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HomeMy WebLinkAbout02-03-2020 Planning Commission Agenda PacketKarin Wilson Mayor Council Members Kevin G. Boon e Robe rt A. Brown Ja ck Burre LI , ACMO fimmy Conyers Jay Robinson Lisa A. Hanks, MMC CiryCkrk Deborah A. Smi th , CPA Li°ly Treasurer 161 No rt h Seccion Stree t P.O . Drawer 4 29 Fairhope, Alabama 36533 151-928-2136 251 -928-6776 fax 1V1vw.fairhopeal.go\' ..p,.fnccd on r1.'lJ ·1.:kd pUpt-r 1. Call to Order City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers February 3, 2020 2. Approval of Minutes • January 6, 2020 3. Consideration of Agenda Items : A. SD 20.04 Public hearing to consider the request of Wise Properties TN, LLC for plat approval of Bancroft & Pine Subdivision, a 2-lot minor division. The property is approximately .4 acres and is located at the northeast corner of the intersection of Bancroft Street and Pine Street. PPIN #: 14691 B. SD 20.05 Public hearing to consider the request of Provision Investments, LLC for Multiple Occupancy Project approval of Thompson Hall Quadplexes, a 16-unit multiple occupancy project. The property is approximately 1.98 acres and is located at the northeast corner of the intersection of County Road 44 (a.k.a. Twin Beech Road) and Thompson Hall Road. PPIN #: 14615 C. SD 20 .08 Public hearing to consider the request of 24 7 Development Partners of Alabama, LLC for Preliminary plat approval of Summer Lane, a 15-lot subdivision. The property is located at the east terminus of Summer Lane and on the west side of S. Section Street. PPIN #: 6511 D. UR 20.01 Request of Mediacom for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 1,106 linear foot of fiber optic and CATV cable. The project will run along Morphy Avenue from Edington Street east to Hollow Haven Street. E. UR 20 .02 Request of Southern Light, LLC for an 11.52 .11 Utility Review and approval of the proposed underground installation of approx imately 991 linear foot of fiber optic cable . The project will run along Morphy Avenue, Young Street, and Horns Lane. 4. Old/New Business • 2020 Agenda Schedule and Deadlines Amendment • Family Subdivisions discussion • ZC 19.08 Greeno Road Corridor Overlay Districts discussion S. Adjourn Summary of Request: Public hearing to consider the request of Wise Properties TN, LLC for plat approval of Bancroft & Pine Subdivision, a 2- lot minor division. The property is approximately .4 acres and is located at the northeast corner of the intersection of Bancroft Street and Pine Street . Comments: The subject property is zoned B-4 Business Professional District . The property is also located in the current Central Business District. The proposed subdivision according to Fairhope's Subdivision Regulations is a minor subdivision and has been reviewed accordingly. The proposed subdivision does not include the building of any infrastructure or improvements; therefore, a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable . The proposed subdivision did not trigger a traffic study. Current drainage is not affected by this replat. The proposed subdivision meets the requirements for a B-4 zoned lot. The lots are serviced by Fairhope Utilities for water, sewer, electric, and gas and AT&T for communications. The existing building on proposed lot 2 will be located within 5' of the new property line and will need to meet fire rating and building code. As a condition of approval, the existing building will have to meet the approval of Fairhope's Building Official, Erik Cortinas . The applicant has agreed to make the modifications and shifted the lot line to allow enough separation to make the modifications. The subdivision regulations contain the following criteria in Article IV. 8.2. Approval Standards : f/2. Consistency with Plans, Regulations and Laws -The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City's Comprehensive Plan, and/or the City's Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City's Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City." • Meets Recommendation: Staff recommends approval of SD 20.02 with the following condition : 1. The building on proposed lot 2 shall meet the fire rating and all current building codes. 2. Add signature block for Fairhope gas . 