 " EAST . A.iO A CHORD DISTANCE Of 150.7B rm TO A PO IIIT: THENGE RUN SOUTI-IERLY Af.ONG A COMPOUND CURVE TO THE RIG HT HAVING A RADIUS OF 250.0D FEEl, AN ARC LENGTH OF 45.6D FEET, A CHORO BEARING SOUTti ,so:5•53• EAS'T, ANO A CHORO DIS TAN CE OF 45,53 FEIT TO A POll\'T; THENCE. RUN SOUTH 07'50'24 " ti'ST A DIST/\NCE OF -450.78 rr:n 10 A POlt,ff; 1HENCE RUN SOUTH 1!2'09'35" WEST A □lST,1,.NCE OF 5.59 FEET 10 A p()INT: THUICE RUN SOLffi1 0?'50'24. EA'5T A DISTANCE OF 21161.5'\ FEET TO A POINT; TH ::NCE RUN SOUT"'rt 06'00'56 ' EAST A DISTANCE OF 55,39 FEET TO A PO INT : THENCE RUN NORTH a5·3,:r20· WEST A Dtsrr,NCE OF 806.53 FEIT TO A POINT: TH(NCE: RUN NORTH 04'5'1'01 · £As1" A DISTANCE OF 107.~9 FE.ET TO ,,_ PO!Nl: l\-lENC£ RUN riORTH 10'49'~a· WEST A DiSlANCE Of" 116",92 FEIT TO A, POlNT; THENCE RUN NORtH 18'16'2'," WEST A DISTN-ICE OF 1.SO.S9 FEE'l lO A POINT: THENCf RUN NORTH oa·o2'J6" WEST A DISTANCE OF 2108 FEET TO A PO INT: 1HENCE RLIM t,IORTH 2aD6'1s· WEST A DISTANCE or 83.24 rITT TO A POIM'i: THENCE RUN NORTH 76'33'40" WEST A DISTANCE or 84.49 Ft IT To A POINT; THI'.NC t RUN SOUTH B2'1.3'1a· WEST A OISTMICE Of' 114,28 FEET TO A POINT; THENCE RUN f'IORTH 25·2,•5 1• \'/EST A DISlr\NCE OF 2Jas1 FEET TO A POINT; THENCE RUN NORTH ~s•Je'Jr EA!:,7 A DISTANCE Of 28B ,BD F'EET TO A POINT: THENCE RI.IN NOR'fl-lERLY ALONC A NON-TANCENT CURVE TO tttE AICHl H.AlllNC A RAOIUS OF 160.50 f"EET, AN ARC LEllCTH or 40 ,BB FUT, A CHOR□ BEARING NOfffli 12 '52'07~ EAST, AND A CHORD DISlANCE OF 40,77 FEE1" TO THE POINT OF 8ECllfNING; SAID OESCRl8~0 PARCO. CONTAINING 19.93 ACRES, ~ORE OR L£SS. SURVEYOR'S CER TIFICATION I HEREBY STAT[. THAT ALL PARTS OF THIS SURVEY ANO DRAWINO HAVE BEEi~ COMP!.ETEO IN ACCORDANCE wmt lHE CURRE~ REOUIRE)JENTS or THE STN-IOAROS OF PRACTICE r□R LAND SURVEYING IN THE SlATE OF ALABAMA TO THE BEST OF MY KNOWLEOC£. it-lFQRl,,IA'TJON AND SEU::f. STUART L SMffi-l, PLS DAIT ALAa.-.~A LICENSE NlJ~BER 27403 •OAAWI NC IS INVAl..10 WITHOUT SIGNATUR~ &: SEAL. Of A UCENSE'O LAND SURvE)"OR VICINIT Y MAP CERTIFICATION OF ENCINEER STA lE OF AI.ABAlll,\ COUNT)' Of° 9ALOW,N l, TIMOTI-IY 0 , 1.AV.U:'I', A REC!STEREC PROFESSIONAL ENGINEER tN THE STATE or ALABAMA FOR HUTO,INSON, MOOR£ ANO RAUCH, LLC, HOLDING CERTIFICATE NUMBER 30859, HEREBY CERTIFY THAT I HAVE REVIE\1£0 lHE OESIC:H HEREIN WHICH WAS 001',!E. UNDER MY OlfiECl CONTROi. ANO SUPER\.iSl0:11 AND THAT. TO 11'1[ BEST OF t.t'I' PROFESSIONAL KNOV.tEDGE AND TO 'fttE BEST OF MY 8EL1Ef, CONFORMS 10 lttE REOU IRW.ENTS OF THE f.-,IRHOPE SUBOI\IISIO,-! REGULATIONS AND TD ALL OTHER RULES, RECULATlONS. LAWS ANO ORDINANCES APPLICABLE TO ,1,4V DESIGN , OAlED THIS THE __ DAY OF ______ 20 TIMOTHY 0. LAWLEY, P.E.. Al.A. REG. NO. 30859 CERTW CATE Pf APPRDVAl RY AUX" lliE UKD~S!CNED, AS AiUTHORIZ£D BY Al&T liEREB't' APPRO\/ES 71-IE WmtlN PLAT FOR THE RECOijQ INO OF SI..Mt IN THE PROBAT£ orr1ct or 8A!..OWIN COUNT"f, /\1.AB,\W., THIS iHE ___ DAY Of _____ ,0 AUTHORJZEO SIGNATURE CEBTfFICA TE QF APPRO VAL RY FAIRHOPE WATER AND SEWER THE. UNOERSJC:NEO, AS AlJTHORIZEO BY FAIRHOPE Wr\TER & SEWER, HE~fB'I' ,'\PPROVES THE'" WITH IN Pl.AT FOR TilE RECORDIN'G Of SAM!: IN THE PROBATE OfflC[ OF BAI.OMN COUNTT, AlABAM..t,. THIS THE. __ DAY OF ____ 20 AVTHORIZEO S!CNATURE CERTll'I CJ.TE OF APPROVAL BY FAIRHOPE GAS THE UNOERS!CNED, AS AUTHORIZED 9'f F"NRHOPE: OAS, HEREBr APPROVES THE WLJHIM PLAT FOA THE RECOADINC OF SAME IN THE PROBATE OFFlCE OF BALDWI N CO\Jtf!Y. Ai.ABAMA, THIS THE __ DA'1 OF ____ 20 A.LITHOR IZED SICNATURE CERT/FICA TE OP APPROVAL BY THE B[YTR /tf UTILITIES THE UND£RS1GNED, AS AUTHORIZED 6'1' THE RMERA UTIUTIES, JfERql't APPFlOVE.5 THE WITHIN' PLAT ,:'QR THE R[COFIOING Of SAME IN TH£ Pf:IOB.-.Tt OFF"ICE OF S~LDWI~ COUNTY, AUl8AIAA. THIS THE ___ DAY OF ________ 20 AUTHORIZED SIGNATUf<£. CERT lfi'ICATE PF APPRO VAL OP THE CITY OF F.Al RHDP.E PLANNING COMM!SSlDN TH( WllH!N PLAT OF BATTL£S !RACE Al IBE. COLONY, PHA.SE 'I, BI\UlWlN COUNfY1 AI.Ai3AMA, 15 HEREBY .APPROVED B'I' fAIIU10 1'E CIT'I' PLANNING CO'-'MISStQN, TI-llS THE __ DAY OF ______ 20 HMR HuTCHlNSON, MooRE & RAUCH, LLC 3 ~ PRELIMINARY PLAT 'r, BATTLES TRACE AT THE COLONY PHASE 5 ~~~--------------------------------~ ---------------- 2039 MAIN STREET DA PHNE, ALABAMA 3 6 5 2 6 E NUINEB RS ♦S U R V EYOH S L AND P L :\N.NllltS TE L (251) 626 -2626 FAX (251) 626-6934 d c phne@hmrengineer s.com ~ Z RETIREMENT SYSTEMS OF ALABAMA ~~~,-c-~-------..-0-,-~------~,-.-,~-.-,--..-o"-,-c,-,o-.,--.--,,-,rr--------1 ., ~ NOT TO SCA LE 10/11/2017 TBS SLS 1 OF 2 6).00' 6!i .OIY (;5.00' 6!1.IJCJ" a::.,oo· r.>'IIUII.Cll!ICS~ __ tc~n-t.15(~- LU1' (43 0,22 ,l,CI\ICS:!: 0,750 Sf,± r.t.t.-11 1~• 5~ 00' L01' ,.,~ ' D,22 ACRES:l .g \'.r~J{J I z a.:;; ..... (/.-J<,..il-\l(J(),,(),j.J,.o!lijl, BUITT.5!'R..C-.tL>,.,DC(lf,IP/oJ •f 1.1..C /!,ii 0a\lol0l!"·llN LOUIi •LSI t,1(•6tlt""-J6(;0) LO T 1./6 • a.2J /oCRCS:1 p l~?t io~,:I. ~ 1b,OO' LCJT r46 O.:V ACR[Sr 11.71 6 S.F.t: F,f ,f ... ai,o' ------L l ·""'""' --Cl -55.00•- /WAD A JO' R.a,w. (PRIV~TE ROAD) , GRAPHIC SC ALE ( lN n:ET) \ln.,h•BO r t. I l.tJ'/ '16' ,/ Pl/,fS./1' 3 / I I , / / W 'I' 8:1 PUA.'iR ,1 1~1.Jr>L .-1li. ~.1,:1e-. 71 IY r:CJAl&ION ltlt//,t G o:n M:RESJ: ~.120 5,F.'i. g r w 2 o~g r AC~'i:i I 8F~lt~~ -6SOO' - PHASE SA 7.4 1 A.CRA'S-±. Ji!i.Db'_ ~ I o1fTAC~~.t ~ o~~~~~i "' 1~}~-Uo:i=: I \F71 .. :{;~ ''"" ~s .~ 9c'g•,s · = P.O.C, POINT OF C0t,UJENC€"M£Nl P.o.a. PO!ITT Of BEG!Ntl1NG (A) AC'luAI... (II) 11(C0R0 OEUI (P) ?lAI UF REC0IW OTlF" OPEN 10II !AON Plie'E'.' FQIJNO IPF" IRON Pl~ FOUND CflF'" CRIMfl IOP IHON PIPE FOUND CRf CAPPED REBAA FOUNO Rer 112· REBAA: FOOND CRS 1/2" c.t.F'P EO lttt!AA stt Sl'AIIIPEO c.-.1soc. CMf t ONCRElf MONUi.{00 FO\JNtl Ct.15 CONC.'RElE MCNU'-l(HT SET l.SI UCl:NS[O P/fOF'tSSIO/'IM. SUFNEYOR'S />IUMBEA C>.f CtR'T(FlCAlt. OF' ,-UlHOHIV,'flON l,jlJMIIER (DIST) OIST\Jll8('0 J I CDJ/M(UI AREA 7 !.U ACRU.: .;B,<181S S.F".± t <0/J 2ti : ..._ ..isr,,~u:.._ i (RE:i) Rtr£R£1'CE CORNUI SEl ON UNE' (UNR) UNflrAO,J.BLE L'i!il' # INSTRUMl:Nl NUI.IBER SECT SECTION T-TOWNSHIP R-R.liN(;t --0-POwtfl POLE f--GIIT' WIRC \ I \ I I \ ,. ,;,4'4 "J " LDT t62 C'OMJJON AREA .S 1.SJ ACFt(S:t: Bfl,G6S S,F..J,. 0 ]6 .-C ~F.5.:±. 1 1.-1!.4 s r _.tt ti.L,-•4,1~· Q,rNE RIPEVE I OPRR TH( TtACI-IERS' RrnAe.t£N'l SYS'! £M or "1..ASAMA fHE EMPLOYE:E.s" RETIREMENT SY'ST£M OF M.ABMIA 201 SOUTH UN ION STREEl "40NTCQt.!ERY, AL :5151011 S1llJYEJ:Jl1/. STTJART L SMITH AL LICENSE ND. 27403 = SCOTT A, HUTCHINSON, P,E. AL. LICENS£. NO, 2 !8l0 = TOlN.. Sti'E 1'REA -. 2.7 ,3<1 M:RES:t (1 , l!i0,50$.JJ S,F",±) 10fAL NUMBER OF LOTS • 7J SMALLEST LOf .-0.16 ACRES~ (7,542 S.F",±) LARCESf LOT ,,. O.J5 ACRES± (15,185 S.F .:t) TOTAL COMMON AREA • 7.53 ACRES:I: (328,006 S.F,±) TOTIIL LINEAR F'ECT OF SfREEr • 3,17-1 LINEAR FEET± ZllliJllll fOURlSf-RESORT DISTRICT ZONING REOU 1REMENTS • 5' Rf.AR SETBACK • NO SJOE SETBACK • JO ' FRON1 SE'TMC K" QEQ!CATfP fAO:,FlJfNTS AU. LOTS ARE SU BJECT TO A 10· UTI LITY EASEMENT ALONG ROADSIDE LOT LINES , UTl ll7'lES PROVIDERS SEWER -rA1RHOP£ WATER /\NO SEWER WA1ER -FAIRHOPE WAl ER ANO SEWER PO WER -Rlll!ERA UTILITIES TE1£P HONE -A.1'&.T CAS -F"AIRHOPf CAS C(i/fE(W, SU RVEYO RS NOUS· 1. SCURCCS 01' 1/JFORUAJION IJSE0 TO Fl'ICIUTATT.: THIS SURVEY WERE PiU.\olQIJ5 SURVE'l'S 8Y TI-ilS FIRM, SURVEYS l!Y' OlHE.ff f!R!olS AND INFORMATION FURNISHED BY CLIENT. NO mu: SEARCH, Tlll..E OPINION OR ABSTRACT W"5 PE.fffORMED BY THIS FIRM. THERE MAY BE DEEDS OF RECORO, UNRE:CORDEO orros, EASEMENTS, RICHl-OF-WAYS, OR OTHER INSTRUMEN1S OF RE:CORD WH ICH COUlD AFFECT THE BOUNOA!~IES OF' THIS PROPE_fm' lr!AT WERE NOT ~ROVIOEO At llMf Of SURVN. 2. BE1-.RINCS ARE BA.SEO ON tlORrH AMER~ DATU M 1983, At..ABAMA WEST ZONE; STATC. PLANE ORIO NORTH: DERIVED OY GLOBAL posmow~IC SYSTEM OBSERVATION: lill DISTANCES SHOWN ARE CROUNO DISTANCES, ,.U. MEASUREMENTS WERE I.IADE ltf I\CCORDANC E. Wl'fH U.S. STA.NDARO fEEl. J . lHE PRC PERT"f SHOWN HEREON IS LOCATED 1M ZONE lC AS SCALED FROM TIIE f'EDERAL E~ERCEN CY MANAGEMEN T Ai:.E:NC'(S FLOOO INSURANCE RAiE t,IAP, W.P FANEL NO, 0 1003C0756l, REVISED JULY 17, 2007, 4. FIELD WORK FOR THJS SURVEY' WAS PCRFOR MED JULY, 20 1:J. 5. THE HO MEO Wtl ER"S ASSoci.-.n ott W(ll BE RESPOt,IS!BLE FOR TI-iE MAINTENANCE AH O £'NERCTY COSlS OF Atff STREE'T LIGHTS . fi , THE HO UE:O WN ER'S ASSOCIATION WIL.i. BE RESPONS IEILE FOR TH( MAJNrt:NAl~CE OF ALL CDMuON AREAS , 7. lHE'. Hot.4£0WN(A'S /1.SSOCIATION WILL BE RESPONSIBLE FOR THE 1.!AINlENANOE OF f HE ROADWAY, a. THC: HOt.lEOWtlER'S ...SSOCIATION WILL BE FIESPONSlaLE F'OR THE MAINTENANCE. or ALL DRAIM,1,GE' INFRASTRUCTURE.. 9, All l 01S SHOWN HEREON ARE SU BJECT TO THE TERI.IS AND cmmmoNS OF TH£. BATILE.S TRACE AT THE COLONY DEClARAHON OF COVENA r.fTS, CO NDlllONS' ANO RESTR ICTIONS TO 8( RECOAOEO IN 13),LDWIN COUNlY, At.A6AMA (THE: '"DECv.RAtim'"), lt,ICLIJO UJC THE VARIOUS EASEMENTS , USE RESTRICTIONS ANO TI-lE CREATIO N OF" UENS roR TliE PA'l'MEITT OF Nlt~UAL .-.SSESS MENTS AS MORE PAR flCULARl'T' DESCRIBED IN TI-IE OEC!.AAATION, !O . A t.l lNlt.lUM 12 FOO T SEPA.'QATION SHALL BE ESTABUStlED BETWf..EN AL1. STRUCTURES 10 MEtT 150 RfOU1RE t.l ENTS. CURVE TABL£ LDT 166 0,:?J '-CHES.s: 9.s:.u s .r .:1 F ~,E,-~2.1li' • • CURVE I RADIUS ARC ~GlH CHORD DIST.-.Hef CURVE I RADIUS ARC I.EHGTH CHORD DISTANCE Cl 11 ri ,oa· J.4.74 ' Sll!l"l7'So"W ,!.o\.611 C21 J l 5.00' 20,lQ' N5nJ'27"W 20..W' Cl 100,00· :.is.110· N7755'1:r-w 11a:1'il ' C22 -:1 15,00' ,44,711' N48'l ll':!6-,.. ◄4 .72' 100,00· .t,&4· Mae·se.'H1"W &4.72' C2J no.oo' :n.J7' N.\J'll'll"\11 2 1 .. ff C-1, 19.00 ' 21,52' S1J'S 1'Zl"W :1'0.J&' C24 720 ,00' 75.JO' N30'J2'2'4"W 75.27' C7:5 720,00' '?IUO' NlSJ0'1•"W 76.J7' C6 '\11.Jl' J6,76' rl6-i'17''\li"W n.io· C26 na.oo' ,1,10· N:1.lfJ5'2Y"W •7.10' C27 l.l9.SO" :la..l:f NJ2'!i6',42"W l0.21' cs 46.JJ' p_95' IH0'2!i'OO"W 9.9J' C'lll I J9.!IO' S•.ri:r N.S0-27'07'"W 5•.511' Cit 19.00 ' 14.aJ' N26'J7'J6"W 14.~!I' C'29 160.:SO' 21 .Ji:' NST5S'04"w 21.Jt' C10 <JO,OO' 41.'89' ,-,J5'20'1B"'II 42.48' ClO ltl0.50' 75,117' t440'JJ'49.._, 75.111' c 11 90,CD' 11 .J&' N18'04'0B"'W 11 ,J6° CJl 160.St>' 91 .JO' 1>110-4J'2u"w '!10.0!I' C12' 10 ,Dt>' ll,05' N::11'Da'24"'W 10,ll'il' CJ2 29.5 ,00' l2,99 1 tlll0'47'J4'"W 32.97' 11t.3J' Jo.11· NJ9'o5'J,i-W J,.ga• CJJ 29'5 ,00' 85,88' N50'51'25"W 65.71 ' C14 t l9,3J' 56 .7 !5 ' />ID'J0J6'04'W llt.11::r CJ4 1!90,Co' 22.116' N4:t17'te"'W ?2,M' C1 5 t\11.J,f !iO.U' N2S1if 22"E Cli ,76' Cl5 690,00' 1Sl.41' !i3D'113'2S"W 79.JII' c 16 so.67· l!,1!1' rl2c·oo'1o·r Jl.~tl ' CJG 6\J0,00' 16,110' NJ5'0J'Jl"W 15.90' C\1 IW.IS?' l9.51S' ND:t"12'!1"E 2D .iD' Cl' :,01.J2' 76JJ' t.2r05•s11"W 111 ,,J' c,11 11 ... lJ. .=c:..21· t.os•4a•1.n: ss.o• t!.!! 301.J:!° 10.88' N1fl'491J!f'W 10.IIB' C\9 otJ,o' 6,38' N19"-1 7'Hf'W ~.1:!.' Cl 9 2!14.67' 11u:r N09'27'07"W 8S,2J' CI D 2.H.67' ?J,7 -4' N I O'll.!l 'll"E. 7J,.µ· PHASE SD 19.93 ACRES± I.OT 174 0,J:> ;.CR !'.5=. 1:i,1tt!i S.F,z r.r.c.•:.t ~· "'--::-iw ,1•-_ CURVE TAIJ.£ CUR\'£ I RA!)(US /\RC LEHGTH CHORD OISTANCE C◄1 1420.76' 107,IIJ' S14'D2'41t: 107.60' C42 111,91:1' J ,&J' S8Tl6'21"'!¥ J ,62' C43 19.96' t 0.11.2 ' N70'J5':z::]'W 10.67' 19.00.' NB6'5S'•1-W 74.!!t' 20.09' 552'05'39-W 20.0l' C41! 11!1.DII' 16.43' S&!l"l5'H"W 15.92' C4fl 11 1,9G' J6..51' 1o14T07'52-W Jo .or C49 9\,96' !B.70" N116'04'2D"W B.S..l0° C50 18.2~' 0,77' S87'29'58'W D,77' C!l2 1•21.i!i' n .7.•8' S78'46':;a"E 127,4"' c,J a,.oo· 111.0~• s~s·1 11 '1J"E T1:1.,e' C55 99.00' 174 . .!11' 579''13°57"E 152.liS' C57 01 ,00' 1'1.70' S7••1J05't"E 150.71:1' c511 !!sa,oo· "~.eo' s1J·onJ"E 45.Sl' C6D tJJl.11' ~2.20' N66'4 !'U'\II C2,.20' ca, 1J12.11· 11e.9J' ~e-;r~~·511~ 'iile ,e 1' C62 J7,0C' 16,112' N47 16'DO"N 18.42" cu 119,00' 22.99' ,i1t1·2J'06'W 22.96' COMJJON ARE,1 J! 1,!l f ACR[:;:11:. BJ, 106 SS ~'! '" COMMflN A/1£,t i 2 ,58 -"CRES"' 116,eoa s.r~ . ~ WT 188 !'1 Cl 19 ACl;i:5 :t ~ r~~l~.~-'i•·_.. )... LOT ro1 "1 CL1il o\l:RES± ~ :.., £01' I/JS r'I 0,lg /,OILSi:: " f ~.t'.t!r~f = ~ !!1 112.S S.F,.t. ,; r ,r .E. .. n .2:.· t.01·,n f :❖l~1r: ~ -:,5 N BS'JJ':!Q" W BOli..5J' CURVE TABLE. CURVE T>Bl.f CURYE I IW)IUS ARC l.fNCTH CHORD DISTANCE CURVE I RADIUS ARC u:Ntml CHORD OISTANct C6" 300,00' 23 1.~• NW37'Ul"W 2'i!S,8•f ctlC ~6.JJ' 1!12.02' S&fl".2.1'1 1'1. 71 ,'2' llT2,J1" )01 .n' l<!l!rJll0J J'W 10 1.?D ' C85 111.0D' 17 ,2.2.' S~1•40•50•i; 15.64' 1JT2.1 I' JD2.0◄' N75'415'+3'w JIIO.M' C86 70.00" 21.ee ' S7G"J5'29 "1: 2 1.711' C:67 ,,.02· .un: s1t22'"<w 1e2· C87 85 .0D' 18,29' Nll!J'\7'f'>O"E 18 ,25' C:68 19,02' 10.20· 555'15'04-W 10.08' CBB e5 .oo' 54.7D ' N11 ·Jrsn: S:J ."/6' CBII 611 ,36' 60.43' S6S'OO'Jt1"W' 58.90' Ctl9 185,00' 16~' '58T2C'58"E 18.2.:1' c10 eii.Ju· 41,sie• Nn02·~~N ,1,oJ' CPO 185.00' 9.40' S83";?8'J&"E B.40' C7 1 19 .02' 12,.31' U68"U'44"W 12.011' C9\ 215,00' :l0.06' s55·511•,o·E JO .O.&' C72 Z0.48' 11,5-'' S7T27'02"W 11.fl!I' Cll2 25 ,00' 26,15' S5T◄"·a·r 26,Gi' C7J 96-'!5' 52..53' S76'28'08'W 51 ,6!!' c;J aa .oo· 1,1!1:!.' S26'09'21"E.. 1.62 ' C74 98.5!1' 67,79' N6T50'2il"\II 1111..4 1' sa.oo· 111 ,211· S60'H'Ji5"E ,~.111' C7S 96.5!1' :2.1.97' />IJ9"2!1'011"\II 27 ,117' C9!l 88.CC ' 72...Z:ic' N5!J"~C'49"i: !i!MIC' C:76 20,7J' 10 ,l6' l>l 'tS-27'31 -W 10.!!.!J' C1l6 25.oc· 12.52° NJ9'C9'3 l "E 12..!9' C97 611 .07' "29,DI!' S37•9't8"W 2ll .cl4' C18 55 ,!11' cse 25.oo' 211,1 5' s:1r£<1'u-W 2s.&11' (;19 55 ,87' JO.-t9' sorc11'2fl"I': J0.11' c;g 185.oo· 25,111' ,1115•59 ••0'"1'1 25.!15' C80 119.D' U l .OJ' SOltOt'20"W I f?.65' CIOO 215.00' li .112' m1TS2 'l6"w 6.62' eel l",00' 16.f!O' S10"J-4'-'J"W Iii.OS' C10 1 l/15.001 2J,1g· N8il'!tO'l5"W 2l,U!' C82 60.DO' \4.2.11 S21'14'15"i 1',HI' C102 11 6.S1 ' -'2.9 4' S711'22'09"W 4:Z.?U' caJ 1,.~r ~.56' S72"J5'2n: 2s.sr C',OJ 15 ,00' t5.6 1' N]8"J6',t54£ 1-'.!12' R/tt RIC.\1T-0F'-l'fl'IT R.O,W, RiGHT -OF-W/\T 0 Flll'[ H'f'ORANl El./El.£\1 BLVA-noN "" """" NOlt: 41.l PflOPEffl"I' CORNERS SET OFI r O!JtJO• Me lil,IR (CAJ604LS) Ut~l.CiS Ol}iEfiWlS[ SIAl [D. \ LO T tb2 0 ,25 ACRES.t- l Q,g?e 5,f,..: r ,.i:.~u .t · \ \ \ ARC 1.ENCTI>i CHOAO OlSTANCE ,,,., Cl07 SJ~ 17' N72'•11 '85"W 529,cl2' liMET.-Sl( UN£ 'fAEILE uNr ' DIFl;ECtlOl'I UNCTM UNE f O.Accn<JH" LblC1H L1 Nl!l'O!l'::tl"E' J0.77' Ll2 t11SS'Sil'IO"W 5.JII' L2 S7r.co'03"E 10~•0' L1J H85'!19'1D"w G.,a' u ~e,·su'2o'W 5s .oo· L14 Has'29'10"W 11 .47' l4 N81'5!1'20"W H ,10' L15 SBZ'C9'J6"w 5 .5!1' ~ NWOD'OO"w 2~.2-5' L115 Ul!Z'08'C2•E' l ,i2' LG mtroo·oo-w J.4 ,78' LI? sa:roe·o2-w ~-"'' l7 ~!IO'OO'DO"E ~t.12' L18 S6TJ8'l5"E. .2.lll!O ' LI!, M90'00'00"E 1 8,J2' l111 N67' Je'JS"'w 111,07' L9 581'59':?0"E 11.U' U ll MU'5J'?ll "E Jll.50' LIO s.111·59·2o·E ~8 .21' l.21 Nl!i'l7'JO"E. 10.91' LI I N5n5'00"'E 12.24' HMR HUTCHINSON, MOORE & RAUCH , LLC .... 0 PRELIMINARY PLAT ~: ______ B_A_TR_E_S_T_R_A_C_E_A_T_T_H_E_C_O_LO_N_Y_P_H_A_S_E_5 ____ ~ --------2039 MAIN STREET DA PHNE , ALABAMA 36526 EN r,l'N !;ERS ♦SUH.VEYllRS LA ND Pu NN "" TE L (251) 6 26-2626 FA X (251) 626-6934 dop hn e@hm r engineers.com ~ z RETIREMENT SYSTEMS OF ALABAMA ~~-------~-------~----~----~--------~ ~ SCA!.£ r·.-so · ~~/11/20 17 OAA~ ~~ d 1ECKE~L;T .s.,EIT 2 OF 2 Project Name: Fox Hollow, Phase 2 Project Type: Major Subdivision Jurisdiction: Fairhope Corporate Limits Zoning District: R-2 Medium Density Single Family PPIN Number: 243119 General Location: South side of Morphy Ave between Co. Rd. 13 and Thompson Hall Road Engineer: Hutchinson, Moore, and Rauch, LLC Owner: Montrose Properties, Inc. School District: Fairhope Elementary, Middle, and High School Prepared by: J. Buford King, Planner Recommendation: Approve 1 City of Fairhope Planning Commission December 4, 2017 Case: SD 17.30 Fox Hollow Phase 2 SD 17.30 Fox Hollow, Ph. 2-Dec . 4, 2017 Summary of Request: Public hearing to consider the request of Hutchinson, Moore, and Ra ugh, LLC (HMR) for preliminary plat approval of Fox Hollow Phase 2. Fox Hollow Phases 1 and 2 received preliminary subdivision plat approval on June 6, 2016 (Case SD 16-11) and Phase 1 received final plat approval July 3, 2017 (Case SD 17-15). Subject application modifies the previously-approved phase 2 plat via addition of three lots as well as removal of a "stub" street in phase 2 to allow one of the additionally-request lots. Comments: 2 • All associated Investors: All associated investors have been provided. The owner of subject property is Montrose Properties, Inc. • Lot standards: The property is currently zoned R-2 Medium Density Single Family. Building setbacks of 35' front and rear, 10' side, and 20' street side are maintained on all previously-approved lots as well as included on the three new lots. • Lot Access: All lots will front on paved, publicly maintained streets. • Structures: No existing structures are currently located on the subject property. • Natural Features: An existing water feature is incorporated into Common Area 3 in the previously-approved phase 2 subdivision plat and is included in the subject application. • Easements: 7.5',10', and 15' drainage and utility easements are noted on the plat. • Storm water standards: The engineer of record (EOR) provided a supporting document indicating in summary the projected runoff created by the three new lots will be generally offset by the elimination of one "stub" street. The City of Fairhope Public Works Director reviewed the subject application and indicated all other stormwater standards of design are maintained and remain intact per the previously-approved plat. The preliminary plat reflects flood zone "X" per FEMA flood map community number 01003C0665L dated July 17, 2007. • Traffic Study: A traffic study was included with the preliminary plat of both phases 1 and 2 (Case# D 16-11) and remains in effect for subject application. • Fire Flow: A fire flow model was included with the preliminary plat of both phases 1 and 2 (Case# D 16-11) and remains in effect for subject application . Because the spacing between houses in the amended phase 2 remains as required by R-2 zoning, a new fire flow model is not required as indicated by the Fairhope Public Utilities Water and Sewer Superintendent. • Utilities: Individual certificate of approval blocks for water, sewer, electrical, and natural gas are included on the plat. Utility availability letters would have been provided with Case# SD 165-11. Utility providers are follows: o Electrical -Riviera Utilities o Water -Fairhope Public Utilities o Sewer -Fairhope Public Utilities o Telephone-AT&T o Natural Gas -Fairhope Public Utilities • Recorded Plat: Applicant is advised that all conditions of approval shall be satisfied in a timely manner, so that final plat may be recorded within a 60-day time frame, per the City of Fairhope Subdivision Regulations. • Other: The subject property is not a Single Tax Colony property. SD 17.3 0 Fox Ho llow, Ph . 2-Dec. 4, 2017 7 i i Additional Background Information: • Excerpt of existing approved pl at of Phase 2, Fox Hollow Subdivision • Excerpt of proposed amendments to Phase 2, Follow Hollow Subdivision o New lots outlined in red 11 l r~':J· • IM.JT(IOJ II -.::•t-!rl"(~l ""ta17'-"' .. ... ..U'{oJ !~, ... , .. 1enr,r 1, ' i j i i i . i ' ! i j ~- ! 3 SD 17.30 Fox Hollow, Ph . 2 -Dec. 4, 2017 Site Photos: Subject property at Common Area 3 Subject property approx. lot 81 looking west Subject property approx. lot 63 looking south Subject property approx. lot 63 looking east Recommendation: Staff recommends APPROVAL of the amended major subd ivis ion preliminary plat. 4 SD 17.30 Fox Hollow, Ph. 2 -Dec. 4, 2017 Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type: D Village Subdivision D Minor Subdivision D Infonnal (No Fee) Kl Preiiminary Plat D Final Plat D Multiple Occupancy Project MODIFICATION Attachments : l&J Articles oflncorporation or List all associated investors Date of Application : 10/24/17 Property Owner / Leaseholder Information Name of Property Owner: Montrose Properties, Inc. Phone Number: 334-264-2345 Address of Property Owner: __ 9_32_0_G_ay_f_er_A_v_e_n_u_e _____________ _ City: Fairhope State: AL Zip: 36532 Proposed Subdivision Name: _F_o_x_H_o_llo_w_P_h_as_e_2 ______________ _ 59 No. Acres in Plat: _2_4_.3 ________ No. Lots/Units: Parcel No: 05-46-05-22-0-000-001.687 Current zoning: ____ R_-_2 ___ _ Authorized Agent Information Plat mu s t be signed by th e prop erty owner b e[ore acceptance by the C ity of Fairhope Name of Authorized Agent: Hutchinson, Moore & Rauch, L!Flhone Number: 380-8746 Address: PO Box 1127 City: Daphne State: AL Zip: 36526 Contact Person: Tim Lawley Surveyor/Engineer Information Name of Firm: Hutchinson, Moore & Rauch, LLC Phone Number: 380-8738 Address: PO Box 1127 City: Daphne State: Contact Person: Stuart Smith Plat Fee Calculation: Referenc e: Ordi nance 1269 AL Zip: 36526 fol ~ con~ E w rn 1m lfil OCT 1 9 2017 JYJ BY: .. 