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11-05-2020 Planning Commission Agenda Packet
City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers November 5, 2020 1. Call to Order 2. Approval of Minutes • August 3, 2020 • October 5, 2020 3. Consideration of Agenda Items: A. ZC 20.05 Public hearing to consider the request of Donna Dowsey, Penny Odom, and Sandra Lee to rezone property from R-1 Low Density Single Family Residential District to B-2 General Business District. The property is approximately .73 acres and is located on the east side of Greeno Road between Dyer Road and Gayfer Avenue, at 520 N. Greeno Road. PPIN #: 3193 B. ZC 20.07 Public hearing to consider the request of FST Hermitage, LLC to rezone property from R-1 Low Density Single Family Residential District to PUD (Planned Unit Development). The property is approximately 4.39 acres and is located on the west side of Blue Island Avenue just south of Winn Avenue. PPIN #: 77742 C. SD 19.39 Public hearing to consider the request of FST Hermitage, LLC for Preliminary plat approval of Hermitage Court Resubdivision, an 8-lot division. The project is approximately 4.39 acres and is located on the west side of Blue Island Avenue just south of Winn Avenue. PPIN #: 77742 D. SD 20.34 Public hearing to consider the request of BYC, LLC for Preliminary approval of Planter’s Pointe Shopping Center, a 15- unit multiple occupancy project. The project is approximately 21.24 acres and is located on the northwest corner of the intersection of State Highway 104 and State Highway 181. PPIN #: 388078 E. SD 20.42 Public hearing to consider the request of Grand Properties, LLC for preliminary plat approval of Fairhope Motorcoach Resort, Phase II, a 12-unit multiple occupancy project. The property is approximately 3.88 acres and is located on the north side of State Highway 104 approximately .3 miles east of Higbee Road. PPIN #: 381094 F. SD 20.44 Public hearing to consider the request of FST James D. Gillespie for plat approval of Payne’s Place, a 4-lot minor subdivision. The project is approximately 12 acres and is located on the north side of County Road 34 just west of State Highway 181, at 9725 County Road 34. PPIN #: 77753 G. SD 20.45 Public hearing to consider the request of Wayne and Sherry Mozley for plat approval of Mozley Estate Farms, a 3-lot minor subdivision. The project is approximately 10.3 acres and is located on the north side of Dominion Drive just east of Mary Ann Beach Drive. PPIN #: 242283 H. SD 20.47 Public hearing to consider the request of Fairhope Falls Owners Association, Inc.; TH Fairhope Falls 2018, LLC; and Leonard and Sharon Smart for plat approval of Fairhope Falls West, a 318-lot village subdivision. The project is approximately 132.2 acres and is located on the east side of Langford Road across from Bridlewood Lane. PPIN #: 69893, 310029, 350184, 350639, and 382511 I. SD 20.48 Public hearing to consider the request of The Verandas, LLC for plat approval of The Estates at the Verandas, a 49-lot village subdivision. The property is approximately 178.5 acres and is located on the south side of St. Hwy. 104 just west of Lawrence Road. PPIN #: L. ZC 20.08 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for an amendment to Article VII, Section D. Non-Conforming Lots in the Zoning Ordinance. 4. Old/New Business • Election of Officers • 2020 Agenda Schedule and Deadlines 5. Adjourn August 3, 2020 Planning Commission Minutes 1 The Planning Commission met virtually Monday, August 3, 2020 at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairperson; Art Dyas; Harry Kohler; John Worsham; Hollie MacKellar; Clarice Hall-Black; Kevin Boone, Council Liaison; Buford King, Development Services Manager; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Planner; Carla Davis, Planner; Samara Walley, Planner; Emily Boyett, Secretary; and Ken Watson, City Attorney Absent: Rebecca Bryant and Richard Peterson Chairman Turner called the meeting to order at 5:18 PM and explained the procedures of the meeting. Mr. Turner took a roll call of those present. The minutes of the July 6, 2020 Planning Commission meeting were considered. Art Dyas made a motion to accept the minutes as written. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar, and Kevin Boone. NAY – none. UR 20.05 Request of Southern Light, LLC for 11.52.11 Utility Review and approval of the proposed installation of approximately 1,344 linear foot of underground fiber optic cable, Melanie Weiss. The project will run along the west side of N. Section Street and the north side of Volanta Avenue from 801 N. Section Street to 101 Volanta Avenue to service the Fairhope Yacht Club. Ms. Davis gave the staff report saying the project will be directional bored and no open trenches are allowed. Staff recommends APPROVAL of UR 20.05 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. Melanie Weiss of Southern Light was present on behalf of the applicant. Kevin Boone made a motion to accept the staff recommendation to APPROVE subject to the following conditions: 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. Harry Kohler 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; and Kevin Boone. NAY – none. SD 20.30 Public hearing to consider the request of Corinne J. Snyder for plat approval of Ferry Road Estate, a 2-lot minor division, Seth Moore. The property is approximately .89 acres and is located the east side of Ferry Road between Keeney Drive and Ferry Road Circle. Ms. Davis gave the staff report saying the property is unzoned in Baldwin County and 2 lots are proposed. This application was heard at the previous June 8, 2020 Planning Commission meeting where it was held over as the lots did not meet the 100’ minimum lot width requirement per the Subdivision Regulations. The applicant is August 3, 2020 Planning Commission Minutes 2 now requesting a waiver of the lot width to reduce the lot width to two, 91’ wide lots. The subject property is in Fairhope’s Extra Territorial Jurisdiction and therefore must follow Fairhope’s Subdivision Regulations. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. The preliminary plat depicts a 15’ drainage, utility, and sidewalk easement. The applicant has also requested a sidewalk waiver. The proposed subdivision does not include the building of any infrastructure or improvements at this time, 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. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water and gas services will be provided by the City of Fairhope. Power is supplied by Baldwin County EMC.; and Baldwin County Sewer Service will provide sewer. Staff recommends DENIAL for the following reason: 1. The lots do not meet the 100’ minimum lot width as required by the Subdivision Regulations. Seth Moore of Moore Surveying, Inc. addressed the Commission saying the lot to the south of the subject property is 91’ wide. He further explained there are 35 lots in the surrounding area that are only 50’ wide. Corrine Kirby, applicant, addressed the Commission and reiterated there are existing lots that are smaller than her request. Mr. Turner opened the public hearing. Mrs. Boyett stated there is one letter of opposition in the packet. Having no one present to speak, he closed the public hearing. Mr. King noted the applicant as the setbacks drawn to be diagonal across the lots and not parallel to the right-of-way. Mr. Dyas stated there is no hardship for the request and the existing lots were platted prior to the Subdivision Regulations. He said this would set a precedent to approve substandard lots without a hardship. Art Dyas made a motion to DENY the request due to the lack of a hardship to grant the waiver for the 100’ street frontage requirement. John Worsham 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. SD 20.31 Public hearing to consider the request of Joey and Janet Langley for Preliminary plat approval of Dewberry Estates, a 2-lot subdivision, Hunter Smith. The property is approximately 3.80 acres and is located on the north side of Dewberry Lane, at 9781 Dewberry Lane. Mrs. Walley gave the staff report saying the property is unzoned in Baldwin County and 2 lots are proposed. This application was previously heard at the July 6, 2020 Planning Commission meeting. The application was tabled to allow coordination with the Fire Inspector with regards to location of a fire hydrant. Additionally, there were concerns about the physical condition of the private road. The applicant has coordinated with the Fire Inspector who has since amended his previous recommendation. The preliminary plat illustrates a 2-lot subdivision. There is an existing dwelling on the proposed Lot 1 and an existing 15’x12’ shed on the proposed Lot 2. There are utilities easements located along the perimeter of each lot. The proposed lots do not front a paved, publicly maintained road but rather a 30’ ingress & egress easement. August 3, 2020 Planning Commission Minutes 3 The applicant has submitted a waiver request for frontage on a public street. The applicant has also submitted waiver requests for a sidewalk and fire hydrant. Originally, Staff received comments via email from the City of Fairhope Fire Inspector official stating that he would not be in favor of the approval of a waiver for a fire hydrant at this location After a more extensive review of the site and several site visits, he has since amended his recommendation, stating that the existing hydrant on Highway 181 is sufficient. However, it has been recommended that the private road be improved. Staff recommends PRELIMINARY PLAT APPROVAL subject to the following conditions: 1. Provision of a 26’ wide access road that supports the weight of a 75,000lb GVWR vehicle; a. Improvements should be drawn and stamped by a professional engineer and included with any land disturbance permits; b. As-built drawings stamped by a professional engineer indicating that the improved road meets the 26’ width and 75,000 lb. capacity shall be submitted with final plat; 2. Acceptance of a waiver from the requirement to install a fire hydrant as required by Article IV Section G.; 3. Acceptance of the waiver from the requirement for sidewalk installation as required in Article VI, Section D; and 4. Acceptance of the waiver request to allow a subdivision that does not front a paved, publicly maintained road as required in Article V Section E. Mr. Turner said the regulations need to be amended to remove the requirement that lots front on a public and paved road if the Commission is not going to enforce it. Mr. King noted this will be a preliminary approval if granted and the site will have to come back for final approval once the improvements have been made. Mr. Watson suggested a note be added to the plat for maintenance of the