2 SD 20 .04 Bancroft & Pine -February 3, 2020 Summary of Request: Public hearing to consider the request o f 5 . E. Civil , LLC on behalf of Geoff Lane and Alise C. Lane of Provision Investments, LLC for a request for approval of Thomp son Hall Quadplexes, a sixteen (16) lot Multiple Occupancy Project . Subject property is located at the northeast intersection of Thompson Hall Road and Baldwin County Road 44 (Twin Beech Road). Subject property consists of approximately 1.98 total acres , and is located within unzoned Baldwin County . Mr. Larry Smith , PE of 5.E. Civil Engineering and Surveying serves as the engineer of record (EOR) for subject application . Comments: MULTIPLE OCCUPANCY PROJECT CRITERIA The following item are excerpts from the various checklists utilized by staff t o evaluate subject application 1 s compliance with the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations and other relevant ordinances and are included here to provide relevant background and rationale behind staff's recommendation . Any items remaining in red italic text will be cured by conditions of approval, or in the case of a recommendation for denial of an application , provide rationale for the recommendation of denial. Any items initially marked "revise and resubmit" have been cured by the notations in blue text, which may include conditions of approval. Art icle I V, Sec tion C. l.b.(7) Buildin g set back li nes s ha ll be s h ow n on the pl at as req uire d by the zonin g ord ina nce or in a bsence of zo n in g, as req uire d bv deed restri ction s . □N I A I [gjAcce pte d w ith c omm en ts I □R e vi se an d Res ubmi t per comm ents Cr oss-Refer ence Arti cle I V, Sec ti on H.2. (d) as avvli cable. Comm e11ls: Subject property is located within um.ou ed Baldwin County. As a result, the 2 0 ' building s etback line 011 all sides renuired b y A rticle I V, Section H.2.(d) is required, and is re flect ed 0 11 dra wing C Oi to satisfv this requirem ent. Art icle IV. Section C.1.b. (8) Plan and profil e s of a ll proposed u t ilities w ith conn ection s (8) Pl a n an d profi les o f a ll pro po sed utili ty w ith c onnec tio ns to ex isti ng uti li ty system a nd a ll prop ose d im pro ve m ents. A pproval of pri vate uti lity connec ti on s for wate r a nd sewer sha ll be su bj ec t to the st a nd ard s of A1tic le V lll , Sect io ns E. and G., res pective ly of th e Fairhope Su bdiv isi on Reg ul a ti ons , and C ha pter 12 of th e Cod e of O r dina nces of the City of Fa irhope. T he a ppli ca nt sha ll s ubmi t on e copy of ut ili ty letter s st atin g ava ilab ili ty of se rvice . Ut il ity letters a nd layo ut mu st b e su bm itte d from e lec tric, wate r, sewer , ph one, tras h pro v ide r, and gas (if a ppli cabl e), st ati n g t he pro pe rty may be adequate ly served by such ut ility. □NIA I □A cc epted w ith commen ts I IZI Revise and Resubmit per comments Cro ss Refe re nc e: Approval o,f pr ivate u tility connecti ons for water and se,ver shall be subject t o the standards of Art icle VIII, Sectio ns E. and G., respecti ve ly oft he Fai rhope Subdiv ision R egu lations, and Chapter 12 o,f the Code of Ordi nan ces of the City of'Fa irhooe. Comments: letters of a vailability form A T&T, Baldwin EMC, and Fairhop e Public Utilities (Water and Sewer) were fumis fled with tfle application. Thi s re view assumes natural g as servic e, if desired, will be coordinated with th e F airhope Public Utilities Ga s Department. This re view assumes a commercial waste ser vice will provide waste collection ,md removal from th e site , as a dumpster/c ompactor enclosure is depicted 011 variou s drawings. Please contact Jay WT,itma11, Water a11d Sewer S11peri11te11de11t, for additional review comments related to the proposed routing of water and sewer mains and laterals as well as tfle location of the lift station. Drawin2 C04 has been amended with various revisions . Article I V, Sect ion C. l .b. (9) Locati on/d ime nsi on s of la nds to b e de di cated or rese r ve d for par ks, o pe n s pace o r o th er publi c use □N I A I □Accepte d I l.8l Revise and Resubmit per comments Comments: Greenspace location and dimension not ide11tijied. Though 0.50 llCres of gree11space is noted 011 drawing COi, the locations and dimensions are 11nt identified as required by this section. Drawing COS has been added to plan set and indicates location and sizes in square feet of proposed greenspace. See "additional staff comments" regarding greens pace. Article JV, Section C. l .b.( 11 ) Flow mode l data submitted to th e stand ard s ofthe -COF Wate r De pmtme nt. □N I A I [g]A ccepted w ith comm e nts I □Rev i se a nd Res ubmi t pe r co mm ents Comme11ts: A fire flow model imlica.ting /883 GPM lit 20 PSI wa s furnished with subject application and copies pro vided to Fairhop e Public Utilities s taff. Additional revie w comm ents may be pro vided by Fairhope Public Utilities under separate cover or during the Development Re vie w Committee (DRC) m eeting. 