2. ......... . NO. 1/I"Clff" (' . ."5lC67~) IilI.E..JlJJL1 TA).'. PARCEL NO . •&-os-22-0 -000-001 .567 TOTAi. SfTE AREA • 2-1.25 i\CRCS± (1,056,222 S,F,±) lOTAL NUMBER OF LOTS -59 SV.AU.£5r LOT • 0.26 ACRES± (11.299 S,f ,±) LARCEST LOT :a: 0.39 ACRES± (17.16J SF.±) TOTAl COL!MON MIEA • 1.39 ACRES± (60,265 5.F.%} GRUNSF'Aet= 0 .64 ACRE~ (28,02J S.F..±) TOTAL LINE.AR FtEl OF S'l'REET -4819.4 6 fEET lQl!lhll R-2 -MEDIUM DENSITY SltlCLE f AMIL'I' CITY Of f JIJfiHOPE ZQtJtWi flfOUIBFMFt/lS J5' REAR SETBACK J5' FRONT SETBACK 10' SIDE SETBACK 20' SlOE STREET I,.11~f!l,4U~ LOT ltREA 10.500 S.F.:l 75' M!Nl'-lUM tor WIDTH ,:mu;:. AU. COR.'iffiS ,l,l'iL "C RS' UNL.CSS OTI-iERWISE 5T4Tm. 50 Cl.I' CURVE. TABLE CURVE I RADIUS ARC LD~Gt'H Cl 20.00· 31.38' OJSTANCE 28.26' C2 20.00· Jl.40' N45"26'3YE 2a.21• CJ zo.oo' N44".3J'27"W 2B.29' c, 20.00' C5 20.00' C6 ,so.oo· 118.25" C7 150.00· 117.5 1' N67'U9'06•w 114.SJ' CB 20.00' J1.«r C9 I 20.00· J l .421 o,, 20.00· Jue.· Cl2 2U.00' OWNER /DEVELOPER MONTROSE" PROPERTIES, INC. 9.!120 GAYFER AVE. fAiRHOPE, Al 36532 PEOICATED EASEMENTS 7.5' LfT1UTY EASE:t.4ENT ON BOlH SIDES Of A!J._ lfffERlOR Lor ur~ES. 10' l!l7UTY EASEMENT N.ONG >.U ROAD SIOE LOT UNES 7..5· DRAINM.E £ASEMENT AL.ONG 'THE REAR OF Ail IN'TEfflOR l07S. 15' DRAINAGE ~0,100 ALONG THE ~DR Of AU. EXTERIOR LOTS. 1!0.00' CURVE f RADIUS Cl] 20.00' CH 20.00' Cl5 20.00· C16 20.ao· Cl7 190.00' C1B 20.00· c,, 190.00' C20 190.00' CZ\ 190.00' C12 20.00' C2J 2.D.00' BODO" H 89".l4'2J· w 848.37 '(1') N 69"56 '55" E 648.55'(P) CUR'vE TABLE A.RC LENGTH CliOAD 31 .42' NH"3:z'16•w 31.42' S'4S"27"♦4•W 3t.J8' S4•f"J7'2,1"E 31.45' N45"22'J9"E 12.2.64' 515"01 '45.E J l .'4 4' 5+4·3J'5.lltE 43,63' S8J"00".5rE fi6,19. 5667.7'2rE 66.18' S45"29'5rE 3 1.43' N4--4"J:J'27"W 31.45' S45"22'Jg•w WGR . = STUART L SMTTtt AL LICENSE NO. 27403 ao.oo· OISTA."ICE LINE f 28 .28' L1 28.28' 28.26' za.31' 120.52' 28.lO' 43.!>4-' 65.85' 65.65' 28.29' 28.JI ' LINE TABLE DIRECTION LENGTH 50'19'58"\II 10.64' flll.U' GRAPHIC SCALI! ( IH'n.:f.T) llncb .oc 60 fl t/?"Oll' (Ull!P5) S 00"27'+4" W 4-4.52'(A) S 78'27'22" w 145.52'(P) S l:19"J2'16" E HVIJ'(A) CDMJJON .'41?£..l 2 o.•o .\Clirs.±. 17,VS '5.f~ I ' i j I t-··--·-··- TAl. 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POINT t)F' OECif,11.r►JC W ACTU/1.L CR> t,tCOffo ocm (P) PLAT or R:ECOnD (SUDE: 1,/0. 2411&-.A} (C) COMPUJ[D onr GPEH TOP IRON Fifi( FoU Nb !PF IRON P.N rOUIID Cfli" CRIMP TOP LROH Pl?E FOOtlD CR F CAPPED REBAR FOi.JUD RBF 1/2' FiEEWt FOUNO CRS 1/2" CAP?ED ~Cll4R SlT sfAIAP{D CA,50-11 Cl,j.f' COliCRm lolONut,lENT fOI.IHO CMS COUCRETE ,_.ONWENT 'j;(t l5# UCOISEO PROffSSIONAL SURVEYOR'S NUlilB~ C>.I CDrnRCATE OF ,',UTl-lORIZATION NU!.!BEH (OISl) 1)(51'1.!RBEO (RE:F) Ru'OiENC[ CO;;J<CR SET Oh UN( (UNR) UNREMWILE INST .I INSTRUIAOO NUMBER 'iECT. S£Ci\ON I-TOWNSHIP •· RAN« --<:)-POWER P~ E---CU'I' WIRE ff/Vt RICHT•Of'-w..-'f R,O.W. RlGKf-Df-W/1\'f 0 ---tr S1G11 @I l!l.£PH0!4 t PE0£STM. 18 n..fCTilK: ,..~ a:>1t ~ AIR CONDfllON~ Qil JUt/CllON 80)1 (\,AULD EL/El.£V EllVATION r,,v' ltNERT C-ENERAL SURVEYOR'S N OTES @I m£?MOPIE ao• ('/MT) Sill!! W~IEA METER S.1.t«IAR'f SE'#Ell: VALVE ,,,,,.1£.R \J~Vf.. Gl,5 YIJ..VE @I TIWISFCRIJER BOX l:( LIGlrt POLE ~ CABLE TV BOlC ffi El.ECTHlC BO!C II El.EOTRIC P.U.E\. ® :~~N=~~~ @ STORM OHAlt~ loW'tHOI.E {!'J m!:PHOt-:E 1,1,ANtiOL.£ @ SE"lllo'£R Cl.£AKOUT e, stWtft CRIH0£R f>\JMP e} GREA!SE raAP Cle..._ FUG POL£ @ GAS LINE SI~ ~Ell ft:, m..EPHUH( SlCN w.RK£R ,ti. W,\TERIJN( WJll(E#I ,fi FHI~ OPTIC UH£ MAAttR (EX.) fXCEPJlON -n>-ut.ll[RGROUNO FluUI OFtlC Wtt -OE-OVEJiHOO rucnoc -BE-er.JIIIED Elf:.Clll!C rn1E -,n-UllDOIGROU~1) IELEPtfONE Utli.: -.$ -UIIDERCRO\JffD SE'trlJI l.lHE -Wil -U'IOERGROUtiO WATERLI NE -C -UNOCROROU~O CA.5 WI!!' -1'1-lltlDERGROUhD TEL=.."""'5:,0N ,;;J, f .lf· SFOT C:RM>E a.._<yATIONS Cl.IP CORRUGA I ED MET.Al Pl~ l'CP ROHFORC3> COIICRETE l'!PE. Cf'P COIIR~JED PI..ASTlC PIPE I. SOURCES Of INFORMATION USED TO FACILITATE THIS SURVEY WERE PREVIOUS SUiNEYS B'f TT11S ANO OrttER ARMS, lHE RECORDED SUBDIVISION PtAT, ANO/OR OTHER RECORDED 00CU\.1ENTS SHOWN HEREON. 2. NO lTTli: SEARCH, iTTl.E OPINION OR ABSffiACT WAS PERi:DRhlED 9Y n-ns flRM. THERE W.Y 6[ DEEDS OF RECORD, UNRECORDED □EEDS , EASEMENTS. RIGHT-or-WAYS, OR OTHER INSTRUMENTS OF RECORD WHICH COULD NTECT l'HE BOUNDARIES OF TtllS PROPERTY THAT WERE NOT FU~lSHED AT TIME or .SURVEV. J. FlEI..D WORK FOR 'THIS SURVEY WAS COMPLETED ON 09/25/20 17. 4 . AU. 8W1NCS ARE ~ED ON NORTH AI.IERICAN O,.TUM 198:5, ALABAMA WEST ZONE: SfATt PLANE CRtD NORTH: DENNED 9Y CLOBAL Posmmm~c SYSTEM OBSERVATION; All OISTANCts; SHOWN AR£ CROUNO DISTANCES . ALL l.lE.ASUREMENTS WERE ii.AD[ IN ACCOROANCC:: WITH U,S, STANDARD FEU, 5 , tl-lE SUINEYED PROPER1'Y IS LOCATED WlTHltl AN AREA I-IAV'INC A ZONE OESlGNATION Of ')(" EfY THE FEDERAL El,j[RC~CV U/1.N>\GE.MOO ~ENCY (FEM.A), AS SCAi..£0 F'RO M Fl.DOD INSURANCE R,\TE I.IAP NO . OIOOJCOl:iGS L, WITM A REVISED DATE OF !DENTIFlC.-.Tl~ OF JULT 17, 2007, FOR CC~MUNITY f,10. \0006, iN EW.DWIN COUNl'Y, STATE Of Al.Aa,\M,\ WHICH IS THE CURRE:.'fT fl.00D INSURANCE RAT£ M,tJJ FOR THE C0"41.1UNITY IN WH!C~ SIJO PREMISES IS SITUATED . 6. THE SURVEYED PROPE1HY LIES WITI-ilN SECTION 22, "TOWNSHIP 6 SOUTH, R.\NGE 2 EAST. 7, FOR TH£' LOCAl!ON OF ALL UTIUTIES SE£ CONSlAUCTION PLANS. a. STORM WATER DETENTION AAEJ.S >.RE NOT Tii[ RESPONSIBll!N ot TH C Cfr'r' OF r.-.iRHOPE 10 i.lAINTAlfl. 9 . THERE ts DEDICATED H~ITH A DRAINAGE EASEMENT OVER lHE Etffli'iETf or COMMON ~EAS 2 &. J AS SHOWN HERfON. 10. ~ um.mrs WILL BE COrlSrntJCTEO unOERGROIJNO. 1 L l<!..l LOTS SHALL ACCESS IN'TcR!OR SUDDMSrO N STREITS ONLY , 12-SIOEWAIJ(S ADJACENT TO LOTS SHAU. BE CatlSTRUCTID BY LOT OWNER AT THE TIM£ Of l-i0li5C CONSTRUCTION, All. OTf-tEA SlOEWAU(S SHALL BE CONSTRUCTED ALONG W11H ROAOWA.V IMPROVEMENTS. lJ. THE CITY Of FAIRHOPE IS NOT ffES?ONSLBLE FOR TIIE IAAINIDlA.NCE OF AA'/' ""i □ All CCWI.ION ARE/15/GREENSPA.CE. N.l ACC~ STREffi TO ADJACENT PROPERTY 11-IAT ARE NOt COtlNEC1EO AT Tl1E ftME Of THE IMPROVEMENTS SHAU. BE POSTED 'Hffl-i A STOP SIGN BLANK READING "FVTURE TI-tROUGH STREIT" S!GN SHAU 6£ fOS,-t..D BV SUBOMO(Ft. DESCR lPT/ON PHASE 2 BEGINN1NG AT THE SOUTHWEST CORNER OF lOl 42, fO)( HOLLOW FHASE ONE, AS SHOWN ON Pl.AT THERC:Of RECORDED ON SL.JO:: 260:5-A 1/1 PROBATE R[COROS, ElALDWIN COUN"iY. .A1.ABAMA; THENCE RUN SOUTH 89'35"41• E'.A5T A, OlSiA.t<CE OF 141.l5 FEET TO A P0I"'1'; Trl£NCE RUN SOIJrrl 85'29'<16" EAST A OISl'AUCE OF 50.12 Fm iO A POlffT; TrlENCE RUN SOUTH 69'.)5'41" £AST A DISTANCE Of 152.11 FE£'T TO A POINT; n-JENCE RU~I SOUTI-1 oa2a·21:r WEST A 01STANC£. OF !60.00 rtET TO A POINT; 11-fENCE RUN SOUTH 75'J 1'40• EAST A DISTANCE OF 124.40 FL.ICT TO A POINT: TI-4ENCE RUN SOIJTH 56":53'4-r EAST A DISTANCE OF 50,02 FEIT TO A POINT; 1liENCE RlJtl SOUTH -3 0'42'\0" EAST A DISTANCE Of 116.64 FEET TO A POJHi: THENCE RUN SOUTH 53"28'45. Wtsi A OISlANC£ o r 150.00 FEIT TO A POI~; TltENCE RUtl SOUTHERLY ALONG A NON-TANGENT CURVE TO lHE RIGHT tlAVING .t, RADIUS or 190.00 FEET, A."I ARC U:Nr.TH OF 122.64 F'E ET, ~ CHORD BEARING SOUTH 18"01'45" EAST, AND '. CHORD OlSTANCE Of 120.52 FEft 10 A POIN1; lHENCE RUN SOUTH 00-27'~• WEST A DlSTAfiCE Of 4 ◄.52 F'EET TO A PO/NT: THtNCE RWI SOUTH 89'32' 16" £AST A DISTANCE Of H-2.43 FEET TO A POINT: THENCE RUN SOUTH 00"26'34• wt'ST A CISTANCE Of 1107.00 FEIT ro (4 POINT; THENCE RUN NDITTl-1 89.37'18-WEST A DISTANCE OF '5 16.61 rm 10 A POINT; THENCE RUN UORTI1 D0"16'JO" EAST_.., OISTANCE: Of ]13.15 FEET TO A POINT: niENCE RUN NORTI-i 89'34'2J" l'IEs'l A 01S1MC£ Of' 848.37 F'EET TO A PO~rT; THENCE RUN NO~TH 00·15'4.7• EAST A DISTANCE Of 5!i9.66 f'EET ro A POINT; THENCE RUr,I smnH 89"31 '54• EAST A DISTANCE OP J24,4I FEET TO A POl/'ll; TI,ENCE RUN HORTH OD',22".J7. EAST A O!ST"MlCE Of 140.<JO fEET TO A POINT~ TriO~CE RUN SOI.fit ans·,1• EAST A DISTA."ICE Of 385.44 fEEr 10 A POl rlf; THENCE RUN NORTH 00•24'19 " EAST A O!STANCE. OF 1J7.30 FEa TO A PC)l~T 10 THE POINT OF BEGlNUING: 5,1,JO DESCRIBED PAACEL, CONTAI NING 24,25 '-C~ES (1 0552.22.0293 SOUARE F£E:'T). MCA.£ OR LESS. SURVEYOR'S CERTJFICATfON t HEREB'I' SiATF THAT i\1...1.. ?Af{TS OF THIS SURV[Y AND DR.AW!NO HAVE BEEN COMPLElED ltl ACCORDANCE WITH THE CURRE NT REOUJREM Of THE. STA.'IDARDS or PRACTICE fOR LANO SU[Nl:Vl/110 I/'I TI-ff STATE OF ALABAMA TO lHE BEST Of II( l<N0Wl..£OGE. ltlfORMATIO:of ANO BEU£f sTUAtt f L S1,1If'H, P\.5 ALA3,U,1~ LICO-SE ~UMB~ 27403 'DRAWING IS IN\'At.lO WFTHOUl SIGNAT\JRE & SEAL OF A LICENSED wm SURVEYOR FOX HOLLOW SUBDIVISION PHASE 2 SD 11.30 ''""'- CERTJFICATIDN DF 01rNERS IJ/P « Q£QI CAVON STAT£ or MA8AMA COUl'flY OF BAI.OWIN THIS Is TO cr:RnFY TI-!Al l (WF.:) n-lE UNDERSIONEO IS(ARE) 7l-lE OWNER(S} OF TuE ~D SHOWlf AND DESCRIBED IN ll-lE PtAT, AND THAT l(WE) HAVE CAUS£0 THE SA.ME TO BE SURVEYED ANO SlJ0DMOEO AS INOICA~O HERElN, FOR THE USES ANO PURPOSE HEREIN SET fO~ AND DO HEREBY t,C:K NDWLEOCE" AHO ADOPT TWE SAME UNDER THE OESICN ANO TITl£ HEREON JNDIO.TED: AAD GRANT All. u.so.mm ,'.ND DEDICATE ALL STREETS. AL.LEYS. WM.ks, P.a.RKS ~o 011-iER OPDI SPACES TO puauc OA P~IVAiE USE AS tmTED TOCETHER WITH SUCH RESTRICTIONS it.NO COVENANTS NOfto BELOW OR ATTACH CD ltl A SEPARATE LEGN... DOCUMENT. I HJS THE __ DA't OF" ____ 20 WllN(SS CERTIFICA.Tl ON BY NOTARY PUBLIC STATE OF ALABAMA COUNTY OF BALDWIN NAME /\ND TTTl£ ~LOWtN IN TH E STAfE CF A~ :r~TI~8~T1NWH~~/~~'fs C~U0'fc'R1iril TO TI-IE CERTIFlCA.TE OF OWNERSHIP AND DEDICATION , APPEARED BEFORE ME THIS DAV fN PERSON AND AC:KNO \'ILEDGEO THA.T HE S.IG NED, SEALED ANO DEUVEREO SAID INSTRU!J ENT 1'T Tl·IIS f'REE. AND VO LUNTA.'t'r" ACT FOR lH[ USES ,AND PLJR:POS£ HEREIN SIT roRnt. GWEN UNDER MY HANO AND NOTARIAL 5(A\. ll-llS lHE __ DA 't' Of ____ ,. NOTARY PUBLIC lll.BECTOR OF PUNNTNC .t: ZDNINC STATE OF Al..ABAMJ\ COUNTY OF iW..DWt~ THE UNO(RSJCNEO, AS Pl.AN NINO & ZOtllNC DIRECTOR FOR fl-It CITY OF FAIR HOPE. HEREBY APPROVES lliE WITH(II PLA1 FOR RECORD ING IN THE PROBATE omcr OF BALDWIN COU NTY. At.ASAMA THIS lHE ____ OA't OF ______ 20 WAYNE DYESS CER'l1ffCATE Of APPROVAL Of THE CITY OF FAIRHOPE PLAlfNlNC COMMISSION fHE Vt11Hl fi PLAT OF -====c, e ALDWiN COUNT"t, ALAHAMA , IS HEREBY 1'PPRO\,'ED B'r FNRHDPE CI TY PL.ANNING COMMISSIOM . THIS THE __ DAY OF ______ 20 AUTHOOIZffi 'SIONA ruRE CERTI FICA TE DF APPROVAL DY THE OAlDfYIN COUNTY E 911 APDRESSINC IH E UNDERSIGNED, ,'.S _.,UTHORJZED BY ll-1[ BA.LDWIN COLJtm" E-91 1 BOARD, HERESY APPROVES TiiE \YrT}ilN PLAT FOR lHE Ai:COROINC OF SAME It-I TliE_ PROE!A1E omcE OF BA!..DWIN COillflY. ALABAMA,, TrllS __ CAY CF _______ ,0 AUTHORIZED S!CNATUFIE CERTIFICATION OF ENC/NEER STATE OF Al..ABAIM C:OUNlY Of BALDWIN C'1'Y OF" 0/\PH NE I, lll.1 LAWLEY, A REGJSTEREO PROFESSIONAL ENGINEER IN THE STATE OF AI.ABAMA F"OR Hl!TCHtNSON, MOORE AND RAUCH, LLC, HOlDING CERTIFlCAT£ NUMBER 30859, HEREBY CERT!FV l l-lAT I W.\1£ REVIEWED THE DESIGN HEREIN WHICH WAS DONE UNDER MY DIRECT CONTROL AND SUPEJMSION AND THAT, TO THE BEST OF JiY PROFESSIONAL KNOWlfDGE ANO TO THE am OF ~ BELIEF. CONFORMS TO fHE REQUIRE MENTS OF THE FAlRHOPE SUBDMSJON REGU1...A110NS .\NO TO ALL OrHER RULES, REGULATIONS, LAWS AND ORDINANCES APPLICABLE TO MY DESIGN . OATEO 11115 THE __ DA't OF ______ 20 [NCJNEER NAME, P.E". AI.A. REG. NO . 30859 CERTIFICATE Of APPROVAL BY FAIRHOPE Q,!,i ™E UllD£RSICNEO, AS AUTHORIZED BY FAIRHOPE GAS, HEREBY ,t,PPROVES TJ.t E Wl"Tl,lN PLAT FOR lttE RECORDIIIG OF S.uiE IN THE PROO A 1£ omcr Of BALO~,N COUNT't, ALABAM,\. THIS 11-tE __ DAY OF ____ 20 AUTHORIZED SIGNAiURE CERTJflCATE OF APPROVAL BY .f.AIRHDP!f WATER & SEWER rnE lJN0£RSI GNED, A5 AUlHORfZED BY FAIIIHOPC W'-TDr & SE'¥1ER, HEREBY APPROl.1c5 iH£ ~n,IIH PlAT ran "THE RECOR!JINC Of SAM E tN 'IHE PROBATE OfACE OF BALD\111.N coourv, ALABAMA. lKS THE __ DAY Of ____ 00 Mlll-lORIUD SIGNATlJRE CERTIFICATE OF APPROYAf, BY RfVTERA ~ lHE UN0£RSICNEO, AS AUTI-!ORIZED B'r' Rl ~ERA Ul1UT1ES HEREBY 1'PPR OVES lli[ W1Tl-UN PLAT FOR Tl-IE RECORDING OF SAME IN n-tE P~OB,',lE OFFICE OF BALD'Ml't COUNT"r, ALABAMA, THIS "THE ___ DAY OF _____ 20 (,t,UTHONIZEO SlG."fATIJRE) CERTIFICATE Of rtiPPROV,1£ BY ATd;:T THE lJ NOER SIGNED, AS AU TH ORIZED B't AT&T, HER£BY >.PF RO'v'ES THE WITHIN PLAT FDR THE. RECORDING OF'" SAME 1N TI-IE PROBATE OFFICE Of BAL.DW,H COU NT't'; ALABAMA. ll-US 11,E __ OA't OF ____ 20 '-UlHORI ZED SIGNA TUA( HUTCHINSON, MOORE & RAUCH , LLC 2039 MAIN STREET DAPHNE, ALABAMA 36526 E NG I N EER 3 ♦S U R\'EVO lt 5 TEL (251) 626-2626 FAX (251) 626-6934 daphne@hmrengineers.com :;: ~ FOX HOLLOW SUBDIVISION PHASE 2 ~ ;;;-PRELI MINA RY PLAT N~~--------------------------------~ fi': CUElll MONTROSE PROPERTIES, INC ~~~------~-------~==--~===-~~=~----~ : m SC.Al£ DA IL DRAl','N BY 01ECKED 8'1 51:-IC-~ ::, N/A 10/05/2017 1BS/SLS SLS 2 OF 2 Project Name: 759 Nichols Avenue Project Type: Utility Review Project Scope: 708' of fiber optic cable Jurisdiction: Planning, police and permitting jurisdictions Zoning District: M-1 (Light Industrial) General Location: The project will run along the west side of Greeno Rd and the north side of Nichols Ave to service the Warehouse Bakery at 759 Nichols Avenue. Applicant: Southern Light Owner: City of Fairhope-Right-of-Way Recommendation: Approve with condit ions Prepared by: Nancy Milford 1 City of Fairhope Planning Commission December 4, 2017 Case: UR 17.06 Southern Light -759 Nichols Avenue ~T-Tl 1-T - si t ------- J,-1---1--4----,-------1--- I : I I I • I I -i -i I ' I UR 17 .06 Southern Light-759 Nichols Ave. -Dec. 4, 2017 Summary of Request: Request of Southern Light for a Utility Review and Approval, pursuant to Code of Alabama, Chapter 11.52.11 for the purpose of location, character and extent for a public utility, whether publicly or privately owned. Southern Light requests the proposed underground installation of approximately seven hundred and eight feet {708') of fiber optic cable . The project will build under and along the north side of Nichols to the Warehouse Bakery. Comments: The Warehouse Bakery is within the City of Fairhope Planning, Permit and Police Jurisdiction s. The City own s the right of way in this location . Southern Light proposes to dig t wo (2) four (4') foot wide and twenty-four-inch deep (24") pits for bore machine and handhole placement. Southern Light also propo ses in stalling two (2) one and one quarter inch (11/4") HDPE SDR 11 conduits or better. Fiber optic cable is proposed in one (1) of t wo (2) conduits and a twelve (12) gauge copp er locate wire shall be pla ce d in the remaining conduit. Southern Light will close any open trenche s or holes overnight and properly flag/cone them during construction. The applicant anticipates two (2) full days of construction. The City will allow some trenching with a vibratory plow in th e subdivisions as long as the utility work is at the very back of the ROW and if a lot i s not built out. Vibratory plows leave no open trench. No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. Comments from the City of Fairhope Utility Superintendents and Department Heads are listed below: The applicant shall contact Alabama One Call in order to locate all existing utilities. The Water and Gas Department both stres sed the importance of line location and coordination with the utility departments for this project. City of Fairhope Public Work Director comments are as follows: • Handholes shall not be lo ca ted within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within a tree dripline, consult with the City of Fairhope Horticulturist. • Trees shall not be negatively impacted. The applicant sha ll provide drawings locating their utilities with other utilities and the sidewalks. Any boxes/handholes cannot be placed in the sidewalk. Th e applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall work with Richard John so n, PE, Public Works Director, to re so lve any potential conflicts. All conduit/cable shall be placed at depth from existing grade p er industry and/or County Stand~rds. A minimum hori zo ntal and/o r vertical clearance (separation) of 36" mu st be maintained from sto rm water and utility infra structures. No h and hol es, boxes, or other above ground infrastructure shall be installed within drainage easement s. Pedestals shall be placed in a manner as to not block site visibility and to allow cars to get off the roadway during an emergency. No grade change shall re sult from th e utility in stallation . Th e applicant i s to stay out of any tree drip line s with hand holes and equ ipm ent. 2 UR 17.06 Southern Light-759 Ni cho ls Ave . -Dec. 4, 2017 The material under the sidewalk shall be compacted and the repair work shall be to the sa tisfaction of th e Building Official or hi s designated representative. The applicant shall contact the Building Department for inspection. Kim Burmeister, City of Fairhope Code Enforcement Officer, had the following comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to b egi nning work. • Subcontractors shall ha ve a current bu sin ess licen se with the City of Fairhope and shall have a copy of the ROW permit with them at all tim es, posted on site or in the window of th e ir vehicle. • Any ROW cuts shall be stabilized (co ve red) at the end of each day and d is turbed areas should be re-vegetated with sod upon completion. • Mulch/ see d shall only be acceptable as temporary cover. • Di sturbed areas shall be covered at the end of each day. • Sod shall be installed on disturbed areas of the right of way as final cover, within 10 da ys of completion of the project. • Sod shall be watered to ensure survival. • Inlets shall be protected. • If this site i s within 100' of a critical area (wetland, etc.), no red soi ls/clay are allowed as fill material, per the City's Red Clay/Soil Ordinance . Erik Cortinas, the Building Official's standard comments for utility work are as follows: • BM P's will need to be installed at boring sites and tren ch locations . • Ground conditions in the ROW's shall be returned to original precon struct i on condition(s) or better. • All plans and permits will need to be presented along with the City of Fairhope permit application. • If required, appropriate ALDOT permits shall be obtained prior to the issuance of a ROW permit. Dan McCrory, Water and Sewer Superintendent had the following comments : • All existing utilities must be locate d and proper separation shall be maintained between utilities. • All mechanical equipment should be sc reened by painting the equipment Munsell Green. • There are some water and gas line s in thi s area that need to be avoided. The applicant shall coordinate with the Water and Gas Departments. Robert Rohm , Gas Department Superintendent had the following comments: • A drawing was provided to Southern Light indicatin g the approximate loca tion of known lin es in th e proposed project area. The applicant shall be aware of the following: 3 UR 17 .06 Southern Li gh t -759 Nich o ls Ave. -Dec. 4, 20 17 • No work shall begin until a ROW permit is is sued by the City of Fairhope Building Departm ent (permit not valid until paid for and picked up). • The ROW permit shall be kept w ith the contractor or subco ntractor at all time s during site work. The ROW permit shall be posted on the job site or in th e window of vehicle. • All contractors/subcontractors are subject to City of Fairhope Business Licen se procedures. This site sha ll comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soi l/ clay within 100' of critical areas . 3. City of Fairhope Ero sion and Sediment Control Ordinance (#1398). State and Federal permits sha ll be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built profiles of the lines, showing the exact depth. The applicant sha ll provide full size plans (24"X36") for this application and for future applications. Recommendation: To approve conditional upon the following: 4 1) The applicant shall follow the general comments related to utility work, as stated above. 2) All mechanical and locator equipment shall be painted Munsell green . 3) Contractor sha ll attend a pre-construction meeting with City Department Heads prior to i ssua nce of a ROW permit. UR 17.06 South ern Light -759 Nichols Ave . -Dec. 4, 2017 Right of Way I Utility Installation Application WHERE Property Address ROW Location WHO Owner of Property Contractor Doing Work Utilities Name Utility being worked on WHEN Date to begin Date of completion WHY Reason for disturbance Linear feet installing WHAT # of Handholes/ Peds Oiscription of work 759 Nichois Avenue (Warehouse Bakery) Southern Light, LLC Name Southern Light, LLC. Addre ss107 St. Francis Street Suite 1800 Mobile, Al 36602 ContactemaVphone Ms. Avein Thompson avejn.thompson@uniti. com (provide copy of Alabama General Contractors License) (251 ) 445-8650 Southern I igbt. I I C Phone Cable Electric Gas Water Sewer Other Fiber optics ASAP 8 Repair Remove Approximately 708' of directional baring with the placement of (2) handholes. I agree to hold the City of Fairhope harmless from any and all liability , claims, costs and expenses whatsoever arising out of or related to any loss , damage , or injury , that may be sustained by work commencing in the Right of Way at or near 759 Nichols Avenue fo) )1@~'-1\Y/~fn) lfil OCT G 4 2017 J!