road. Janet Langley, applicant, addressed the Commission saying staff has changed the recommendation and the conditions of approval since the first meeting. She said widening the road will cause a significant financial burden because of the amount of work that will need to be done such as moving power poles, adding culverts, removing numerous trees, and plus the cost of engineering for the road improvements. Joey Langley, applicant, said the Fire Inspector stated the fire trucks carry 1200’ of hose on the trucks and so the trucks do not need to come down the road. Mr. Dyas asked where the 26’ wide clearance came from and Mrs. Walley responded the Fire Inspector and the Building Official. Mr. King explained the road is required to be paved and Mr. Dyas asked the applicant where the cost is coming from. Mr. Langley responded the build-up of the road, engineering, and the culvert. Mr. Simmons suggested changing the condition of approval to say meet code. Mr. Watson stated the applicant must consent to the request being a preliminary plat. The applicant gave consent to hear the case as a preliminary plat. Kevin Boone made a motion to accept the staff recommendation for PRELIMINARY PLAT APPROVAL the request subject to the following conditions: 1. Provision of a fire access road that supports the weight of a 75,000lb GVWR vehicle and is approved by the fire jurisdiction having authority; a. Improvements should be drawn and stamped by a professional engineer and included with any land disturbance permits; and August 3, 2020 Planning Commission Minutes 4 b. As-built drawings stamped by a professional engineer indicating that the improved road meets fire access width and 75,000 lb. capacity shall be submitted with final plat; 2. Acceptance of a waiver from the requirement to install a fire hydrant as required by Article IV Section G.; 3. Acceptance of the waiver from the requirement for sidewalk installation as required in Article VI, Section D; and 4. Acceptance of the waiver request to allow a subdivision that does not front a paved, publicly maintained road as required in Article V Section E. Hollie MacKellar 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. SD 20.23 Public hearing to consider the request of Eastpark, LLC for Preliminary plat approval of Parkstone Subdivision at Eastpark PUD, a 41-lot division, Tom Granger. The property is approximately 12.63 acres and is located on the north side of Parker Road just east of US Hwy. 98. Mr. Jeffries gave the staff report saying the proposed subdivision has been reviewed according to Fairhope’s Subdivision Regulations. The property being a PUD has an approved site plan that this subdivision had to be reviewed against as well. The subject property being a PUD has a separate parcel that has the same allowed business uses as B-2 Zoning in Fairhope’s Zoning Ordinance. It is indicated as lot 41 on the proposed plat. The most significant change between the PUD site plan and the proposed preliminary plat is the location of green space. The greenspace overall could be better planned out to provide a more beneficial area for the community. The quantity of greenspace provided meets the subdivision regulations, but the quality does not. Staff recommends DENIAL of the request. Mr. Simmons explained the applicant is requesting to count all of the allowable 30% maximum of the stormwater basins to meet their greenspace requirement. Mr. Turner stated the 30% should only be allowed to be counted if the pond is designed as an amenity. Tom Granger of Sawgrass Consulting, LLC addressed the Commission saying it is subjective as to whether the pond is an amenity. He explained the design has been amended to include trails, benches, and a gazebo. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Dyas stated PUDs are supposed to be imaginative and not just to get the most lots possible. He said this design looks just like every other subdivision. He noted the greenspace is fractured and suggested removing Lot 33 and Lot 34 to give the children in the neighborhood a place to play. Mrs. MacKellar said the greenspace needs to be done right and not just the minimum to get approved. She explained that we cannot go back and get more greenspace in developments and this is the only opportunity to make sure we get greenspace and make sure it is functional. Mr. Worsham stated most of the greenspace is behind the lots and not easily accessed. He also noted the traffic study does not seen to take the apartments into consideration. Mrs. Hall-Black said a new traffic study needs to be completed if the apartments were not included in the one submitted. She stated there is nothing special about this development. Art Dyas made a motion to APPROVE with the following conditions: August 3, 2020 Planning Commission Minutes 5 1. Removal of Lot 33 and Lot 34 John Worsham 2nd the motion. Mr. Granger requested the application be tabled. Mr. Dyas and Mr. Worsham withdrew their motion and 2nd. Art Dyas made a motion to accept the applicants request to TABLE the application. John Worsham 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. SD 20.33 Public hearing to consider the request of Two Hands Design & Development, LLC for Final plat approval of Hill Top Subdivision, Phase One, a 29- lot, Trey Jinright. The property is approximately 21.17 acres and is located on the west side of S. Section Street between