2 SD 20 .05 Thompson Hall Quadplexes -February 3, 2020 Article JV, Section C.J.b .(/2) Street li ghting plan □N I A I □Accepted I fZI Follow-up correspondence requested Comments: No streetlighti11g appears to be i11 place aloug Thompson Hall Road and the i11tersectio11 of Twin Beech Roar/. Provide fol/ow-up correspo11deuce clarif.vi11g wltat type of site /igltring will be utilized wit/tin the project. The EOR 's follow-up correspondence indicates lighting has been added to drawing C04, however no lighting was found on this drawing. Should the planning commission desire to approve subject app lication , staff will request via condition of approval the EOR coordinate any street lighting with the Fairhope Public Utilities Electrical Superintendent, and reflect lighting on the "for construction" drawings . Article JV, Section C.J .b.(/3) and Article I , Section D.5.a.(9) Tree protection plan for all required street trees or trees over 24" DBH . Tree protection fences shall be installed prior to land disturbance activities. (See Annendix G) □N I A I □Accepted I IZILandscape Plan to be reviewed separately Cross Reference: Ordinance number 1444, Tree Ordinanc e Comments: A tree survey was 1101 included with subject application. A contractor began re1110,1i11g trees from the site prior to the submission of subject application. The landsc"pe plan provided with the application will be reviewed for complilmce with ordinance 1444 and a review will be provided under separate cover. Revisions to the landscape drawings were su bmitted and have been reviewed by the horticulturalist and are acceptable per correspondence dated 1/21 /2020 . Article IV, Section C. l .b.(/6) Pedestrian circulation plan □N I A I □Acce pted I IZI Revise and Resubmit per comments Comments: Tlte internal circ11latio11 of the site is self-explanatory; however, sidewalks are 11ot indicated 011 the preliminary plat and plllns along Tlto111pso11 Hall Ro"d all[/ Twin Beach Road. The Pla1111i11g Commission may require sidewalks to be installed via co11rlitio11 of annroval if not indicated 011 the plat and pla11s. Acknowledged by EOR. Article JV, Section C.1.g. State or County ROW detailed highway improvements plan: If any state right-of-way or any improvement thereon is proposed to be changed or modified , a detailed Highway Improvements Plan , with the written approval of the responsible official of the Alabama Highway Deprutment, showing all existing features within the rights-of-way and all proposed changes, including, but not limited to , changes in traffic patterns, markings, signs, curbs and barriers, neutral zones, s ignals, warnings, plantings and land scapin g. There shal I be submitted with and as a part of the Plan a written statement setting forth means proposed for traffic control and safety during construction and for restoration of the site. All of the foregoing shall also apply to rights-of- way controlled by the County, except that the County Engineer's approval shall appear on the Plat to be reviewed by the Planning Commission. IZIN/ A with comments I □Accepted I □Revise and Resubmit per comments Comments: The Engineer of Record (EOR) included a PE-stamped letter of correspondence indicating the subject development will generate 8 peak trips, therefore not "triggering" the requirement for a traffic study. As a result, ll highway improvements plan is not required because a traffic study (which would likely recommend highway improvements) is not required. Article V, Section C.4. Greenspace Design Requirements -All eligible greenspace shall conform to the following design requirements: a. Maximize public exposure and public access to greenspace. b . Streets shall align adjacent to greenspace. c. Greenspace shall not be located adjacent to a collector or a1terial street. d . Due regard shall be shown for all natural features such as lakes , ponds, water courses, historic sites and other similar features which , if preserved , will add attractiveness and value to the prope1ty. e. The amount, distribution , location , and type of greenspace provided shall be context sensitive with the bui It environment around it. f. Refer to table 4-1 which indicates the categories types , and general sizes of greenspace that are to be used to meet the City requirements. For the purposes of this section rural character is considered 1 dwellin g unit pe r acre or less , suburban character is considered 2-4 units per acre and urban character and village center is considered more than 4 units per acre . □NIA I □Accepted I IZI Revise and Resubmit per comments Comments: J11dirnte which type of Gremspace i11 Table 4-1 is utilized for subject development. Further, 11ote thm Twin Beech Road (CR44) is a collector, 1111d this section prohibits greenspace located adjacent to a collector. Please consult the Baldwin Co1111t11 Hif.!hwav Department to verify if a 50' or a 7S1 co11structio11 setback from the 3 SD 20.05 Thompson Hall Quadplexes -February 3, 2020 centerline of Twi11 Beech Road will be required (minor collector v .