}) .~8 BY ..... L ............. . RESOLUTION NO: 2017-02 A RESOLUTION AMENDING ARTICLE VI, SECTIONS F.C. AND H.2. OF THE CITY OF FAIRHOPE SUBDIVISION REGULATIONS AUTHORIZING THE DIRECTOR OF OPERATIONS TO REVISE THE CONSTRUCTION STANDARDS WITHIN THE STANDARD SPECIFICATIONS FOR CONSTRUCTING SANITARY SEWER FACILITIES AND WATER FACILITIES WHEREAS, Ala. Code Section 11-52"31, expressly authorizes a municipal planning commission to adopt subdivision regulations governing the subdivision of land within its jurisdiction; and WHEREAS, such regulations may include provisions as to the extent to which water and sewer and other utility mains, piping or other facilities shall be installed as a condition to the approval of the plat; and WHEREAS, pursuant to such authority the City of Fairhope Planning and Zoning Commission (uCommission8) has adopted the STANDARD SPECIFICATIONS FOR CONSTRUCTING SANITARY SEWER FACILITIES AND WATER FACILITIES ("STANDARDS"), which contain provisions for both design criteria and technical specifications; and WHEREAS, the design criteria provisions, DIVISION II-DESIGN CRITERIA, provide for the general design parameters, including mapping "as built" data, clearances, slopes, peak flow factors, pumping rates, pipe size requirements and other pertinent design guidance factors and encompass the basic methodology for how water and sewer utilities are designed, installed and the level of service to users of the water and sewer systems; and WHEREAS, the technical specification provisions, DIVISION Ill -CONSTRUCTION SPECIFICATIONS, provide details for the types of materials, equipment and construction methods required to meet the design criteria; and WHEREAS, due to technological improvements, availability or unavailability materials and equipment, and other factors, changes in the technical specifications may be appropriate and needed, which changes would not change the basic design criteria requirements, but rather enhance the ability to achieve the same; and WHEREAS, the Commission recognizes the importance of appropriate design criteria and regards the same public policy considerations and thus any revisions thereto shall remain subject to express approval of the Commission; and WHEREAS, the Commission also recognizes technical improvements in material, equipment, and construction methods, and the availability of new products or product lines, that will facilitate meeting the requirements of the design criteria, are subject to frequent change and that changes in the technical specifications of the STANDARDS to allow use of {MB287140.1} thereof involve technical consideration which are best administered by the staff of the water and sewer systems under the supervision of the Director of Operations; NOW THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF FAIRHOPE, ALABAMA, as follows: 1. Article VI, Section F.c. of the Subdivision Regulations is hereby revised to read as follows: c. All water systems constructed within any subdivision and all water systems constructed outside of a subdivision but servicing a subdivision shall be constructed in accordance with those certain "Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities" which shall be on file with the City of Fairhope Water and Sewer Department. The City's Director of Operations is hereby authorized to make revisions to the specifications found in Division Ill-Construction Specifications of such Standard Specifications and shall incorporate such revisions in the Standard Specifications maintained on file. 2. Article VI, Section H.2. of the Subdivision Regulations is hereby revised to read as follows: 2. All sanitary sewer systems constructed within a subdivision and all sanitary sewer systems constructed outside of a subdivision but servicing a subdivision shall be constructed in accordance with those certain "Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities" on file with the City of Fairhope Water and Sewer Department. The City's Director of Operations is hereby authorized to make revisions to the specifications found in Division Ill- Construction Specifications ofsuch Standard Specifications and shall incorporate such revisions in the Standard Specifications maintained on file. 3. Provisions in Division II-Design Criteria of the Standard Specifications are revised such that all references to Fairhope Sewer Superintendent shall be changed to the Director of Operations. DULY ADOPTED this_ day of ______ ...., 2017. Lee Turner, Chairman Attest: Emily Boyett, Secretary {MB287140.l) A. PURPOSE STANDARD SPECIFICATIONS FOR CONSTRUCTING SANITARY SEWER FACILITIES DIVISION II -DESIGN CRITERIA The purpose of these guidelines is to establish technical and design specifications for the City of Fairhope and other entities proposing sanitary sewer facilities and/or water distribution facilities within the planning jurisdiction of the City of Fairhope. The required criteria have been established to assist with ensuring quality construction for all sanitary sewer and water distribution facilities within the City of Fairhope planning jurisdiction and uniformity for facilities accepted for maintenance by the City of Fairhope. Any deviation from the criteria contained herein shall be evaluated by the Fairhope Sewer Superintendent for approval based on compliance with approved operation and maintenance requirements. Plans and specifications shall be prepared and certified by a professional engineer registered in the State of Alabama. To assure maintainability and minimize inventory costs, certain equipment manufacturers are included on the City of Fairhope approved equipment and materials list. Lift stations and booster pump station equipment, as well as all appurtenant materials for the construction of new sewer and water distribution facilities shall be new and unused. If requested by the entity constructing the sewer and/or water distribution facilities, the City of Fairhope will take ownership and maintain sanitary sewer and/or water distribution facilities provided the followlng conditions are satisfied: 1. Preliminary acceptance of the facilities is granted by the City of Fairhope after construction is completed. Preliminary acceptance will be evaluated on compliance with the guidelines and standards set forth in this document. The plans shall be further defined as a record drawing set of plans detailing actual construction items including references for laterals, valves and other appurtenances. Also, plans shall be submitted in digital format. Format shall be in accordance with the City of Fairhope's current standard. The current digital format is Microstation (DGN) or AutoCad (DWG) submitted on a CD or 3.5" IBM formatted diskette. Utilities, roads, subdivision layout, text, and miscellaneous items shall be grouped on individual layers/levels on the digital drawings. Coordinate system shall be NAO 1983 Alabama West Zone State Plane in US survey monuments and lot corners in text format. Text documentation that lists all files being submitted and describes the data in each file including a schedule of layers or levels in the drawing(s) shall also be provided. In addition, a statement allowing the City of Fairhope or others working on their behalf the right to use the data as necessary for GIS purposes and to conduct City business shall be provided. However, it is the Contractor's responsibility to confirm with the City that at the time of submitting the record drawings, the above- mentioned format is the acceptable current City standard for digital drawings. All water distribution plans shall be submitted as previously noted either in the digital format as noted for sanitary sewer facilities or a paper copy notating the same details may be submitted. 2. Final acceptance of facilities submitted to Fairhope for ownership and maintenance by the City of Fairhope shall be granted after a two year period provided the system is properly operated and maintained by the entity responsible for constructing the system and the system is determined to continue to meet the City of Fairhope standards after the two-year period. 3. Sewer facilities constructed, maintained and operated by entities other than the City of Fairhope shall provide an annual performance bond or letter of credit to the City of Fairhope by December 31 of each year. The bond amount shall be set by the City Council each year based on the City of Fairhope's estimated replacement value of the sanitary sewer and/or water distribution facilities owned and maintained by other for the purpose of ensuring that sewer and/or water service interruptions, sanitary sewer overflows, and the adverse affects from these conditions for any reason are promptly remedied at the cost of the entity and for no cost to the sewer service customers or the City of Fairhope. 4. Owners of sanitary sewer and/or water distribution facilities shall provide to the City of Fairhope prior to accepting customers a contingency plan for preventing sewer and/or water service interruptions. The plan shall include 24 -hour emergency contact numbers of at least three different operation and maintenance personnel that are authorized to respond on behalf of the system owner in the event of a sewer and/or water service interruption and perform corrections. 5. Sanitary sewer system collection lines shall discharge directly into a treatment facility with a current NPDES permit and available capacity as verified in writing from ADEM. Temporary or permanent discharging of sanitary sewer into holding tanks or facilities for intermittent transporting to treatment facilities shall not be allowed within the City of Fairhope planning jurisdiction. 6. Sanitary sewers shall be separated a minimum of 10 feet clear horizontal distance from any existing or proposed water main. Where sanitary sewers are required to cross water mains a minimum of 18 inches vertical distances between the outside of the mains shall be obtained. Sewer mains at water main crossings shall be constructed with ductile iron pipe with joints at least 9' from the crossing centerline. If these conditions cannot be obtained, additional design considerations approved by the City of Fairhope shall be incorporated to protect both lines and prevent cross contamination. 7. An approved air release valve unit shall be installed at all applicable areas along a force main and in accordance with the installed air release valve manufacturer's recommendations. 8. Sanitary sewer collection systems for multi-customers shall be gravity systems in accordance with the standard specification parameters. Low pressure (multiple grinder pumps) systems shall only be acceptable within the Fairhope Planning Jurisdiction where access for proper maintenance to sewer mains is impractical and cost prohibitive. Cost prohibitive shall be defined as a condition where the estimated cost of a gravity sanitary sewer system is more than 500% of the cost of a low pressure system. The entity constructing the facilities shall provide the Fairhope Sewer Superintendent actual cost proposals for both systems for review and determination of the accepted alternate by the Fairhope Sewer Superintendent. Cost proposals shall be representative of the current local costs for materials and installation. Sample cost proposal forms are included herein as an appendix. For new developments, the cost comparison shall itemize all necessary items as appropriate per system, and related erosion control measures and paving items. The exclusion of these items in the cost comparison shall not in any way relieve the entities responsibility from meeting all local standards and regulations relating to these items. 11-2 B. When approved as an acceptable system in lieu of a gravity system, low pressure systems shall be constructed to provide flow conditions that will minimize the development of corrosive and odor conditions from H2S and to prevent the development of sewage BODs concentrations greater than 350 mg/I. 9. Force main systems shall include clean out provisions for performing maintenance cleaning of the force main system. The distance between cleanout accesses shall not exceed one mile. Access cleanouts shall allow for inserting and retrieval of approving maintenance "pigs" without excavating or "breaking into" the force main. Access cleanouts configuration and materials shall be approved by the Fairhope Sewer Superintendent. 10. All new sanitary sewer and/or water distribution facilities shall be constructed in accordance with the City of Fairhope standard specifications for sanitary sewer and water distribution facilities, the Alabama Department of Environmental Management (ADEM) standards and design criteria for water and sanitary sewer facilities, Ten States Standards and Environmental Protection Agency (EPA) Capacity Management, Operations and Maintenance (CMOM) provisions. When conflicts between these standards occur, the more stringent of the requirements as determined by the City of Fairhope shall be required. Several of the standards required by the City are in accordance with the Recommended Standards for Water Works "Ten States Standard". SANITARY SEWER SYSTEM DESIGN CRITERIA DESIGN PARAMETER DESIGN VALUE 1. MINIMUM VELOCITY (ft/sec) IN GRAVITY LINES 2.0 2. DESIGN ROUGHNESS COEFFICIENT 0.013/130 (Manning's n/Hazen-Williams C) 3. FLOW DEVELOPMENT a. Single family dwelling (GPCD) 125 4. MINIMUM PEAK HOURLY FLOW FACTOR 2.5 5. MINIMUM SLOPE (%) a. 8" Sanitary Sewer Gravity Main 0.40 b. 10" Sanitary Sewer Gravity Main 0.28 c. 12" Sanitary Sewer Gravity Main 0.22 d. 16" Sanitary Sewer Gravity Main 0.13 e. 18" Sanitary Sewer Gravity Main 0.12 f. 20" Sanitary Sewer Gravity Main 0.09 g. 24" Sanitary Sewer Gravity Main 0.08 h. 30" Sanitary Sewer Gravity Main 0.07 6. MINIMUM DEPTH (inches from top of pipe to ground surface) 36 II -3 DESIGN PARAMETER DESIGN VALUE 7. FORCE MAIN a. b. C. Pipe material of construction (Ductile Iron or PVC) Minimum depth of cover (inches) Velocity range (FPS) 36 3.5 -5.5 8. PUMPS a. b. C. Maximum pumping rate (GPM) Minimum number of pumps per station Pump type Peak Hourly Flow 2 Self Priming or Submersible 9. WET-WELL a. Maximum detention time between pump run cycles (minutes) 15 b. Maximum detention time at peak flow (hours) 2 C. Minimum diameter (feet) 6 d. Grinder pump station minimum storage capacity (hours) 24 10. SITE a. Fence (chain link or wood) b. Roadway (paved, single lane, 12% maximum grade) C. Maximum landscaped slope (%) 20 d. Design flood event 100 years 11. BUILDING a. b. C. d. e. f. Minimum height {feet) Minimum unobstructed floor space {feet) Ventilation requirements {air changes/hour): (1) Continuous duty (2) Intermittent Water service line (inches) Interior lighting {48", 4 bulb, 40W fixtures/1 0OSF) (each) Interior electrical receptacles (each): {1) 110 volt (2) 220 volt 12. ELECTRICAL a. Incoming service: (1) Voltage (volts) {2) Phase b. Control voltage (volts) ADDITIONAL SANITARY SEWER REQUIREMENTS: 8 4 12 30 3/4 2 4 2 460/230 3 120 1. Gravity sanitary sewer collection mains shall be a minimum of eight (8) inches in diameter. 2. Where velocities will exceed 15 fps, special provisions shall be made to protect against displacement by erosion and impact. II -4 3. Sanitary sewers shall be laid with uniform slope between manholes. 4. Sanitary sewers placed on 20 percent slopes or greater shall be anchored securely with an approved method and spacing. 5. Curvilinear alignment of sanitary sewers shall not be utilized in construction. 6. Manholes shall be installed on average every 400 feet and shall not exceed a distance of 450 feet. Manholes shall also be installed at: a) all changes in grade, size, or alignment; b) all intersections; and c) the end of each line. 7. Manholes shall be a minimum of 48 inches in diameter with minimum access diameter of 22 inches. 8. An approved drop connection shall be installed at each manhole where the sanitary sewer pipe is 24 inches or more above the manhole invert. 9. Sanitary sewage system components and piping configurations shall comply with the City of Fairhope Standard Details for sewer systems. 10. New sewage pumping stations shall be equipped with provisions for "quick connecting" to emergency generators, "quick connections" and piping configurations to allow for connecting to emergency bypass pumps. Supervisory control and data acquisition (SCADA) systems in accordance with the SCADA systems currently in use by the Fairhope sewer system for monitoring operating conditions of the pump station from the Fairhope Water Reclamation Facility shall be installed at new sewage pumping stations with motors 25 HP or larger. C. WATER SYSTEM DESIGN CRITERIA 1. Pressure All water mains, including those not designed to provide fire protection, shall be sized after a hydraulic analysis based on flow demands and pressure requirements. The system shall be designed to maintain a minimum pressure of 20 psi (140 kPa) at ground level at all points in the distribution system under all conditions of flow. The normal working pressure in the distribution system should be approximately 60 to 120 psi (410-825 kPa) and not less than 35 psi (240 kPa). 2. Diameter 3. The minimum size of water main for providing fire protection and serving fire hydrants shall be six-inch diameter. Larger size mains will be required if necessary to allow the withdrawal of the required fire flow while maintaining the minimum residual pressure of 20 psi. Fire protection When fire protection is to be provided, system design should be such that fire flows and facilities are in accordance with the requirements of the State Insurance Services Office. II -5 4. Small mains for domestic service 5. 6. The minimum size of water main in the distribution system where fire protection is not to be provided should be a minimum of three (3) inch in diameter. Any departure from minimum requirements shall be justified by hydraulic analysis and future water use, and can be considered only in special circumstances. Hydrants Water mains not designed to carry fire-flows shall not have fire hydrants connected to them. Dead Ends a. In order to provide increased reliability of service and reduce head loss, dead ends shall not be permitted except for new construction of a single street with a cul-de-sac. All new subdivisions shall be looped feed to provide adequate fire protection. b. Where dead-end mains occur, they shall be provided with a fire hydrant if flow and pressure are sufficient, or with an approved flushing hydrant or blow-off for flushing purposes. Flushing devices should be sized to provide flows which will give a velocity of at least 2.5 feet per second in the water main being flushed. No flushing device shall be directly connected to any sewer. 11-6 RESOLUTION NO: 2017-03 A RESOLUTION AMENDING ARTICLE V, SECTION F. STORMWATER STANDARDS OF THE CITY OF FAIRHOPE SUBDIVISION REGULATIONS WHEREAS, Ala. Code Section 11-52-31, expressly authorizes a municipal planning commission to adopt subdivision regulations governing the subdivision of land within its jurisdiction; and WHEREAS, the Planning Commission desires to amend the Subdivision Regulations as hereinafter provided. NOW THEREFORE BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF FAIRHOPE, ALABAMA, as follows: 1. Article VI, Section F. of the Subdivision Regulations is hereby revised to read as follows: F. STORMWATERSTANDARDS: 1. Purpose -These storm water standards shall implement the Comprehensive Plan for the physical development of the City by setting the location, character and extent of open spaces and facilities for waterways and storm water runoff, discharge, retention and detention. This design and arrangement shall promote the health, safety and general welfare, and promote safety from inundation and erosion caused by storm water runoff. These standards shall promote the following goals in the Comprehensive Plan: (a) plan, provide and maintain efficient and effective infrastructure that promotes orderly growth and environmentally sound practices to meet the future needs of the community and to support land use goals; (b) promote a sustainable future that meets today's needs without compromising the ability of future generations to meet their needs; and ( c) encourage and develop connections between environmental quality and economic vitality. 