\'. major collector) per Baldwill County Subdivision regulations Article 5.4. (The 2010 ALDOT classification map indic ates tit is is a major collector however the BCHD may have updated information). lfthe required greempace type is identified per this section , mu/ is located outside the .50' or 75 ' highway construction setback required by Baldwin County, as well as labeled and dime11sioued per Article IV, Section C.J .b.(9), the revise and resubmit co11dilio11 o,fthis section is likely cured. Drawing COS has been added to the plan set to reflect greenspace not included within the 75' highway construction setbacks. However, the type of greenspace within table 4-1 was not identified. None of the hardscapes or fixtures to qualify as a courtyard, playground, or plaza are shown on drawing COS. A "g1·een" requires at least¼ acre, however there is not a contiguous area of green space of¼ acres (l 0,890sf) with the exception of the northern greens pace, however that greens pace contains a vegetated swale. Sufficient space on site does not exist for a preserve, traiJ/greenway, or park. Stafrs position is that the disjointed, non-contiguous greenspace presented for the proposed development does not sufficiently satisfy this section for the requested density of the site and is not context sensitive to the site -primarily due to d is.jointed areas as small as 240sf. The addition of hardscapes and fixtures (playground equipment) are poss ible methods of attaining greenspace compliance fo1 · the proposed development. Staff will recommend tabling oftbe application to allow revisions; however, the plannine commission may wish to approve with conditions. Article V, Section C.5. Greenspace Street Design -All construction , radii, and other specifications of the city are required to be met. a. In tho se loc ations that a pub! ic s treet is adjacent to the required g ree n space, it is pem1i ss ible to constru c t a street acco rd ing to th e fo ll ow in g stand ard s: (I } ROW: 50 feet (2) Paved: 18 feet mi nim um (3) On Street Parking: Posted one s ide ; minimum widtl1 of7 fee t fo r parking; s paces mus t be pai nt ed on the pav ed s urface . (4) S ignage : The street mu st be posted as a one-way street. b. In those in stances where it is pe nn issible to co ns truct a s mal ler s treet the fo ll owin g des ign guid e lines mu st be ad hered to: I } T here s hall be no cu l-de -sac; 2) T he street mu st prov id e thru access: and 3) Valley g utter, ro ll down , o r saucer tvo e curb s desi gne d and co ns tructed to C ilv standards m av be used ad iacent to the park area . IZINI A with comments I □Accepted I D Rev ise and Resubmit per comments Comments: The internal street/or subject development is labeled "private" 011 drawing C0J and thus not necessarily designed to a public standard (ribbon curbs in lieu of valley curbs, etc.) otherwise required by this section. Article V, Sechon F.3.a.(3)(a)(3) Storm Water Standards -Submittal Reguirements -Minimum Reguirements- Operations and Maintenance Plan (3) Operation s and Maintenance (O&M} Plan and Agreement for mai ntenance of detention facilities and other storm water quantity and quality BMP s during development and documents providing for continued in spect ion and maintenance after completion of development and sa le of a l I lots , such documents running as a covenant with th e land s . □NI A / IZIAc cepted with comments I □Revise and Resubmit per comments Comments: An Operations and Maintenance (O&M) Plan and Agreement wasfumished with subject application as required. Staff's recommendation for approval of the development will be that of a preliminary plat only, and a final plat process including submission of as-built drawings and a recorded O&M Plan and Agreement for stormwater structures will be required at the time of Final Plat ru1uest. Article V, Section F.3.a . (3)(a)(4 -6) Storm Water Standards -Submittal Requirements -Minimum Requirements (4) Bas ic Design Data and calculations including routing calculations in legible tabulated fmm and proof of adequacy of volume of retention and sizing computations for low flow structures. (5) Copy of notice of coverage and stom1 water pollution plan for coverage under the Alabama Department of Environmental Management for issuance of NP DES Permit, and p ermits from any other agency , w h e re required; and, ( 6) Any additional engineering infommtion City of Fairhope Staff or the Planning Commission deems necessary to make a decision on subdivisions and other development where adequacy of drainage i s reasonably questioned. □NIA I IZIAccepted with comments I □Revise and R esu bmit per comments 4 SD 20 .05 Thompson Hall Quadplexes -February 3, 2020 Comments: Tile EOR included correspondence requesting approval of subject development with an ADEM NDPES permit to follow via separate correspondence after preliminary plat approval is granted. Staff will request prelimina,y plat approval but request as a condition of appro,1al the existing La nd disturbing activities be temporarily suspended until an NP DES permit (with ALR#) is su bmitted to staff. Once the NPDES permit is received, land disturbance activities may resume. Article V, Section F.3.b. Storm Water Standards -Submittal Reg uirements -Adve rse Effects b. Adverse Effects -Where it ca n be reasonab ly anti ci pated that additional quantity or velocity of runoff fro m d evelopm ent ofa s ubdivision w ill overload existin g downstream drainage fac il it ies, a pproval s hall be withheld until there is submitted to the Co mmission a plan to miti gate dam age to downstream prope1ty which wou ld or might result from the subdivision und er consideration . Dow nstream drainage stru ctures s hould be considered when sizing detention o utfall structu res , w ith proof of this s ubmitt ed to the Commission . The hydrau lic elevat ions resulting from channel d etention s hall not adverse Iv affect ad jacent prooe1iies . □N IA I ~Acce pted with comments I □Revi se and Res ubmit per comments Comments: The EOR inc/udetl a do11111strea111 analysis statement and indicated that discharge from th e site is to be reduce,/ to /0111er than pre-developme11t.flo111s as indicated by the chart in section I V of the sub 1nitted drainage narrative. The £OR further indicates the disclwrgefrom the site ellters th e T111i11 Beech Road ROW,fol/0111s the ROW to the east and under SR 181 eventually entering Co111pen Creek. The EOR indicates that 110 do11111stream adverse effect is believed to occur because there i s 110 increase of storm111ater .f10111 from the site to the ROW. Stajf ,vas assisted by the Public W orks Director in evaluating downstream adverse effects. Article V, Section F.5.a. Storm Wate r Standards -Flow Contro l-Scope of De sign a. Scope o(D esign -All s ubdivi s ion s or other developments s hall be provided with adequate sto1111 water drainage fac ili t ies. The project engineer shall provide a design adequate to control sto nn water peak flow s, runoff volume and velocity in accordan ce with paragrap h 7 of this section . In general , th e proj ect eng in eer shall use design stonn criteri a based on the si te-specific conditions that re late to protection of life and property . C ulv erts s ha ll generally acco mmodate a 25 -year storm frequency und er arteria l roadways ; drainage system s within s ubdivi sions sho uld accommod ate a 2 through 25-year storm freq uen cy ; bridges sha ll acco mmod ate a storm frequency of 50 years. When recommended by C ity of Fairhope Staff, the Planning Commi ssio n may require a sto1111 freq uency design as great as 100 years. (I) There sha ll be no stonn water pumps . □NI A I ~Accepted with comments I □Rev i se and Resubmit per comments Comments: Section I V of the drainage narrative includes an "Existing vs . Proposed" c ondition chart that indicates existing vs. proposed runoff for 2,5, JO , 25, 50 mul /00-year storm events, and as a result the drainage system is des igned to handle 100- vear storm events, thus co111p/vi112 with this section . Article v; S ection F. l b.