2. Liability -The design criteria herein establishes minimum elements of design which must be implemented with good engineering and good construction practices. Use of information herein for placement of any structure, for use of any land, or any design basis shall not constitute a representation, guaranty, or warranty of any kind by the City of Fairhope or its agents, officers or employees of the practicability, adequacy or safety of design. 3. Submittal Reguirements- a. Minimum Requirements -All proposed developments shall demonstrate compliance with this Chapter "X", these Regulations, and all applicable state and federal laws and regulations by submitting a minimum of two (2) hard copies and electronic files of the following plans and calculations: (I) Drainage Plan: adequate provision for storm and flood water control by channel, conduit or basins, which accounts for the ultimate or saturated development of the tributary area in which the proposed subdivision is to be located, and which includes but shall not be limited to: (a) Contour map of proposed development areas, with both existing and finish contours at not greater than two-foot intervals; (b) Existing drainage systems, including any structures immediately downstream that may be affected by the project; ( c) Proposed drainage system, including onsite and offsite drainage areas; (d) Structure location, type and size, slope, c.f.s., elevations of inlet and outlet, velocity, headwater elevation, tail-water elevation, etc., relative to the overall subdivision and/or staged phase of the subdivision; (e) Differential runoff calculations for pre-development and post- development conditions with hydrographs; (f) The effect of the development on existing upstream and downstream facilities outside the area of the subdivision; and (g) Other pertinent information necessary for review of the drainage plans as may be required by the Commission. (h) A drainage narrative, including but not limited to, the following: 1. Any and all historical and existing drainage conditions. 2. Name, location, size of receiving watersheds and any special considerations required by the watershed. 3. The calculation method and assumptions used. 4. Discussion of adequacy of volume ofretention and drainage design. 5. Method of discharge. 6. How the design accounts (Section F paragraph 3 b) for the potential for adverse effect. (i) A color drainage map for existing and proposed conditions showing coverage, areas, time of concentration, route, run-off coefficients, and any other supporting documents to assist in interpreting the calculations. (2) An Erosion and Sediment Control Plan which includes, but shall not be limited to: (a) Architectural and engineering drawings, maps, assumptions, calculations, and narrative statements as required to accurately describe the development and measures taken to meet the objectives of storm-water management; (b) Data on historical runoff, developed runoff, detention pond details, and method of discharge. (3) Operations and Maintenance (O&M) Plan and Agreement for maintenance of detention facilities and other storm water quantity and quality BMPs during development and documents providing for continued inspection and maintenance after completion of development and sale of all lots, such documents running as a covenant with the lands. (a) An Operations and Maintenance (O&M) Agreement signed by the developer and/or owner for any required detention or retention facilities or other storm water quantity and quality BMPs must be submitted with the proposed plans. The agreement must contain a long-term maintenance plan prepared by the design engineer for each BMP. The maintenance plan must include a description of the storm water conveyance system and its components, inspection priorities, schematics for each BMP, and inspection schedule for each water quantity and quality BMP. The O&M Agreement must be recorded prior to final plans approval. If the final configuration of the storm water system or BMPs differs from the original design on the approved plans, the O&M Agreement must be revised, finalized, and rerecorded. Failure to follow the O&M Agreement could result in enforcement action. (b) The long-term maintenance plan within the O&M Agreement contains the inspection priorities and schedule for the storm water BMPs. The owner is responsible for inspecting the storm water system and BMPs according to the schedule and submitting reports to the Planning Director or his authorized representative every five (5) years to document that inspections have been completed and necessary maintenance has been perlormed. The first inspection report is due December 31 of the fifth year after construction has been completed. Inspection reports are then due by December 31 of every third year following submittal of the first report. The Planning Director or his authorized representative must be notified of any change in ownership. Failure to file the five-year inspection reports and perform required maintenance activities could result in enforcement action. ( c) Prior to the full release of the performance bond for any new or substantially improved storm water facilities, an Alabama registered engineer shall submit to the Planning Director or his authorized representative certification that the proposed storm water management system and BMPs for the development are complete and functional in accordance with the approved plans and shall also provide as-built drawings for the storm water management systems and BMPs. (4) Basic Design Data and calculations including routing calculations in legible tabulated form and proof of adequacy of volume of retention and sizing computations for low flow structures. (5) Copy of notice of coverage and storm water pollution prevention plan for coverage under the Alabama Department of Environmental Management for issuance ofNPDES Permit or a letter from the developer included as a supporting document acknowledging that prior to issuance of a land disturbance permit proof of an NPDES permit will be required in addition to a copy of the storm water pollution prevention plan, and permits from any other agency, where required; and, ( 6) Any additional engineering information the Planning Department deems necessary to make a decision on subdivisions and other development where adequacy of drainage is reasonably questioned. b. Adverse Effects -Where it can be reasonably anticipated that additional quantity or velocity of runoff from development of a subdivision will overload existing downstream drainage facilities, approval shall be withheld until there is submitted to the Commission a plan to mitigate damage to downstream property which would or might result from the subdivision under consideration. Downstream drainage structures should be considered when sizing detention outfall structures, with proof of this submitted to the Commission. The hydraulic elevations resulting from channel detention shall not adversely affect adjacent properties. c. Additional Engineering Plans and Calculations - (1) In every case where new streets are to be constructed, and in cases where subdivisions provide frontage only upon existing right-of-way and there exists in the opinion of the Commission the potential for damage from uncontrolled storm-water runoff, the project engineer shall include in his plans the design and calculations required for adequate control of storm- water. (2) No proposals for under-sizing shall be submitted except with plans and profiles of the entire undersized downstream area with convincing evidence that the hydraulic gradients proposed will not adversely affect existing facilities maintained by the City or County. (3) A special design drawing shall be submitted for any single drainage structure of20 square feet in area, or larger. d. Certifications and Seals - ( 1) All plans and design calculations submitted shall bear the seal, original signature, name, address and telephone number and certification of the project engineer, who shall be registered to practice as a Professional Engineer in the State of Alabama and who is qualified by reason of education and experience in the field of storm water design. (2) The engineer shall seal and sign each sheet of the plan assembly. (3) The engineer shall affix his certification to the first sheet of each plan assembly and design calculation, which certificate shall read substantially as follows: "ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number ___ _,, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision Regulations and to all other rules, regulations, laws, and ordinances applicable to my design. Project Engineer Date Name of Project to which this Certificate Applies Plans which are certified consist of Page __ thru __ , each of which bears my seal and signature." ( 4) The calculations, construction plans, and plat shall have the following statement: "A property owners association (POA) is required to be formed. The POA is required to maintain any and all storm water facilities and structures located outside of the publicly accepted right-of- way". The City of Fairhope will not accept for dedication any storm water facilities and/or structures located in the public right of way. 4. Stream Buffers- a An undisturbed streamside buffer (buffer) is an area along a shoreline, wetland, or stream where development and redevelopment is restricted or prohibited. The primary function of the buffer is to physically protect and separate a stream, lake, bay, or wetland from future disturbance or encroachment. Buffers can provide storm water management and sustain the integrity of stream ecosystems and habitats. Buffers can be applied to new developments and redevelopment by establishing specific preservation areas and providing management of the buffers through easements or homeowner' s associations. For existing developed areas, an easement is typically required from adjoining landowners. Waivers in accordance with Article VII may be requested if the developer or landowner can demonstrate hardship or unique circumstances that make compliance with the buffer requirement difficult. b. A buffer layer in the City's GIS system has been developed to show buffer limits along streams within the City's planning jurisdiction. The following Buffer widths used to develop the buffer layer for streams, are shown in the following table and are measured from the top of bank as defined in Article II of these sub-regulations. Buffer widths for ponds, Mobile Bay, jurisdictional wetlands as determined by the Alabama Department of Environmental Management and the Army Corps of Engineers, and any lakes, ponds, and isolated wetlands are also shown in the table. The buffer requirement applies to streams beginning at a point where the drainage area is I 00 acres or greater. The Planning Director or his authorized agent, has administrative authority to modify the buffer widths depicted below as necessary to most appropriately suit the development. Feature Buffer Width (ti er 100 sheds 50 50 25 Ponds/Lakes/Isolated wetlands 25 d. Allowable uses in the buffer include: flood control structures; utility easements as deemed necessary and approved by the Planning Director or his authorized representative; natural footpaths; greenways, paved roadways; pedestrian and bikeway crossings perpendicular to the streamside including approaches, dock and ramp access, and other uses as determined by the Planning Director or his authorized representative. All buffer disturbances associated with allowable uses shall be to the minimal extent practicable and all disturbed areas shall be stabilized as soon as possible. e. The vegetated target for the buffer shall be undisturbed natural vegetation. Any of the allowable uses shall be designed and constructed to minimize clearing, grading, erosion, and water quality degradation. f. Land in the buffer shall not be used for principal structures and accessories, such as swimming pools, patios, etc. All new platted lots shall be designed to provide sufficient land outside of the buffer to accommodate primary structures. Buffers should be delineated before streets and lots are laid out to minimize buff er intrusion and to assure adequate build~ble area on each platted lot. Land within the buffer can serve to meet the minimum lot requirements. g. Buffer impacts are inevitable with development. Modification and mitigation of the buffer width are available to landowners or developers of newly platted lots or subdivisions where there are exceptional situations or physical conditions related to the parcel that pose practical difficulty to its development and restrict the application of the buffer requirements. The landowner or his designated representative may prepare and submit for approval a written request and site plan showing the extent of the impact of the buffer on the proposed project and specify a proposed buffer mitigation plan. The Planning Director or his authorized representative will review and render a decision on the buffer encroachment and proposed mitigation within 30 days after receiving the request. In no case shall the reduced width of the buffer be less than 20 feet. Applicants can appeal the decision of the Planning Director or his authorized representative's decision to the Planning Commission. h. In order to maintain the :functional value of the buffer: dead, diseased, or dying trees that are in danger of falling and causing damage to dwellings or other structures may be removed at the discretion of the landowner; debris in the buffer that is a result of storm damage may be removed; and, invasive plant species may be removed if they are replaced by native species. A buffer restoration plan must be approved by the Planning Director or his authorized representative. i. Stream boundaries including each buffer zone must be clearly delineated on all grading plans, subdivision plats, site plans and any other development plans. The outside limit of the buffer must be clearly marked on-site with permanent signs placed every 100 feet prior to any land disturbing activities. Stream and buffer limits must also be specified on all surveys and recorded plats and noted on individual deeds. Buffer requirements must be referenced in property owner's association documents and shall be labeled on the plat. j. When a landowner or his representative obtain permits from ADEM or the Army Corps of Engineers that results in impacting the buffer then approved mitigation of these impacts based on the permit conditions supersede the applicable components of the buffer requirements in areas covered by the permit. The buff er requirements for areas not covered by the permit shall be applicable to the remainder of the proposed development site. 5. Flow Control - a. Scope of Design -All subdivisions or other developments shall be provided with adequate storm water drainage facilities. The project engineer shall provide a design adequate to control storm water peak flows, runoff volume . and velocity in accordance with paragraph 7 of this section. In general, the project engineer shall use design storm criteria based on the site-specific conditions that relate to protection of life and property. Culverts shall generally accommodate a 25-year storm frequency under arterial roadways; drainage systems within subdivisions should accommodate a 2 through 25- year storm frequency; bridges shall accommodate a storm frequency of 50 years. When deemed necessary, the Planning Department may require a storm frequency design as great as 100 years. (1) There shall be no storm water pumps. b. Design Standards and Calculations -The method of determining storm water runoff shall be as follows: for areas less than 200 acres the engineer may use the Rational Method for determining inlet spacing, roadway spread, and the sizing of opened and closed pipe network and collection basins. The Kirpich Equation shall be the only method which may be used to determine the time of concentration. For areas greater than 200 acres, the engineer may use Regression Equations (rural or urban) or the SCS Method only. Runoff plans and designs shall be based on principles of good engineering practice and the following standards: (1) Calculations shall be based on the Rational Method (Q = cia) for small basins, up to 200 acres, where: Q = estimated peak discharge in cubic feet per second c = coefficient of runoff (from appendix XX XX) I= rainfall intensity, inches per hour, for a design storm derived from the time of concentration tc = time of concentration in minutes, developed from the Kirpich Equation from figure 4-13 of the Alabama Department of Transportation Hydraulic Manual, attached as Appendix D. a = drainage area in acres Recommended values for "c" may be found in table 4-2 of the Alabama Department of Transportation Hydraulics Manual, attached as Appendix E. It is recommended that the intensity, "I" be obtained from the NOAA Atlas 14 Point Precipitation Frequency Estimates -for Fairhope. Consult https:/ /hdsc.nws.noaa.gov/hdsc/pfds/pfds _map_ cont.html for more information. (2) For areas greater than 200 acres or when the proposed development lies within a large watershed where flows from upstream drainage areas are passing through the proposed development where the combined areas are over 200 acres, the engineer shall use Regression Equations (rural or urban) or SCS Method for determining inlet spacing, roadway spread, and the sizing of opened and closed pipe network and collection basins. The Rational Method is not permitted/or areas greater than 200 acres. Flow shall be calculated using a 25-year, 24-hour rainfall, the depth of which can be obtained from SCS Technical Release 55 (TR-55). This flow shall be taken into account when designing detention outfall structures if the upstream flow passes through the proposed detention pond. The effects of ( and on) upstream and downstream ponds in the watershed shall be analyzed. (3) All proposed conduits or channels shall be of sufficient capacity to accommodate potential runoff from developed area, including the entire upstream drainage area. The project engineer shall include in his submittals evidence that he has included in his design the tributary area/s. If an existing channel runs through a proposed development, the engineer must consider this flow when designing detention and outfall structures. (4) In general, inlets shall be provided so that surface water is not carried across any intersection, or for a distance of more t4an 600 feet in the gutter. When calculations indicate that gutter capacities are at maximwn, catch basins shall be used to intercept the flow at that point. (5) Open channels and ditches shall be so designed as not to create a traffic hazard or to cause erosion. Ditch Lining shall be designed based on the stormwater velocity calculations. The longitudinal grade shall not be less than 0.3%~ Maximum design flow velocities shall conform to the current edition of the Alabama Department of Transportation Hydraulics Manual. (6) Cleanout access shall be provided at a maximwn spacing of 3 00 feet for pipes 24 inches or less in diameter and 400 feet for pipes exceeding 24 inches. Cleanouts shall also be provided at each change in line and grade. (7) Concrete box culverts shall be designed and constructed according to requirements of the Alabama department of Transportation Standard Specifications for Highway Construction, current, and the Alabama Department of Transportation Special Standard Highway Drawings. c. Site Facilities - (1) The developer shall be required to carry away, by pipe or open channel, any spring or surface water existing prior to or as a result of the subdivision. Adequate provisions shall be made within each subdivision for drainage facilities required. (2) Where a public storm water system is available, the developer shall be required to connect his facilities thereto. If no public outlet exists, the project engineer shall recommend means to adequately dispose of storm water runoff. (3) The storm and sanitary sewer plans shall be made prior to other utility plans. ( 4) The storm water system shall be separate from and independent of any sanitary sewer system. d. Conformity with Other Standards -All drainage facilities shall be constructed in conformity with state specifications and all other state and federal laws and regulations. e. Flood Prone Areas - (I) Low lying lands along watercourses subject to flooding or overflowing shall be included in the drainage and shall not be available for improvements except as specifically authorized by the City's flood control ordinance. (2) Low areas subject to periodic inundation and areas subject to excessive erosion shall not be developed or subdivided unless and until the Planning Commission may establish that: The nature of the land use proposed would not tend to be damaged appreciably by water; The area may be filled or improved in such a manner as to prevent periodic inundation; Minimum floor elevations may be established such as to prevent damage to buildings or structures; There is adequate provision to eliminate such flooding. 6. Erosion Control - a. Surface water runoff originating upgrade of exposed areas shall be controlled to reduce erosion and sediment loss during period of exposure. All land disturbing activities shall be planned so as to minimize off-site sedimentation damage. b. No grading or earth moving operations shall commence until erosion and sedimentation control measures shall have been implemented. c. All disturbed areas shall be stabilized as quickly as is practicable with permanent vegetation and erosion/sediment control measures. The duration of exposure to erosive elements shall be kept to a minimum. d. Detention ponds shall be stabilized by means of grassing, sodding, erosion control netting, or a combination thereof. Sediment shall be removed from the pond prior to acceptance, and any disturbed areas shall be regrassed. The use of red clay as a means of stabilizing detention ponds is prohibited. e. Temporary vegetation and/or mulching shall be provided to protect exposed high-risk erosion areas during development. f. When the increase in peak rates and velocity of storm water runoff resulting from a land disturbing activity is likely to cause damaging accelerated erosion of the receiving channel, plans shall include measures to control velocity and rate of release so as to minimize damage to the channel. g. No land disturbing activity shall be permitted in proximity to a lake, natural watercourse or adjacent property unless a buffer zone is provided along the boundary thereof to confine visible siltation and to prevent erosion~ provided, however, that this prohibition shall not prevent such activity undertaken as a part of the construction of such lake or watercourse channel. h. The angle for graded slopes and fills shall not exceed that which can be retained by vegetation cover or other adequate erosion control methods. Provision shall be made for planting or otherwise protecting slopes within the shortest possible time from exposure thereof. i. Erosion and sedimentation control measures, structures and devices shall provide control from the calculated post-development peak runoff. Runoff rates and computations may be calculated from procedures contained in the "National Engineering Field Manual for Conservation Practices" and shall be based on rainfall data published by the National Weather Service for the area and/or official local records. j. Engineer shall provide for permanent protection of on-site or adjacent stream banks and channels from the erosive effects of increased velocity and volume of storm-water runoff resulting from land disturbing activities. k. Erosion and sediment control plans and details shall be based on the current edition of the "Alabama Handbook for Erosion Control, Sediment Control and Storm water Management on Construction Sites and Urban Areas". Erosion control plans shall be prepared by a certified professional such as a Certified Professional in Erosion and Sediment Control (CPESC) or a professional engineer. 7. Detention and Retention Facilities - a. Scope of Design-The SCS Method will be the only accepted method used to determine the sizing of stormwater detention/retention areas. The Rational Method will not be permitted for the sizing of stormwater detention/retention areas. b. Applicability -The purpose of st01m water retention and detention is to protect downstream properties from increases in flood heights due to development. A combination of storage and controlled release of storm water shall be required for road construction, non-residential developments, multi- family residential developments, and single-family developments of three acres or more. The requirement for a combination of storage and controlled release of storm water is not required for minor subdivisions; however, if the Planning Department deems that the intensity of the development could cause off-site storm water flow impacts during or after development, a combination of storage and controlled release shall be required. (The effective acreage for a project-is not limited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which governs.) The retention or detention (whenever detention requirements are addressed by these regulations, requirements also apply to retention facilities) facilities must be designed to control peak flow from the outlet of the site such that post-development flows are equal to or less than pre-developed peak flows for the 2-year, 5-year, 10-year, 25-year, SO-year and 100-year design storms. c. Downstream Analysis -Detaining the discharge from a site can sometimes exacerbate flooding downstream due to peak flow timing and/or the increased volume of runoff coming from a site. If detention facilities are indiscriminately placed in a watershed and changes to the peak flow timing are not considered, the detention facility may result in an increase of the peak flow downstream. Another impact of new development is an increase in the total runoff volume of flow. Thus, even if the peak flow is effectively attenuated, the longer duration of higher flows due to the increased volume may combine with downstream storm water conveyance systems to increase downstream peak flows. Applicant must demonstrate through hydrologic analyses that the detention facility will not exacerbate flooding downstream. In determining downstream effects from stormwater management structures and the development, hydrologic-hydraulic engineering studies shall extend downstream to a point where the proposed development represents less than ten (10) percent of the total watershed draining to that point. d. Ownership -Such facilities shall be owned, operated and maintained by the development entities and shall not be accepted for inspection and maintenance by the City of Fairhope. e. Detention facilities shall have an emergency overflow capable of handling at least the 100-year peal( discharge except where waived or altered by the Planning Department. Design of the detention pond shall be to ensure that detention facilities will survive overtopping occurring for any reason, including clogging of controlled outlets for the 100-year storm event. Detention systems must be constructed during the first phase of major developments to eliminate damage to adjacent properties during construction. In this regard, the detention systems shall be designed to function as sediment traps and cleaned out to proper storage volumes before completion. If deposition of sediment has occurred, detention systems must be restored to their design dimensions after construction is complete and certified as part of the as-built submittal. f. Detention facilities shall be provided with obvious and effective control structures. Plan view, sections and details of the structure shall be included in submittals. Sizing of the low flow pipe shall be by inlet control or hydraulic gradient requirements. Low flow pipes or orifices smaller than eight inches in diameter, except in parking lot and roof retention where the size shall be designed for the particular application as approved by the Commission, shall provide a means to prevent clogging. g. The overflow opening or spillway shall be designed to accept the total peak runoff of the improved tributary area. Proper engineering judgment, shall be exercised in secondary routing of discharge greater than the basic design storm for the protection of downstream properties. h. Aerators are required for all retention ponds. The Planning Department shall approve the specifications for said aerator. 8. Post Development Water Quality Best Management Practices (Low Impact Design)- a. Storm water quality BMPs for new development and significant redevelopment are required for projects requiring detention or retention as determined by the engineer of record or subdivisions-with four-or more-Jots:- (The effective acreage for a project is not li~ited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which governs). The BMPs must be designed to achieve the goal of removing at least 80% of the average annual post-construction total suspended solids (TS S) load. The storm water quality BMPs will be considered in compliance with this requirement if; (1) BMPs are sized to capture and treat the water quality treatment volume, which is defined as the runoff volume resulting from the first 1.8 inches of rainfall from a site; and, (2) Appropriate structural storm water BMPs are selected, designed, constructed, and maintained. Storm water quality BMPs may be required on smaller projects if it is determined by the engineer of record that the intensity of the development could cause off-site storm water impacts during or after development. b. The storm water quality treatment goal is designed to capture 85% of the annual storm water runoff. Storm water quality BMPs must be designed to treat the runoff from the first 1.8 inches ofrainfall. Each site's storm water quality treatment volume is also based on its percent impervious cover. The treatment standard is the same for all sites unless other secondary pollutant reduction goals are established by ADEM; for instance, through the establishment of Total Maximum Daily Loads (TMDLs). The storm water quality treatment methodology to determine treatment volume is as follows: WQv = P x Rv x (A/12) Where: WQv = water quality treatment volume, acre-feet P = rainfall for the 85% storm event (1.8 inches) Rv = runoff coefficient (see below) A = drainage area in acres Rv = 0.05 + 0.00921 I= drainage area impervious cover in percent (50% imperviousness would be 50) c. This storm water quality treatment goal is designed to give the developer flexibility in meeting the 80% TSS reduction goal on each site. BMPs may be selected to meet the storm water quality requirements in numerous ways through the application of low-impact site design and layout, non-structural BMPs, and structural BMPs. d. The City of Fairhope encourages use oflow-impact site design practices that reduce the impact of development on storm water quality and quantity. Low- impact site design practices are meant to: (1) Minimize the impervious cover on a site, (2) Preserve the natural infiltration ability of the site, (3) Route storm water to "micro controls," such as rain barrels, rain gardens, • • •• etc. that treat small portions of site storm water from the site, and, (4) Minimize long-term BMP maintenance by preserving and using natural features of the site. e. A developer should consider low impact site design practices early in the design process in an effort to reduce the overall water quality treatment volume requirement. These practices tie directly into the storm water quality program, the WQv calculation, and/or the storm water treatment volume. These practices should only be implemented when not in conflict with other City regulations. f. Structural storm water controls, or Best Management Practices (BMPs ), are engineered structures designed to treat storm water or mitigate the impact from storm water runoff. The following table presents a pre-approved listing of structural BMP practices. These BMPs have been assigned a TSS removal capability, based upon existing research, and can be used by devel~pers to meet the pollutant reduction goal of 80% TSS removal. The structural BMPs have been divided into two categories: (1) General application BMPs are assumed to achieve the 80% TSS reduction. (2) Limited application BMPs which have to be used in combination with other BMPs to achieve the 80% reduction goal. These BMPs may not be applicable for certain sites and require frequent intensive maintenance to function properly. Pre-Approved BMPs BMP Removal Efficiency for Total Sus ended Solids TSS Structural Cont SSRemoval ¾ qf~?.l:: ,,: Wet Pond 80 Storm water Wetland 80 Bioretention Area 80 Sand Filter 80 Enhanced Swale 80 f·; .. ·.:i,i!1f~:7n.lntifi~~,milt.1'trtm(a.1£m,·.··. Grass Channel 50 Or anic Filter 80 BMP Removal Efficiency for Total Sus ended Solids TSS Structural Control SSRemoval % 80 80 Infiltration Trench 80 40 Varies 60 g. The increase in the frequency and duration of bank full flow conditions in stream channels due to development is the primary cause of accelerated streambank erosion and widening and downcutting of stream channels. Therefore, streambank protection criterion applies to all development sites for which there is an increase in the natural flows to downstream feeder streams, channels, ditches, and small streams. On-site or downstream improvements may be required for streambank protection, easements or right-of-entry agreements also may need to be obtained. h. The developer should determine if existing downstream streambank cover is adequate to convey storm water velocities for post-development conditions. This can be accomplished by first obtaining post-developed velocities for the "Streambank Protection" 2-year storm event in the downstream conveyance system. These velocities are then compared to the allowable velocity of the downstream receiving system. If the downstream system is designed to handle the increase in velocity as a result of the proposed development, the developer should provide all supporting calculations and/or documentation to demonstrate that the downstream storm water conveyance system will not be compromised as a result of the development. (1) If the increased velocities are higher than the allowable velocity of the downstream receiving system, then the developer may choose to reinforce/stabilize the downstream conveyance system. The proposed modifications must be designed so that the downstream post-development velocities for the 2-, 5-, 10-, and 25-year storm events are less than or equal to either the allowable velocity of the downstTeam receiving system or the pre-development velocities, whichever is higher. The developer must provide supporting calculations and/or documentation that downstream velocities do not exceed the allowable range once the downstream modifications are installed. (2) The developer may use on-site controls to keep downstream post- development discharges at or below allowable velocity limits. The developer must provide supporting calculations and/or documentation that the on-site controls will be designed such that downstream velocities for the three (3) storm events are within an allowable range once the on-site controls are installed. (3) Another approach to meet the stream bank protection requirement is to provide 24 hours of extended detention on-site, for post-developed storm water runoff generated by the I-year, 24-hour rainfall event (4.5 inches) to protect downstream channels. The required volume for extended detention is referred to as the Streambank Protection Volume (SPV). The reduction in the frequency and duration of bank full flows through the controlled release provided by extended detention of the SPV will reduce the bank scour rate and severity. 1. Stormwater BMPs with either a permanent pool of water or that will hold storm water for an extended period of time can potentially provide mosquito- breeding habitat. However, if structural BMPs are properly designed, installed, and maintained, mosquito problems can be minimized. BMPs with open water (such as storm water ponds) shall require aeration for mosquito control. The Planning Department shall approve the specifications for the aerator. 9. Location and Easements - a. Drain-ways, whether conduit or open channel, shall be located within the right-of-way insofar as is practicable, b. Where topography or other conditions render impracticable the inclusion of drainage within road rights-of-way, perpetual unobstructed easements not less than fifteen (15) feet in width shall be provided across the property with access to the road right-of-way. Such easements shall be clearly delineated on the plat as areas dedicated to public use as drainage easements, with provision for maintenance by the landowners. The City shall not maintain such easements. c. Off premises drainage easements and improvements lying outside the proposed subdivision may be required of the Owner to handle runoff into a natural drainage channel. d. Where a subdivision or development is traversed by a watercourse, drain-way, channel or stream, there shall be provided a storm-water easement conforming substantially to the lines of such water course and of such width and construction as is adequate for the intended purpose, including maintenance operations. e. No storm water detention shall be located in public right-of-way for any private development. 10. Maintenance - a. Acceptance for maintenance by the public of lakes or ponds which constitute a part of storm water drainage control is generally prohibited by storm water provisions herein. Any decision to the contrary must originate with the City Council. b. Maintenance' outside the street right-of-way shall be the responsibility of the legal entity established by the developer for the continued maintenance of common areas. No formal acceptance of streets and utilities shall be made by the City Council and no building permits shall be issued until developer has made provisions for continued maintenance of such common areas, including off-street drainage and detention. As part of the final plat submittal, the owner/developer shall verify in writing that a legal entity shall be responsible for continual maintenance. In the extra-territorial jurisdiction where street acceptance is the County's responsibility, the County Engineer may decline to sign approval for recording of plat unless maintenance provisions meet his approval. c. All erosion and sedimentation protection facilities shall be regularly maintained as required to ensure that they function effectively. d. Means for perpetual and periodic maintenance of the facilities shall be established by the owner of the development as a condition prerequisite to approval of the development by the Commission. l_l. Required Use of Low Impact Development (LID) Techniques for Stormwater BMP's- Attest: a. The use of LID techniques is required and is to be determined from an entire site development perspective by the engineer of record for the project. The design and integration of LID techniques shall promote the health, safety, and general welfare of the community and shall be designed to work in a complimentary fashion with the drainage plan for the proposed development. The LID techniques are required within the municipal limits of the City of Fairhope and the planningjurisdiction of the City of Fairhope based on the rain events experienced in the area, geology, slopes, and other natural features. b. The use of LID techniques is required in any and all proposed developments where the stormwater regulations apply. The design engineer shall rely on verifiable professional engineering judgment on which LID techniques to deploy in each proposed development based on the particular characteristics of the subject property. Planning For Stormwater, Developing a Low Impact Solution, a publication of the Alabama Cooperative Extension Service, provides information on a number of LID techniques that may be used for stormwater BMP's. A proposed development may use multiple LID techniques as appropriate. DULY ADOPTED this_ day of ______ _. 2017. Lee Turner, Chairman Emily Boyett, Secretary F. STORM WATER STANDARDS: 1. Purpose -These storm water standards shall implement the Comprehensive Plan for the physical development of the City by setting the location, character and extent of open spaces and facilities for waterways and storm water runoff, discharge, retention and detention. This design and arrangement shall promote the health, safety and general welfare, and promote safety from inundation and erosion caused by storm water runoff. These standards shall promote the following goals in the Comprehensive Plan: (a) plan, provide and maintain efficient and effective infrastructure that promotes orderly growth and environmentally sound practices to meet the future needs of the community and to support land use goals; (b) promote a sustainable future that meets today's needs without compromising the ability of future generations to meet their needs; and (c) encourage and develop connections between environmental quality and economic vitality. 