-e. Storm Water Standards -Detention an d Retention Facilities (Continued) b. Such facilities sha ll be owned , operated and maintained by the deve lopm ent e ntitie s a nd shall not be acce pted for inspection and ma intenance by t he C ity of Fairhope. Th e burden shall be on th e developer a nd hi s engineer to provide ev idence in s upport of any proposa l to a lt er or modify the re quirement for d ete ntion . Sto1111 water runoff from n ew development or sign ifi cant redeve lo pm e nt mu st not adverse ly affect do wnstream properti es. In determinin g w hether nmofffrom th e new development or significant redev e lopm ent causes an adverse imp ac t, th e following procedures will be used : c . D et ention facilitie s shall be provided with obvious and effective conh·ol sh·uctures . Pl an view, sec tion s an d detai ls of the struc ture shall be included in su bmittal s . Sizing of the low flow pipe shall be by inl e t control or hydraulic gradient requirements. Low flow pipe shall be not smaller than e ig ht inches in diameter, except in parking lot and roofretention w here t he s ize shall be desi g ned for the particular applicatio n as approved by the Commission . d . The overflow opening, or spill way shall be designed to accept the tota l peak runoff of th e improved tributar y ar ea. Proper engineering judgment, with 25 -year, 5 0-year or great er storm frequencies consi dered , shaJI be exercised in second ary routing of discharge greater than the bas ic design sto1111 for the protection of downstream prope1tie s. e . Aerators ar e r equired for a ll retention ponds. The Public Wo rks Director sh all aoorove the speci(,cations for said aeralor. □N I A I □Acce pted w ith com me nts I ~Follow-up correspondence re quested Comments: Th e stormwater pond is designed to process 2, 5, 10, 25, 50 mul JOO-year storm events, and less than I cubic feet per second (cfs) discharges from the pomlfollowing a I 0-year storm eve/II and 1101 discharge a 2 and 5 year sto rm events llS de signed. All calculations are clearly identified in the stormwater narrative. The stormwater pond is depicted 011 drawing CO2 ,vith details of the outlet control structure, berm side slopes, a11d skimmer clearly detailed 011 drawing C 06. Au aerator is not included in the proposed stormwater management system. Please llfe11tlfy compliance with the "fen perce11I" rule in .follow-11p corre:-.po11de11ce. The drainage narrative ha s been amended to include a paragraph within the downstream analysi s describin2 compliance within the JO% rule . 5 SD 20 .05 Thompson Hall Quadplexes -February 31 2020 of-way. Such easements sh a ll be clearly delineated on the plat as areas d ed icated to public use as drainage easements w ith provision for maintenance by the landowners. The City shall not maintain s uch easements. c. Off premi ses drainage easements and improvements lying outside the proposed subdivision may be required of the Ownei: to ha ndle runoff into a natural drainage channel. d. Where a subdivision or development is traversed by a watercourse, drainway , channel or stream , there shall be provided a storm-water easement confonn ing substantially to the lines of such water course and of such width and construction as is adequate for the intended purpose, including mainte na nce operations. e. No stom1 water detention shall be located in oublic right-of-wav for anv orivate develonment. □N I A I ~Accepted with comments I D Revise and Resubmit per comments Comments: No blue line streams or isolated wetlands are depicted 011 the Baldwin County GIS viewer when the "hydro" function is enabled. As a result, no easements are required.for any drain.age ways within the property. All <lrainage i1~frastructure is outside the public ROW and is thus not maintained by the City of Fairhope or Baldwin County. This review assumes the standard notes indicating drainage bifrastructure is 1101 maintained by Baldwin County or the City of Fairhope shall appear 011 the {i11al plat. Article V, Section F. I !.f {1 )-(5) Reguired Use of Low Impact Development (LlD) Technigues (Continued} f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (5.) Grass Swales: The City finds that the potential benefits of grass swales are, among other items, in straining 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, al1{/ slope permit vegetated open clw1111els and spaces should be consi<lered as a significant or a primary means of stormwater conveyance. □N IA I ~Accepted with comments I □Revise and Resubmit per comments Comments: Section I., of the drainage narrative indicates a grass swale will be utilized as an LID technique/or subject development. Article VI, Section B. Construction Standards-Streets and Lanes The sub-divider is required to pave all streets and lanes with a suitable hard surface, all weather type of pavement in compliance with city standards and the requirem ents of Chapter 19 of the Code of Ordinances, as amended. 