2. Liability -The design criteria herein establishes minimum elements of design which must be implemented with good engineering and good construction practices. Use of information herein for placement of any structure, for use of any land, or any design basis shall not constitute a representation, guaranty, or warranty of any kind by the City of Fairhope or its agents, officers or employees of the practicability, adequacy or safety of design. 3. Submittal Requirements - a. Minimum Requirements -All proposed subdivisions developments shall demonstrate compliance with this Seet-ieR-F-., Chapter "X.'~ these Regulations, and all applicable state and federal laws and regulations by submitting a minimum of"tFo (2) hard copies and eleclrnnic files of the following plans and calculations: (1) A Drainage Plan_;_ adequate provision for stonn and flood water control by channel, conduit or basins, which tak&.Hnt0 account§. for the ultimate or saturated development of the tributary area in which the proposed subdivision is to be located, and which includes but shall not be limited to: (a) Contour map of proposed development areas, with both existing and finish contours at not greater than two-foot intervals; (b) Existing drainage systems, including any structures immediately _downstream that may be affected by the project; ( c) Proposed drainage system, including onsite and off site drainage areas; ( d) Structure location, type and size, slope, c.f.s., elevations of inlet and outlet, velocity, headwater elevation, tail-water elevation, etc., relative to the overall subdivision and/or staged phase of the subdivision; (e) Differential runoff calculations for pre-development and post- development conditions with. hydrogrnphs; (f) The effect of the development subdivision on existing upstream and downstream facilities outside the area of the subdivision; and (g) Other pertinent information necessary for review of the drainage plans as may be required by the Commission. (h) A drainage narrative, including but not limited to, the following: CODING: Underscore indicates additions; strikethrongh indicates deletions. 1. Any and all historical and existing drainage conditions. 2. Name, location, size of receiving watersheds and any special considerations required by the watershed. 3. The calculation method and assumptions used. 4. Discussion of adequacy of volume of retention and drainage design. 5. Method of discharge. 6. Arul flow the design takes into account§ (Section F paragraph 3 b) for the potential for adverse effect . .GJA. color drainage mim tq_i:_~xisting and proposed conditions sh.owing covern~.,ireas, .. timc of concentration, roµtc. run:o/Icoefficie111&, and any other suw..2rtmg_documcnts to assistin.interpreting the calculations, (2) An Erosion and Sediment Control Plan which includes, but shall not be limited to: (a) Architectural and engineering drawings, maps, assumptions, calculations, and narrative statements as required to accurately describe the development and measures taken to meet the objectives of storm-water management; (b) Data on historical runoff, developed runoff, detention pond details, and inethod of discharge. (3) Operations and Maintenance (O&M) Plan and Agreement for maintenance of detention facilities and other storm water quantity and quality BMPs during development and documents providing for continued inspection and maintenance after completion of development and sale of all lots, such documents rum1ing as a covenant with the lands. (a) An Operations and Maintenance (O&M) Agreement signed by the developer and/or owner for any required detention or retention facilities or other storm water quantity and quality BMPs must be submitted with the proposed plans. The agreement must contain a long-term maintenance plan prepared by the design engineer for each BMP. The maintenance plan must include a description of the storm water conveyance system and its components, inspection priorities, schematics for each BMP, and inspection schedule for each water quantity and quality BMP. The O&M Agreement must be recorded prior to final plans approval. If the final configuration of the storm water system or BMPs differs from the original design on the approved plans, the O&M Agreement must be revised, finalized, and rerecorded. Failure to follow the O&M Agreement could result in enforcement action. (b) The long-term maintenance plan within the O&M Agreement contains the inspection priorities and schedule for the storm water BMPs. The owner is responsible for inspecting the storm water system and BMPs according to the schedule and submitting reports to the Planning Director or his authorized representative every-three fB fiY'l i.,'i) years to document that inspections have been completed and necessary maintenance has been performed. The first inspection rep011 is due December 31 of the l!ltffl fifth year after constrnction has been completed. Inspection rep01ts are then due by December 31 CODING: Underscore indicates additions; strikethrough indicates deletions. of every third year following submittal of the first report. The Planning Director or his authorized representative must be notified of any change in ownership. Failure to file the !fil'ee five year inspection reports and perform required maintenance activities could result in enforcement action. ( c) Prior to the full release of the performance bond for any new or substantially improved storm water facilities, an Alabama registered engineer shall submit to the Planning Director or his authorized representative certification that the proposed storm water management system and BMPs for the development are complete and functional in accordance with the approved plans and shall also provide as-built drawings for the storm water management systems andBMPs. ( 4) Basic Design Data and calculations including routing calculations in legible tabulated form and proofofadequacy of volume ofretention and sizing computations for low flow structures. (5) Copy of notice of coverage and storm water pollution prevention plan for coverage under the Alabama Department of Environmental Management for issuance ofNPDES Pennit or a letter from the developer included as a sup]?9.rting c\Qcument ctcknowledging that prior Jo issuance ofa lf\!l.\! disturbance permit..12roof Qf m1_NPDES p_ermit will be reguirnd i11 addition to a copy of the storm water pollution prevention plan, and permits from any other agency, where required; and, (6) Any additional engineering infonnation the Planning Department Commission deems necessary to make a decision on subdivisions and other development where adequacy of drainage is reasonably questioned. b. Adverse Effects -Where it can be reasonably anticipated that additional quantity or velocity of runoff from development ofa subdivision will overload existing downstreatn drainage facilities, approval shall be withheld until there is submitted to the Commission a plan to mitigate damage to downstream property which would or might result from the subdivision under consideration. Downstream drainage structures should be considered when sizing detention outfall structures, with proof of this submitted to the Commission. The hydraulic elevations resulting from channel detention shall not adversely affect adjacent properties. c. Additional Engineering Plans and Calculations - (I) In every case where new streets are to be constructed, and in cases where subdivisions provide frontage only upon existing right-of-way and there exists in the opinion of the Commission the potential for datnage from uncontrolled stonn-water runoff, the project engineer shall include in his plans the design and calculations required for adequate control of storm- water. (2) •™i)Fajeels--ilf;t--el<Beea-iag 200 aeres, rout+ng--ealeal-atioRs shall bo--m legible tabulated form. Proofofadequaoy of volume ofretention and sizing OOffif>tlMions for low flow strnetttres--r,hall ~1e SB-bmittoEl. For prajeets exeeeding 200 aeres, the oHgiHeer shall pro\·ide detailed, ooett-B.½SHtod verifioatioH of adeEfHae)'--Of-dooig&.- (3) No proposals for under-sizing shall be submitted except with plans and profiles of the entire undersized downstream area with convincing evidence that the hydraulic gradients proposed will not adversely affect existing facilities maintained by the City or County. CODING: Underscore indicates additions; s!fike!hlmlgh indicates deletions. (4) A special design drawing shall be submitted for any single drainage structure of20 square feet in area, or larger. d. Certifications and Seals- (1) All plans and design calculations submitted shall bear the seal, original signature, name, address and telephone number and certification of the project engineer, who shall be registered to practice as a Professional Engineer in the State of Alabama and who is qualified by reason of education and experience in the field of storm water design. (2) The engineer shall seal and sign each sheet of the plan assembly. (3) The engineer shall affix his certification to the first sheet of each plan assembly and design calculation, which certificate shall read substantially as follows: "ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number ___ __, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision Regulations and to all other rules, regulations, laws, . and ordinances applicable to my design. Project Engineer Date Name of Project to which this Certificate Applies Plans which are certified consist of Page __ thru __ , each of which bears my seal andsignature.11 ( 4) The calculations, construction plans, and plat shall have the following statement: "A property owners association (POA) is required to be formed. The POA is required to maintain any and all stonn water facilities and structures located outside of the publicly accepted right-of-way." The City ofFafrhope will not accept for dedication any stmm water facilitie.'l and/or structures located in the public right: of way. 4. Stream Buffers - a. An undisturbed streamside buffer (buffer) is an area along a shoreline, wetland, or stream where development and redevelopment is restricted or prohibited. The primary function of the buffer is to physically protect and separate a stre~, lake, bay, or wetland from future disturbance or encroachment. Buffers can provide storm water management and sustain the integrity of stream ecosystems and habitats. Buffers can be applied to new developments and redevelopment by establishing specific preservation areas and providing management of the buffers through easements or homeowner's associations. For existing developed areas, an easement is typically required from adjoining landowners. Waivers in accordance with Article Vil may be CODING: Underscore indicates additions; striksthreugh indicates deletions. requested if the developer or landowner can demonstrate hardship or unique circumstances that make compliance with the buffer requirement difficult. b. A buffer layer in the City's GIS system has been developed to show buffer limits along streams within the City's planningjurisdiction. The following Buffer widths used to develop the buffer layer for streams, are shown in the following table and are measured from the top of bank as defined in Article II of these sub-regulations. Buffer widths for ponds, Mobile Bay, jurisdictional wetlands as determined by the Alabama Department of Environmental Management and the Army Corps of Engineers, and any lakes, ponds, and isolated wetlands are also shown in the table. The buffer requirement applies to streams beginning at a point where the drainage area is 100 acres or greater. The PlanningDji:~gtQror his authorized agent, h51~ administrative at1.thority to modH)1 the buffer wk!Jh~ depicted below as neq~~-~ary to most apP-fQl?Ii.q.tely ~uite the development. Feature Buffer Width (feet) Fish River 100 Other Watersheds 50 MobileBav 50 Wetlands (Jurisdictional and Isolated) 25 3-0 Ponds/Lakes/Isolated wetlands 25 JO o. The buffer applies to all properties ex.-oept those properties that are ftR existing lot ofl'Coot'd and/or inoluEled oa an approved. preliminary subdivision plat (as ~ a~. Allowable uses in the buffer include: flood control structures; utility easements as deemed necessary and approved by the Planning Director or his authorized representative; natural footpaths; greenways, paved roadways; pedestrian and bikeway crossings perpendicular to the streamside including approaches, dock and ramp access, and other uses as determined by the Planning Director or his authorized representative. All buffer disturbances associated with allowable uses shall be to the minimal extent practicable and all disturbed areas shall be stabilized as soon as possible. ef. The vegetated target for the buffer shall be undisturbed natural vegetation. Any of the allowable uses shall be designed and constructed to minimize clearing, grading, erosion, and water quality degradation. fg. Land in the buffer shall not be used for principal structQres and accessories, such as swimming pools, patios, etc. All new platted lots shall be designed to provide sufficient land outside of the buffer to accommodate primary structures. Buffers should be delineated before streets and lots are laid out to minimize buffer intrusion and to assure adequate buildable area on each platted lot. Land within the buffer can serve to meet the minimum lot requirements. gb. Buffer impacts are inevitable with development. Modification and mitigation of the buffer width are available to landowners or developers of newly platted lots or subdivisions where there are exceptional situations or physical conditions related to the parcel that pose practical difficulty to its development and restrict the application of tl1e buffer requirements. The landowner or his designated representative may prepare and submit for CODING: Underscore indicates additions; striketl!Fough indicates deletions. approval a written request and site plan showing the extent of the impact of the buffer on the proposed project and specify a proposed buffer mitigation plan. The Planning Director or his authorized representative will review and render a decision on the buffer encroachment and proposed mitigation within 30 days after receiving the request. In no case shall the reduced width of the buffer be less than 20 2.5-feet. Applicants can appeal the decision of the Planning Director or his authorized representative's decision to the Planning Commission. hi. In order to maintain the :functional value of the buffer: dead, diseased, or dying trees that are in danger of falling and causing damage to dwellings or other structures may be removed at the discretion of the landowner; debris in the buffer that is a result of storm damage may be removed; and, invasive plant-spe~ies-may-be-removed-if they-are-replaced-by native-species-;---A buffer restoration plan must be approved by the Planning Director _or his authorized representative. -i-j. Stream boundaries including each buffer zone must be clearly delineated on all grading plans, subdivision plats, site plans and any other development plans. The outside limit of the buffer must be clearly marked on-site with permanent signs placed every 100 feet prior to any land disturbing activities. Stream and buffer limits must also be specified on all surveys and recorded plats and noted on individual deeds. Buffer requirements must be referenced in property owner's association documents and shall be labeled on the plat. j-,k._ When a landowner or his representative obtain permits from ADEM or the Army Corps of Engineers that results in impacting the buffer then approved mitigation of these impacts based on the permit conditions-supersede the applicable components of the buffer requirements in areas covered by the permit. The buffer requirements for areas not covered by the permit shall be applicable to the remainder of the proposed development site. 5. Flow Control - a. Scope of Design -All subdivisions or other developments shall be provided with adequate storm water drainage facilities. The project engineer shall provide a design adequate to control storm water peak flows, runoff volume and velocity in accordance with paragraph 7 of this section. In general, the project engineer shall use design storm criteria based on the site-specific conditions that relate to protection of life and property. Culverts shall generally accommodate a 25-year storm frequency under arterial roadways; drainage systems within subdivisions should accommodate a 2 through 25- year storm frequency; bridges shall accommodate a storm frequency of 50 years. When deemed necessary, the Planning Department Commission may require a storm frequency design as great as 100 years. (1) There shall be no storm water pumps. b, Design Standards and Calculations -The method of determining stonn water runoff shall be a~ follows: for areas less than 200 acres the engineer may use the Rational Method for determining_inl~t snacing, roadway _:mread, and the siz~ng__QLQpet1ed. and closed pipe network and col1ection basins. The Kirpich Equation shall be th~ only JJwthod which may be used to determine the time of concentration. :For areas greater than 200 ijcres. the engi_neerJ!JftY 11.5~ Rw:essionft1uation!i_(rural 01: urban) or the SCS Method only. Runoff plans CODING: Underscore indicates additions; striketlweagh indicates deletions. and designs shall be based on principles of good engineering practice and the following standards: (1) Calculations shall be based on the Rational Method (Q = cia) for small basins, up to -100 2,0Q acres, where: Q = estimated peak discharge in cubic feet per second c = coefficient of runoff (from mw.~mdix XX XX table l=JelO'i't') I= rainfall intensity, inches per hour, for a design storm derived from the time of concentration t, = time of concentration in minutes, dev~loped from the Kfrpich Equation from figure 4-13 of the Alabama Department of Transportation et'Hydraulic Manual, attached as Appendix D. a = drainage area in acres Recommended values for "c" may be found in table 4-2 of the Alabama Department of Transportation Hydraulics Manual, attached as Appendix E. It is recommended that the intensity, "I" be obtained from the NOAA Atlas l 4 Point Precipitation Frequency Estimateli Intensity Dm·ation F'requenoy curve for Fairhope_ Mobile produced by the National Weather Service. Consult htl:ps://hdsc.nw~JJ9att.gov/hd1?gfn:fds/pfds map_~_ont.h.1ml for more information. (2) When the J:Woposed developITT.eat Hes ·.vithi:n a la:rge 'Natershed ·.vhere flo·,¥s :ft'0t½l--t1J:lstrean1 drainage areas are passing through the prnposecl dEwelopment, a rainfall mnoff model suoh as the Soil Goosetvation Serviee (SGS) technical release 20 (TR 20) should l:.1e used to ealeulate offsite :flo•tv. For aren§. ... w.ater than 200 ~wres or when the prop~i~d. developmentJi.es .. within a large watershed where flowsJrom_upstream Q.If1inage areas are passing through the p:ro:p_g1,ed development where th~ combined areas are over 200 acres. the engineer shall us~ R~gressio:n Equations (rmal or urban) or SCS Meth.od for dete:rminµ1g inlet_@_acing. roaq~f!.X spread, and t11c _;siz.ing of opened and clqse~JliJ~e network.ruJQ collection basins. The Rational Methi~dJ~y not permitted [or ar_?._as greater than 200 acres. Flow sh<'l:Jlshe-HM be calculated using a 25-year, 24-hour rainfall, the depth of which can be obtained from SCS Technical Release 55 (TR-55). This flow shall be taken into account when designing detention outfall structures if the upstream flow passes through the proposed detention pond. The effects of (and on) upstream and downstream ponds in the watershed shall be analyzed, (3) All proposed conduits or channels shall be of sufficient capacity to accommodate potential runoff from developed area, including the entire upstream drainage area. The project engineer shall include in his submittals evidence that he has included in his design the tributary area/s. If an existing channel runs through a proposed development, the engineer must consider this flow when designing detention and outfall structures. (4) In general, inlets shall be provided so that surface water is not carried across any intersection, or for a distance of more than 600 feet in the gutter. When calculations indicate that gutter capacities are at maximum, catch basins shall be used to intercept the flow at that point. (5) Open channels and ditches shall be so designed as not to create a traffic hazard or to cause erosion. ~lef)e-f:or paved ditehes shall CODING: Underscore indicates additions; strikethrough indicates deletions. -be 0.5 poroont aRd for noa paved ditches shn1J4'o one pe:roent Ditch Lining shaJI be designed based on the stormwater velocity calculations. The longitudinal grade shall not be less than 0.3%. Maximum design flow velocities shall conform to the current edition of the Alabama Highway Department of Transportation Hydraulics Manual. (6) Cleanout access shall be provided at a maximum spacing of 300 feet for pipes 24 inches or less in diameter and 400 feet for pipes exceeding 24 inches. Cleanouts shall also be provided at each change in line and grade. (7) Concrete box culverts shall be designed and constructed according to requirements of the Alabama deparbnent of Transportation Standard Specifications for Highway Construction, current, and the Alabama Department of Transportation Special Standard Highway Drawings .. c. Site Facilities - (1) The developer shall be required to carry away, by pipe or open channel, any spring or surface water existing prior to or as a result of the subdivision. Adequate provisions shall be made within each subdivision for drainage facilities required. (2) Where a public storm water system is available, the developer shall be required to connect his facilities thereto. If no public outlet exists, the project engineer shall recommend means to adequately dispose of storm water runoff. (3) The storm and sanitary sewer plans shall be made prior to other utility plans. ( 4) The storm water system shall be separate from and independent of any sanitary sewer system. d. Conformity with Other Standards -All drainage facilities shall be constructed in conformity with state specifications and all other state and federal laws and regulations. e. Flood Prone Areas - (1) Low lying lands along watercourses subject to flooding or overflowing shall be included in the drainage and shall not be available for improvements except as specifically authorized by the City's flood control ordinance. (2) Low areas subject to periodic inundation and areas subject to excessive erosion shall not be developed or subdivided unless and until the Planning Commission may establish that: The nature of the land use proposed would not tend to be damaged appreciably by water; The area may be filled or improved in such a manner as to prevent periodic inundation; Minimum floor elevations may be established such as to prevent damage to buildings or structures; There is adequate provision to eliminate such flooding. f. Lands Outsid<i the City \IJith-i-H th.e eKtraAerritorialjurisdiotion of the Faifhepe Planning Gom:missioa, all eBgineering plo-Rs shall be-sHejeet to tho morn res-trietive l'Ofluiroment of these provisions or of Bnld.'tYiR County's Storm Water Mana.gomellt Plan. In those areas, the CCll:Hl:ty Enginee1Js review shall be eompleted and his eertifioa:re ofrevievt' shall aeoompany all plans submitted to the Commission. The follo•.ving outline is provided to help insure that certain critical elements of design are in compliance with the objeotivei, of design: (1) Volume ofretoRtioa for emire project ~buta-ry €Q) pea.lE--mnoffto basin CODING: Underscore indicates additions; stnKetbreugh indicates deletions. (3) Balanced maximum outflow rate from low flow structure (4) Ratios of inflow to outflow (differential rates) (5) Sizing of overflow facilities (6) Stab iHty of dikes E?) Safety features (8) Maintemmoo--f:eatures 6. Erosion Control - a, Surface water runoff originating upgrade of exposed areas shall be controlled to reduce erosion and sediment loss during period of exposure. All land disturbing activities shall be planned so as to minimize off-site sedimentation damage. b. No grading or earth moving operations shall commence until erosion and sedimentation control measures shall have been implemented. c. All disturbed areas shall be stabilized as quickly as is practicable with permanent vegetation and erosion/sediment control measures. The duration of exposure to erosive elements shall be kept to a minimum. d. Detention ponds shall be stabilized by means of grassing, sodding, erosion control netting, or a combination thereof. Sediment shall be removed from the pond prior to acceptance, and any disturbed areas shall be regrassed. The use of red clay as a means of stabilizing detention ponds is prohibited. e. Temporary vegetation and/or mulching shall be provided to protect exposed high-risk erosion areas during development. f. When the increase in peak rates and velocity of storm water mnoff resulting from a land disturbing activity is likely to cause damaging accelerated erosion of the receiving channel, plans shall include measures to control velocity and rate of release so as to minimize damage to the channel. g. No land disturbing activity shall be pem1itted in proximity to a lake, natural watercourse or adjacent property unless a buffer zone is provided along the boundary thereof to confine visible siltation and to prevent erosion; provided, however, that this prohibition shall not prevent such activity undertaken as a part of the construction of such lake or watercourse channel. h. The angle for graded slopes and fills shall not exceed that which can be retained by vegetation cover or other adequate erosion control methods. Provision shall be made for planting or otherwise protecting slopes within the shortest possible time from exposure thereof. i. Erosion and sedimentation control measures, structures and devices shall provide control from the calculated post-development peak runoff. Runoff rates and computations may be calculated from procedures contained in. the "National Engineering Field Manual for Conservation Practices" and shall be based on rainfall data published by the National Weather Service for the area and/or official local records. j. Engineer shall provide for permanent protection of on-site or adjacent stream banks and channels from the erosive effects of increased velocity and volume of storm-water runoff resulting from land disturbing activities. k Erosion and sediment control plans and details shall be based on the current edition of the "Alabama Handbook for Erosion Control, Sediment Control and Storm water Management on Construction Sites and Urban Areas". Erosion control plans shall be prepared by a certified professional cift-el'6Sffia ru-1El--984i+nent control such as a Certified Professional in Erosion and Sediment Control (CPESC) or a professio11n!®ginecr, CODING: Underscore indicates additions; strikethrough indicates deletions. 7. Detention and Retention Facilities - a. Scope of Design --The SCS Method will be the only accepted method used to determine the sizing of stormwater detention/retention areas. The Rational Method will not be permitted tbr the si:::ing o(stonnwater detention/retention areq,'f.:. b. Appl:icability -The purpose of storm water retention and detention is to protect downstream properties from increases in flood heights due to development. A combination of storage and controlled release of storm water shall be required for road construction, non-residential developments of one aore or more, multi-family residential developments of one aere or mere, and single family developments of three acres or more. The requirement for a combination of storage and controlled release of storm water is not required for minor subdivisions; however, if the Planning GommissioH Department deems that the intensity of the development could cause off-site storm water flow impacts during or after development, a combination of storage m1d controlled release shall be required. (The effective acreage for a project is not limited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which governs.) Smrage and eontrolled rolease-+ae-ilities may be required on smaller projects if it is determined in the Planning G-0mmim1ions disoretion that the intensity of the development eould oauso off site storm •.va.ter tlow impacts dming or after d_e,;,ielopmeHt:-The retention or detention (whenever detention requirements are addressed by these regulations, requirements also apply to retention facilities) facilities must be designed to control peak flow from the outlet of the site such that post- development flows are equal to or less than pre-developed peak flows for the 2-year, 5-year, 10-year, 25-year, 50-year and 100-year design storms. c. Downstream Analysis -Hewtwef, Detaining the discharge from a site can sometimes exacerbate flooding downstream due to peak flow timing and/or the increased volume of runoff coming from a site. If detention facilities are indiscriminately placed in a watershed and changes to the peak flow timing are not considered, the detention facility may result in an increase of the peak flow downstream. Another impact of new development is an increase in the total runoff volume of flow. Thus, even if the peak flow is effectively attenuated, the longer duration of higher flows due to the increased volume may combine with downstream storm water conveyance systems to increase downstream peak flows. Applicant must demonstrate through hydrologic analyses that the detention facility will not exacerbate flooding downstream. ln determining downst·ream effects from stormwatcr management structures and the development. hydrologic-hydraulic engineering studies shall extend downstream to a point where the proposed development represents less than ten (I 0) percent of the total watershed draining to that point. d. Ownership -Such facilities shall be owned, operated and maintained by the development entities and shall not be accepted for inspection and maintenance by the City of Fairhope. The burdeH: shall be-011 the developOf'--flfla his engineer to provide evidence in support of any proposal to alter or modify t~-ement for detention. &t~}t1H-wa-te:t~-1-ew-eev~ or significant redcv:olopment must not adversely affec+downstream propeft.:ie&.---In de~ennining whether rm1off from the-'A:eW deveIBf11nent or signifieant redeve-!epmeBtc..eauses-atHt4ver-se-i-mpaet,-the-foHewing CODING: Underscore indicates additions; ~ugh indicates deletions. ~ures will be used: ( I) Attem1ate pest-J~ent peak disohat'ges to a le>tel not to exoeed the pre development discharges for the 2 year through 100 year rsourrenee intei<¥als. E2) Apply the "ten poroeHt'' rule. This rule is based on the premise that at a pe-int-eewnstrean:. of a development site where the drai~ the-development is 10 per-eoot or less than the--t'ffiftl-drainage area at a f.)Oint downstream of the development; then imp nots related to storm water runoff from tho deve1oprneat are minimal from this point dovmstream. ::rhis rule recognizes that in addition to eo:ntrolling the peak discharge from the outlet of a detention facility, these facilities ~-the entire outflow hydrogruph for tho stream or river in que~:;tion. Where requi-ftld, ehannel routk-1-g-eaJoulations--must prooeed downstream to a oonfluence-p&m~ge area boia-g aH-alyzed rep1'6BeHt:s-'l:e-n pereent or-less-e:f.:the-.tetal--arainage area. At this point, if tho effect of the hydrograph :routed through the proposed storage facility on tho downstream hydrograph is assessed and shown not te -i1wrease flows in dovmstreaHi hydrographs, detention can be ',vaived. If ineroased tlO\vs are found, then baok_:,.vater calculations and determination of flood elevations for the n:reas .impaoted by inereased flmvs, if any, moot➔o-pl'epareth--Where-aeWH-stream inoreatses in-peak lfo'-.vs ef-floea elevations are showa,--JoteRtieirwil-1--be-FeEtHff'tld on site to atteB+Jate stem1 water runoff from post development to p:Fe development rates. In the event that the City has d:~welo13ed a-GeffipreheHsi>.•e Plair for tho ru·ea, the recommendations within tho Comprehensive Plan will establish tho requirements for detoution. The City retains the right to require deteHtion in areas of kno;,vn &oiling wlioo detem.ion will not oxaeerbate aownstream Floodiag, (3) The release Fa:t:o--4I·om any detemion facility sh(-IBtd-otJJ*tHHma-te that of the site prior to the ~se4--de-velopai:ent4or the l year thr~ year-storm. events, e. Detention facilities shall have an ~ emergency overflow capable of handling at least the 100-year peak discharge except where waived or altered by the Planning Department GomaHSS-tt-:m. Design of the detention pond shall be to insure that detention facilities will survive overtopping occurring for any reason, including clogging of controlled outlets for the l 00 year storm event. Detention systems must be constructed during the first phase of major developments to eliminate damage to adjacent properties during construction. In this regard, the detention systems shall be designed to function as sediment traps and cleaned out to proper storage volumes before completion. If deposition of sediment has occurred, detention systems must be restored to their design dimensions after construction is complete and certified as part of the as-built submittal. t: Detention facilities shall be provided with obvious and effective control structures. Plan view, sections and details of the structure shall be included in submittals. Sizing of the low flow pipe shall be by inlet control or hydraulic gradient requirements. Low flow pipe]! or orifices shal:1----ee--aet smaller than eight inches in diameter, except in parking lot and roof retention where the CODING: Underscore indicates additions; stffkotlm=mgh indicates deletions, size shall be designed for the particular application as approved by the Commission, shall provide a means to prevent c]Qgging. g. The overflow opening or spillway shall be designed to accept the total peak runoff of the improved tributary area. Proper engineering judgment, with 25 year, 50 year or greater storm freEtueneies eonsid:erecl, shall be exercised in secondary routing of discharge greater than the basic design storm for the protection of downstream properties. h. Aerators are required for all retention ponds. The Pahl.ie Works Direetor Plonning Department shall approve the specifications for said aerator. 8. Post Development Water Quality Best Management Practices (LowJmpJ1Ct Pesign}- a. Storm water quality BMPs for new development and significant redevelopment are required for projects ~uiring detention or :retention as determined 'by the engineer of record teat disturb three ae,es or more or subdivisions with four or more lots. (The effective acreage for a project is not limited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which govems), The BMPs must be designed to achieve the goal of removing at least 80% of the average annual post-construction total suspended solids (TSS) load. The storm water quality BMPs will be considered in compliance with this requirement if, (1) BMPs are sized to capture and treat the water quality treatment volume, which is defined as the runoff volume resulting from the first 1.8 inches of rainfall from a site; and, (2) Appropriate structural storm water BMPs are selected, designed, constructed, and maintained, Storm water quality BMPs may be required on smaller projects if it is determined by the engineer of fCC()!'.4 in the Pla&IHflg Comm.ission!-s disefeti:ea that the intensity of the development could cause off-site storm water impacts during or after development. b. The storm water quality treatment goal is designed to capture 85% of the annual storm water runoff. Storm water quality'BMPs must be designed to treat the runoff from the first 1.8 inches ofrainfall. Each site's storm water quality treatment volume is also based on its percent impervious cover. The treatment standard is the same for all sites unless other secondary pollutant reduction goals are established by ADEM; for instance, through the establishment of Total Maximum Daily Loads (TMDLs). The storm water quality treatment methodology to determine treatment volume is as follows: Where: A WQv=P xRvx- 12 WQv = water quality treatment volume, acre-feet P = rainfall for the 85% storm event (1.8 inches) Rv = runoff coefficient (see below) A = drainage area in acres Rv 0.015 ,+, 0.00921 Rv = 0.05 + 0.00921 CODING: Underscore indicates additions; strikethrough indicates deletions, I "" drainage area impervious cover in percent (50% imperviousness would be 50) c, This storm water quality treatment goal is designed to give the developer flexibility in meeting the 80% TSS reduction goal on each site. BMPs may be selected to meet the storm water quality requirements in numerous ways through the application of low-impact site design and layout, non-structural BMPs, and structural BMPs. d. The City of Fairhop~ encourages use of low-impact site design practices that reduce the impact of development on storm water quality and quantity. Low- impact site design practices are meant to: (1) Minimize the impervious cover on a site, (2) Preserve the natural infiltration ability of the site, (3) Route storm water to "micro controls," such as rain barrels, rain gardens, etc. that treat small portions of site storm water from the site, and, ( 4) Minimize long-term BMP maintenance by preserving and using natural features of the site. e. A developer should consider low impact site design practices early in the design process in an effort to reduce the overall water quality treatment volume requirement. These practices tie directly into the storm water quality program, the WQv calculation, and/or the storm water treatment volume. These practices should only be implemented when not in conflict with other City regulations. f. Structural storm water controls, or Best Management Practices (BMPs ), are engineered structures designed to treat storm water or mitigate the impact from storm water runoff. The following table presents a pre-approved listing of structural BMP practices, These BMPs have been assigned a TSS removal capability, based upon existing research, and can be used by developers to meet the pollutant reduction goal of 80% TSS removal. The structural BMPs have been divided into two categories: (1) General application BMPs are assumed to achieve the 80% TSS reduction, (2) Limited application BMPs which have to be used in combination with other BMPs to achieve the 80% reduction goal. These BMPs may not be applicable for certain sites and require frequent intensive maintenance to function properly. Pre-Approved BMPs BMP Removal Efficiency for Total Sus ended Solids TSS Structural Cont ) ~,.,-,:--:= f;;eii,ri1ii\' it1t Wet Pond 80 Storm water Wetland 80 Bioretention Area 80 Sand Filter 80 Enhanced Swale 80 50 Grass Channel 50 Or anic Filter 80 CODING: Underscore indicates additions; stfiketm-oogh indicates deletions. BMP Removal Efficiency for Total Suspended Solids (TSS) Structural Contml TSS Removal (%) Underground Sand Filter 80 Submerged Gravel Wetland 80 Infiltration Trench 80 Gravity (Oil/Grit Separator) 40 Proprietary Structural Control Varies Dry Detention Basin 60 g. The increase in the frequency and duration of bankfull flow conditions in stream channels due to development is the primary cause of accelerated streambank erosion and widening and downcutting of stream channels. Therefore, streambank protection criterion applies to all development sites for which there is an increase in the natural flows to downstream feeder streams, channels, ditches, and small streams. On-site or downstream improvements may be required for streambank protection, easements or right-of-entry agreements also may need to be obtained. h. The developer should determine if existing downstream streambank cover is adequate to convey storm water velocities for post-development conditions. This can be accomplished by first obtaining post-developed velocities for the "Streambank Protection" 2-year storm event in the downstream conveyance system. These velocities are then compared to the allowable velocity of the downstream receiving system. If the downstream system is designed to handle the increase in velocity as a result of the proposed development, the developer should provide all supporting calculations and/or documentation to demonstrate that the downstream stonn water conveyance system will not be compromised as a result of the development. (1) If the increased velocities are higher than the allowable velocity of the downstream receiving system, then the developer may choose to reinforce/stabilize the downstream conveyance system. The proposed modifications must be designed so that the downstream post-development velocities for the 2-, 5-, 10-, and 25-year storm events are less than or equal to either the allowable _velocity of the downstream receiving system or the pre- development velocities, whichever is higher. The developer must provide supporting calculations and/or documentation that downstream velocities do not exceed the allowable range once the downstream modifications are installed. (2) The developer may use on-site controls to keep downstream post-development discharges at or below allowable velocity limits. The developer must provide supporting calculations and/or documentation that the on-site controls will be designed such that downstream velocities for the three (3) storm events are within an allowable range once the on-site controls are installed. (3) Another approach to meet the stream bank protection requirement is to provide 24 hours of extended detention on-site, for post-developed storm water runoff generated by the 1-year, 24-hour rainfall event (4.5 inches) to protect downstream channels. The required volume for extended detention is referred to as the Streambank Protection Volume (SPY). The reduction in the frequency and duration of bankfull flows through the controlled release provided by extended detention of the SPV will reduce the bank scour rate and severity. CODING: Underscore indicates additions; strikethrough indicates deletions. i. Stormwater BMPs with either a permanent pool of water or that will hold storm water for an extended period of time can potentially provide mosquito- breeding habitat. However, if structural BMPs are properly designed, installed, and maintained, mosquito problems can be minimized. BMPs with open water (such as storm water ponds) shall require aeration for mosquito control. The .P..hmning Department PHblie \Vorks Director shall approve the specifications for the aerator. 