1. Sub-grade -All streets, roads and lanes shall be so graded by the sub-divider that pavements curbs , and sidewalks can be co nstructed to the required cross: section. Before commencing grading, the entire right: of: way shall be cleared of all stumps, roots, brush , and other objectionable materials as well as trees not intended to be preserved . Stumps , boulders and other obstructions shall be removed to a minimum depth of two feet below finish sub grade. Com paction of sub grade shall be not less than one hundred percent, Modified Proctor Density. Suitable materials from roadway cuts may be used in the construction of fills, approaches or at other locations as required. Fill shall be in layers not exceeding eight inches thickness and shall be compacted to not less than one hundred percent, Modified Proctor Density. 2. Pavement Base -After preparation of the sub grade, the base shall be constructed to a thickness of six inches. Base may be a mi xh1re of sand clay, sa nd shell or plain shell. Base shall be compacted to one hundred percent Modified Proctor Density. 3 . Following establishment and testing of the base , emulsified or cutback asphalt shall be heated or otherwise prepared to in s ur e uniform distribution and a coat thereof sprayed on the prepared base, application rate to be determined by requirements of state specifications. 4. Wearing Surface sha ll consist ofa surface course constructed with asphaltic concrete. It shall be constructed in one layer, not les s than an average weight of one hundred fifty pounds per square yards at an average thickness of not les s than one and one half inches. Wearing surface shall conform to the lines , grades , and typical cross sections shown on the Plans. A cross slope of not less than one: quarter inch per foot shal I be maintained from centerline to curb line . Plant mix shall co nform to state specifications for the type work. ~NI A with comments I □Acce pted I □Revise and Resubmit per comments Cross Reference: Chavter 19 o[the Citv of Pairho1Je Code o(Ordinan ces, as amended. Comments: Drawiuf( C0J indicate 351 /inearfeet of private streets are to befumishedfor the develooment. 7 SD 20.05 Thompson Hall Quadplexes -February 3, 2020 . . b. The proposed subdivision is not consistent with the Citys Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks P!__an, a Bicycle PlanJ a Pedestrian PlanJ or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or o Meets e. The proposed subdivision otherwise endangers the health, safetyJ welfare or property within the planning jurisdiction of the City." 3 • Meets Recommendation: Staff recommends approval SD 20.08 Summer Lane Subdivision with the following conditions: 1. Add note on to plat reflect fence restrictions per the approved PUD Ordinance #1661. 2. Add lot coverage for principle structure and accessory structure per the approved PUD Ordinance #1661. 3. Add maximum building height per the approved PUD Ordinance #1661. 4. Add minimum structure separation between primary and accessory structure per the approved PUD Ordinance #1661. 5. Add note that "All lots shall be accessed from the rear alley". SD 20.08 Summer Lane -February 3, 2020 3 • If within a tree dripline, consult with the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. • The applicant shall provide drawings locating their utilities with other utilities and the sidewalks. Any boxes/hand holes cannot be placed in sidewalks. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with Richard D. Johnson, PE, Public Works Director, to resolve any potential conflicts. • All conduit/cable shall be placed at a depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36" must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. • The material under the sidewalk shall be compacted and the repair work shall be to the satisfaction of the Building Official or his designated representative . The applicant shall contact the Building Department for inspection prior to placing concrete. Code Enforcement Officer's Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City of Fairhope and shall have a copy of the ROW permit available for review at all times, and shall be posted on site or in the window of contractor's vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re-vegetated with sod within ten (10) days of completion of the project. • Mulch/ seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. • If site is within 100' of a critical area (wetland, etc .), no red soils/clay are allowed as fill material, per the City's Red Clay/Soil Ordinance. Building Official's Standard Comments: • BM P's shall be installed at boring sites and trench locations. • Ground conditions in the ROW's shall be returned to original preconstruction condition(s) or better. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official's best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. Natural Gas Standard Comments: UR 20 .01 Med iacom -Mo r phy Avenue -Febr uary 3, 2020 • Contractor shall provide proper separation from the gas main and all other utilities. Additional Review Comments: The applicant is advised of the following : • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction (permit not valid until paid for and picked up by contractor). • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall 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 soil/ clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Departm ent, prior to the issuance of City of Fairhope permits. The applicant shall provide as -built profiles of the in stalled lines, showing the exact depth. The applicant shall provide full size plans (24"X36" or 11"x 17" to correct scale) for this application and for future applications. Recommendation: Staff recommends approval of UR 20 .01, subject to the following conditions: 4 1. Submission of plans and profiles (drawn to scale) verifying the new conduit ha s the required 36 " sepa ra t io n prior to the issuance of a Right of Way permit; and 2. Consultation with the City's horticulturalist, Paul Merchan t, to determine the required depth of bo re so that no trees are impacted by the project, and refle ct this depth on the plans and profiles. UR 20.01 M edi aco m -Morph y Aven ue -Feb r uary 3, 2020 1 UR 20.02 Southern Light – February 3, 2020 Planning Commission February 3, 2020 Utility Review Case: UR 20.02 Southern Light, LLC Project Name: Fiber optic cable installation along Morphy Avenue, Young Street, and Horns Lane Project Type: Utility Review Project Scope: Install 991 linear of Fiber Optic Cable via directional boring Jurisdiction: City of Fairhope Zoning District: ROW General Location: Morphy Avenue, Young Street, and Horns Lane Applicant: Southern Light, LLC Owner: City of Fairhope Right-of-Ways Prepared by: Carla L. Davis City Planner Recommendation: Approval Subject Site Area N N Subject Site Area 2 UR 20.02 Southern Light – February 3, 2020 Summary of Request: Request of Southern Light, LLC for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 991 linear foot of fiber optic cable. The project will run along Morphy Avenue, Young Street, and Horns Lane. Comments: The proposed utility construction falls within the Corporate limits of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS 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. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities. Public Works Standard Comments: • Handholes shall not be located 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 before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide drawings locating their utilities with other utilities and the sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with Richard D. Johnson, PE, Public Works Director, to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. The material under the sidewalk shall be compacted and the repair work shall be to the satisfaction of the Building Official or his designated representative. The applicant shall contact the Building Department for inspection prior to placing concrete. Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City of Fairhope and shall have a copy of the ROW permit available for review at all times, and shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re-vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. 3 UR 20.02 Southern Light – February 3, 2020 • If site is within 100' of a critical area (wetland, etc.), no red soils/clay are allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction (permit not valid until paid for and picked up by contractor). • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall 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 soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. Recommendation: Staff recommends approval of UR 20.02 conditional upon the following: 1) The applicant shall follow the general comments related to utility work, as stated above. 2) Applicant and applicant’s contractor shall follow the Right of Way Installation Permitting and Work Procedures document provided by the Building Official.