9. Location and Easements - a. Drain-ways, whether conduit or open channel, shall be located within the right-of-way insofar as is practicable:- b. Where topography or other conditions render impracticable the inclusion of drainage within road rights-of-way, perpetual unobstructed easements not less than fifteen (15) feet in width shall be provided across the property with access to the road right-of-way. Such easements shall be clearly delineated on the plat as areas dedicated to public use as drainage easements, with provision for maintenance by the landowners. The City shall not maintain such easements. c. Off premises drainage easements and improvements lying outside the proposed subdivision may be required of the Owner to handle runoff into a natural drainage channel. d. Where a subdivision or development is traversed by a watercourse, drain- way, channel or stream, there shall be provided a storm-water easement • conforming substantially to the lines of such water course and of such width and construction as is adequate for the intended purpose, including maintenance operations. e. No storm water detention shall be located in public right-of-way for any private development. • 10. Maintenance - a. Acceptance for maintenance by the public of lakes or ponds which constitute a part of stonn water drainage control is generally prohibited by storm water provisions herein. Any decision to the contrary must originate with the City Council. b. Maintenance outside the street right-of-way shall be the responsibility of the legal entity established by the developer for the continued maintenance of common areas. No formal acceptance of streets and utilities shall be made by the City Council and no building permits shall be issued until developer has made provisions for continued maintenance of such common areas, including off-street drainage and detention. As part of the final plat submittal, the owner/developer shall verify in writing that a legal entity shall be responsible for continual maintenance. In the extra-territorial jurisdiction where street acceptance is the County's responsibility, the County Engineer may decline to sign approval for recording of plat unless maintenance provisions meet his approval. c. All erosion and sedimentation protection facilities shall be regularly maintained as required to insure that they function effectively. d. Means for perpetual and periodic maintenance of the facilities shall be established by the owner of the development as a condition prerequisite to approval of the development by the Commission. CODING: Underscore indicates additions; strikethrough indicates deletions. 11. Required Use of Low Impact Development (LID) Techniques for Stormwater BMP's- a. The use oftlw be-1:ew LID techniques is required and is to be determined from an entire site development perspective by the engineer of record for the project. The design and integration of the -eelew LID techniques shall promote the health, safety, and general welfare of the community and shall be designed to work in a complimentary fashion with the drainage plan for the proposed development. The LID techniques are required within the municipal limits of the City of Fairhope and the planning jurisdiction of the City of Fairhope based on the rain events experienced in the area, geology, slopes, and other natural features. The design engineer is eoeouraged to submit addition-al-LID based techniques to be utilized in the proposee- development. b. At a minimum The the use of l O (ten) of tbo bele>iv LID techniques is required in any and all proposed developments where the stormwater regulations apply. The design engineer shall rely on verifiable professional engineering judgment on which LID techniques to deploy in each proposed development based on the particular characteristics of the subject property. Planning For Stonn-water, Developing a Low Impact Solution, a publication of the Alabama Cooperative Extension Service, provides information on a number of LID techniques that may be used for stormwHter BMP's. A proposed development may use multiple more thaH 10 (too) LID techniques as appropriate. ~fa projeet, due to the natural ohamcteristios of the property, cannot successfully implement IO (ten) of the LID teehaic11.ws be.low the applioant may submit a 111aiver l'et}{1est for consideration. The waiver request shall be submitted at the time of the arplication and provide verifiable engineering documentation that 1:0-(--ten-}--bl-9 teohniques cannot be used. The City shall have the right, but not the-ohHgation, to eagage--stlOh third party engineers, ooasultants aoo--e#l.eF-J:lfofossion-e-1-s--a&-H-eoossary ane,-appR·tfH'iate to advise tlli7Gity ns to v4etltef-a partieular application eemp+ies ·,vith and is otherw-i-se--i-n eoneert w±(!l-this subsection 10 (a "Third Party Professional"). In the e,oetlt--tlletity engages a Third Party Professional in connection 1,vith a particular upplioatimi, the City will forv,;ard all application materials to the Third Pm·ty Professional along with a request for a cost estimate from the Third Party Professional for hisA1er role in the reviev,; of suoh appliootion. Upon presentation by the 'I'hi-rd Party Professional of a cost estimate to the City,#te-Gfty shall provide--sa-me-4E)-the applicant, and th.e applicant shall depe-s-it with the--Gity--a oash stmH!tfual in amoH-nt to the cont estimate of the Third Party Professiotta-~ "Cash Deposit"). Upon completion of al-J-we~e Third Party Professiomil relatiw to such-application and payment by the City of all fees and expenses of the Third Pa1iy Professional from the Cash Deponit, if any portion of the Cash Deposit remains, the City shall refund it to the applieunh-lfih-e Cash Deposit is insufficient te pa.y the tees and costs of the Third Purty Professional, the a.pplieant shall immediately remit to the City sueh funds as are--flOOSSsar-y4e---make--ufi any shortfolh 4--------l=he Third Party Prnfessienakh-a.-ll--submit a flndiag-r,eJJeft-te--the City Planning P~ent. The City Pl..'lffflin-g-9epartment shnll forward a copy of the finding to the--app:l:i-caa~er the appliean.t' s agent The City Planning Department shall in~ as-part of the applic--a:tion materials to the Plrnming Commission a reoommendation regarding the \vaiver. &.----+he Planning Commission shall eonsider!:he 'Naiver, the--awlieafrt,~s-aeemHentation, ffl:½El~,.. Part Professiona-I--fit1dmg--an d City Plann~I:>epat=t+nent recomm.endation ana--Hlftke--a-Jinl}l-determination as to the waiver request-; CODING: Underscore indicates additions; stTikethrough indicates deletions. f.------+11e--fell:ewing bJD techniques are available fur use by appliounts given tho _partieulaF oil'eumstaJ1oes and eha;ooteristies of the prnposed s-uhc4ivision: (1,) Wet Basins: The City finds the potential benefits of wet basins are, among othOF items, allovting sedimentation to foll out of stormwater, attenuating flows, assisting in evapotrnnspinltion, and improving the LRORftwater quality. S-j3ee-ia-l--Eles-iga eonsiaet'at:i:eoo--tlfei---gfoundwater eh'.l•,<ations, large smfaee arons aFe 011001:H'aged, special atteetion shoul:4-be given in pervious soil, surface area ofthe basin should take into account nutrient loading from lawns for example in order to treat and improve stormvt1ater quality to the maximum extent possible, ensuring that an adequate base flow is provided to maintain water levels, they are not recmnn3onded to be oonstruoted in al1 in t-ine faeility, utilize--1:ew---s-1-epes, the 1:1:&e--ef.fur-~re reeommendea-;- upst1·eam--ft0:4-aewnstream aroa&-Shall-be eonsidere~c~esig-R-in: aeeordnRce wit\:l Fairh.epe stanaards. Reeem-mended obaraoteristies are: Th.e approaeh slopes should be 4: l or less around the perimeter, side-s1epes 3:1 or less (bolo•N the water level, beyond tho safety bench), safety bench just belo\v water elevation (4' wide, 6" 12" deep), enel'gy is dissipnl~ntering the basin, ean b~d -eo-lew--the--grettflG--ffiH4i't~ (~-,)-Raia-Gardens: +he City finds the potential benefits of rnin gardens are, among other items, small sen.le flow attenuation, infiltration, limited evapotnmspiration, allowing sediments to be trapped, and 1.vater quality treatment. Special design oons-iaet'frttens are: Typieally-stnaller-a:r-eas-a-11e-dramage are&.Ht1:e--Hsed for rain garden dosiga, speetal:-atte:ntwn should be given m porviom.J soils, roeommendod for use in hytlfe:~~ ,", and B, not recommended in high swell soils. Recmnnei.e:nded charaoteristies are: Small scale and frequ.ent use in drainage areas, d10 oheioe of:' landscaping materia:ls, soil n.1ix, aw otheF eharaeteristies are-emcial to the success ofa .rain garden. Rain gardens can be highly visible ru-1 e-ut-i!•i~e4-a~-sual-afFl:etltty--HHt-Jlffij30Se&-t:!ev-ek,lJHR0l-lt.- ~'1 Permenble Pavement Systems: The City finds the potential benefits of .permeable-pavement-systems are, among other items, fl-0 1,•1 attenuation, tnfiltration, and filtration of stonmvater, There are many products and strategies that can be utilized-and tho City is open to the use of varied fWOO¼¼€ts----m-aec--Braanee--with ma11ufoet=ure-Feoornmonaa-Ei:efl&.--Gensultation wif!t.th&etlfl'JH:el'-t&-des+gn of tl::.-e pffi&uot to be uti lizod is suggestoEh Special desigfl eo~ation nre;-Uso-tR:-ftfeas with hyereleg-ic-so.i-1-!:,IfOups A !:ffi:0-cQ, specinl attention should be~1:i--peNieus-00Rf!itions., net 1~l--i:fl:..areas with high swel+-&etls,grean4-wat~lss-sooHM-flet ½fHfffi:et the ability of v1ater te-ittftltrate, the tochH-i,Eftte-W0fks-Best-ttt-klW S-l-e-]36&.- CODING: Underscore indicates additions; strikethrough indicates deletions, (4.) 8a.nd Filter: The City fiBds that the potential benefits of sand filters are, among other items, flow attenuation, infiltration, redaeing sedi111entation, and providing filtration of storm 'Nater. Spesial~iderati.oRs are-:---Best-used--tR--fffllflH-drainage areas, speeial. attention should be gi 1,'eR iu perlious soil.s, reeomrnended use in areas with soils 1Ni.th good-j}eF:H1ea-bH:i:ty in hyer0legieal soil gFOUf'S A and B, Hot reoommendeEI in high swell soifo. (5 .) Grass 8•.vales: The City finds tl~at the pote1Hial beaefits of grass swales are, amoag other itefHs, in straining storm·uater, providing limited quality treatments, vA~ile providif1g some moderate flow attenuatioH. Spe~tions are: Typieally-weFlf-eest in smaller d1:ai:ftage 8f6as ·.vhere •;olumes are reduced, speoial oonsidere.tion sho0ld be gh•en in pervieus soils, net reeornmet1ded with high swell soils, should ha•;e lo•N slopes, adjaeem: areas and layout should be oonsidsre,d ifl the design.. Suggested oluwaotei'istios :vihere topography, soils, and slope permit ~ open channels m1~aees--sheula-be--eet1sidered as a sign.ifioam or-a primary means ofstormwateF-eOnv=eya:0ce. ~)-Grass Buffem: The City finds tlurt the potential benefits of gl'ass buffers are, arnoag other items, in otrainiAg stoFmwater, providing limited quality treatrne0ts, while providmg some moderate tlow a:t.1enuation. Special d.esign eensiderafoJHs are: Typieally 'Nork best in-sm.aller dmit1-age areas •.vhere-cvolumes are redtteed,,-s-pee-ial eonsidemtio1-1--should he givea in pervious tmils, not recommeneled with high svt'ell soils, should .have lcw,, slopes, adjaoent areas and layout should be eonsi:dered in the design. Suggested oharaoteristics vAiere topography, soils, and slope pem1:it wgetated opetrOOaft'Bels and spaces should be considered as a significant or a . • f pnmary niea.ns o s-t-effmvater eonvoyanee. (+.-) Const."1.lCted-we&tul ehaBnelfi-€lt=-wetlands: The City finds that the potential benefits of oonstruoted wetland channels or 'Netlandn are, among other items, flow attenuation, buffering of floodmg e:veA:tS,--evnpotraaspiration, sedimentation, and treatlnent of stonmvater quaJity, -Speeial-tlesige OOflSideratioes are: Not Feeemmonded in high swell soils, low &lope, forebay is recotmr:u~Ht!~efit of pollutant removal, 11ot voh.JH1e redli&tien,-ildjaeent areas sboukl--b~ (8.) Step :Peol Stormv1ater Conwyance 8truom-res: The City finds thnt-fl-Step pool stonmvater oonveyaace strnoture may attenuate stmmw,"tter flows, pro1r·ides e11apotranspimtion, reduce sediment tm:11sport, a11d ·nater Efuality treatment. CODING: Underscore indicates additions; strikethrough indicates deletions. Speeial d~onsidemtions are: Not reeommended in high swell soils. Adjacefl:t areas should be taken into eonni.derntimH-R-order to ensure long term viability of step pool struotures and acljacent erns:iefu (9.) In line stormwa'.-0r-stcamge: Tho City finds that-in lino storag~ fef---{HteBootion and li1nit&-sea-i-mea-tffHoo. Speeial design eonsideratio.ns t1re: Designed to be self c,'-:kxming where possible or suitable eloan out aeeoss is provided and designed into the sys-tern:,designed to sm·eharge non sensitive areas Vt'ith no flooding in J¾!:fking lots, struottu-es, or other typically oocupied spaces. ~it:e--0e&i-gn--:ft1r habitat, v;etland, and wnter body conseFvat±0n: The City finds that site design that inoo-rporates the rmtural features of the property can help to minimize erosion and reduce stress on natural wnter eoi-weyanoe and attenuation systems b)'i}reserving n natuml vegetr:ted state of native pll.ffits, water courses, and flood prone areas, S1::1ggested ohara.cteristios are: Tho teehnique may be used in oonjunetion with +he~tl-afmeEl-uflit-devel:epmen'kw--vi llage s uh division prooessos ta fWEtpose alternative street---1:ayoo(cs--and design so that impervious areas and other improvements are sited with due regard to the natural elements of the property. 8peoial design considerations: To consider adjacent areas in the design sinee important natural features that utili2:e this LID teolmiq_l:te often extends past pt'oparty lines or the phases of proposed:-Je"t'elotHBeffi;- {:++.:)R-esi<.cffi\fien-oJ4Jab-itat--er-Wetfflflds and We.ter--Bedies: The oity finds that the FOOtemtion of habitat or ·uetland and 'Nater bodies oan be productive-to ,improve the enviF0nment by minimizing erosion and reducing stre1m on natural v,iater oonveyrutee and attenuation systems-by-preserving a natural vegetated state of native plants, v,rater oourses, and flood prone OfSa&. Suggested eharacteristios are: Thi:. technique may be used in--GE:>Hfmteti,in with--tfie.-Gity~laHHea---unit develop-mem or village subdivision processes to ~e altomative street layoutEJ and design so that impervious ill'eas and othei= improvements are sited with due regard to the natural elements of the J}f'ftPBI'ty. Use only native plant:, in the develoim1ent process and take spee,iat 60t1:Sffieration to restore poliions of tho site to predevelopment native eoologioal communities, \vater heaies or wetlands 1.vith more than 10% of the developmel'lt feotpfffit,- &pecial deoign 001widerations: To consider adjacent areas in the design siuoe importantnatuml featHices that utilize this LID teohnique--etl:en exte1~ property lines or the phases of proposed developmei.it ~Groooways: The City finds that greomvays provide fur bcnefioial use of.m for potentially active and pnssive recrentiEt11-epi:loFl±H-»ties--and wildlife OOfl'ffi6f£.--T-hi:s-teehnique allows for the oreati·ve integration int0-a aevelopmont propesa+that-ci,1;--;fret}ll0:l½Ely--H-n:lrea-with--ether--tifltUral or CODING: Underscore indicates additions; strikethrough indicates deletions. recreation systems that extend past the property lines of the propooea development Suggested charaotoristics: Typically greenways nre easier to integrate into a development prop~ey are frequea~ -l-i-HeaF-f)flr4ffi--.ar-i4-efren include nensitive wetland areas, steep slopoG, gullies or ethor natural lall&fu1111s, creekn, and uniq~iO wildlife habitat for protected Bf!tlere&: (13.)Restoring Channel Morphology and Natural Function: Tho Cit:y~ restoring channel morphology--aru:l natural fonction provides for flov,r attem~ation, infiltration, and reduces sedimentation. Speeial--eoH-sffi:efflfiens are: Typioally v1orks most effectively ia larger ~-proposals v,rhero a substantial lifl00f--f0etag1:H,tf-e.lum-nel can be restored. It is important to consider the-upstream aml downstream current and foture ohnraoteristies so conversation of land use in uoco~ design-, (l 4 .) Bio Retention: The Gity-finds that bio retentio-a--pFeV-kles for flmv attenu ntion, infi-ltrat-ioo,--t-i-m-i-tee--evapotr£H1sp jfa{,hm,-redooea-see-imentat ion, and stormwatol' quality treatment. Suggested eharnoteristics are: To be used as both a stormwater and aesthetio feature frequently throughout developments. Special attention should-ae g-weH--te-pttHlt and ground cover considerations given the volume-ftt1d- d1;1r-al:i00-ef.the--aes-i-gflea,-steflUWater.- Speeiat-de-stg&con siderations are: Typioally-Wt:-:wk-00st-i-n small drainage areas 'Nith frequent use and distribution, special attention is required in pervious soils and should 13-e-usecl in areas 1.vith high permeable soils (hydrologio soils groups A and B), not recommended in high sv,ell soils. (15.)Level Spreader: The City finds that level spreaders 0E1:11 be aH effective tool to evenly distribute flows-and return volume-s--aH8-'¥elooity to a prede>;elopment distr-ibution pattern. There are limited stormwcrter stminmg ~1provements. Su.ggested oharacteristios are: Level spreaders are intended-te-w&rk-in--a complimentary fashion ·with othor LID techniques such us, but not limited to, sand filters and grass buffern. &pesiad-des-i.-gn--eens-ieer-atioos--o.re: Typ i oally-le¥6l-spl'6ad ers are 1;1sed downstream of a-n outfall and have a-kw, slope '+Vith stabilized--f+IIB-Vsgetittee ht:1~eth up and downstream. They typically are iustaUe-d--tHuimb-l-e dffitance from the prop~§2...is suggested) so that flow em.wgy is dissipated, nnd predevelopment ~rooteristios aHi generated.,. Speoial oonsiderntion shou~given in areas with highly eroa-i-hle--s0HS-: CODING: Underscore indicates additions; strilrethreHgh indicates deletions. To: Bufort King Richarc':l Johnson Fairhope Planning Dept. From : Jim Horner Date : November 27, 2017 Subject: New Storm Water Regulations Having been involved with the City's Store Water Regulations in the past, I was very interested in the proposed amendments. Here are a few observations. 1. The proposed buffer requirements do not include proper protections for Fly Cree k. Fly Creek is a tremendous recreational asset to the City. Fairhope owns the marina on the north side of the river basin. Yet, from a storm water management stand point, it has been treated like a drainage ditch. As in the case of Fish River, it definitely needs 100 foot buffer protection . It al so should be stipulated that these regulations are for the rivers and all their t r ibutaries. 2. In paragraph 4d, it states an allowable use for designated buffers would be "paved roadways". This should never occur unless it's a perpendicular crossing. 3. The storm water peak flow storm event requirements as stipulated in paragraph Sa and 7a should be the same. Setting up two standards can be confusing. The 2 through 100 year storm frequency requirement should be the standard.