Twin Beech Road and Battles Road. Mrs. Walley gave the staff report saying the subject site is Phase 1 of 2 of the Hilltop Subdivision development. Phase 2 received preliminary plat approval on March 2, 2020 and contains 8 lots for a total of 37 total lots in both phases. Subject property is located in unzoned Baldwin County within planning district 17. All items identified by the Planning Department during the review process have been addressed by the applicant. The developer has indicated to staff an interest in annexing subject property into the City of Fairhope. The lot size and width of subject property appears to be consistent with R-1 Low Density Single Family Residential District, which is the “default “zoning district for direct annexation appeals to the City Council. It is not known if the annexation, if requested, will be a direct appeal to the City Council or a conditional annexation to be considered by the Planning Commission and City Council. If the applicant requests annexation, staff will coordinate with the applicant, as necessary because the annexation will likely alter the resolution of dedication of improvements as well as result in a new maintenance bond in a larger dollar amount to include ROWs in addition to utilities. Staff recommends APPROVAL contingent upon satisfaction of the following conditions preceding application of signatures to the final plat: 1. Common Area #3 a. The portion of common area #3 between lots 3 and 4, as well as the portion of common area #3 southeast of lots 3 through 5 adjacent to the entirety of the length of lots 3 through 5 shall be improved to allow safe access by a wastewater vacuum truck. b. Revise the “for construction” landscape drawings as needed to accommodate the vehicle access described in “b” above. 2. Completion of any and all punch list items to the satisfaction of City of Fairhope staff. a. The Code Enforcement Officer will conduct one additional erosion control inspection to make certain the site is adequately stabilized prior to final plat signatures. 3. Memorialize the required follow-up activities required of staff and the applicant as described in Follow-Up Activities Required by Staff and the Applicant. Trey Jinright of JADE Consulting, LLC was present on behalf of the applicant. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. August 3, 2020 Planning Commission Minutes 6 Mr. Turner stated the site looks great and can’t wait to have the sidewalks along Section Street connected. Art Dyas made a motion to accept the staff recommendation for APPROVAL of case # SD 20.33, Hilltop Subdivision Phase 1 contingent upon satisfaction of the following conditions preceding application of signatures to the final plat: 1. Common Area #3 a. The portion of common area #3 between lots 3 and 4, as well as the portion of common area #3 southeast of lots 3 through 5 adjacent to the entirety of the length of lots 3 through 5 shall be improved to allow safe access by a wastewater vacuum truck. b. Revise the “for construction” landscape drawings as needed to accommodate the vehicle access described in “b” above. 2. Completion of any and all punch list items to the satisfaction of City of Fairhope staff a. The Code Enforcement Officer will conduct one additional erosion control inspection to make certain the site is adequately stabilized prior to final plat signatures. 3. Memorialize the required follow-up activities required of staff and the applicant as described in Follow-Up Activities Required by Staff and the Applicant. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. SD 20.35 Public hearing to consider the request of Red Barn Properties, LLC for plat approval of Bell Family Subdivision, a 2-lot minor division, David Diehl. The property is approximately 6.8 acres and is located on the south side of Red Barn Road approximately .3 mines east of County Road 33. Mrs. Walley gave the staff report saying 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. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water and gas services are available through the City of Fairhope. Electrical services shall be provided by Baldwin EMC. AT&T will provide services as well. The Fire Inspector has stated that the exiting hydrants in the proximity are sufficient. Flow model data has been provided. The nearest fire hydrant is illustrated on the plat. The preliminary plat illustrates a 2-lot subdivision, with Lot 13A and Lot 13B illustrated as a “flag-shaped” lots. Minimum building setback lines are illustrated on each lot where the lots reach 100’ in width. Drainage and utilities easements are illustrated between each lot. Additionally, the applicant has requested a sidewalk waiver stating that there are no sidewalks in the immediate vicinity. It should be noted that this application is a resubdivision of Lot 13 of the Red Barn Subdivision which was a 16-lot subdivision approved by Planning Commission in 2017. Staff recommends APPROVAL contingent upon the following conditions: 1. Provision of all notes on the final plat as provided on the original SD 17.12 Red Barn Subdivision; and August 3, 2020 Planning Commission Minutes 7 2. As a requirement of the previous approval, “ The Owner of each lot shall provide to the City of Fairhope Planning Department a signed and sealed certification from an Alabama registered professional civil engineer and wetland specialist stating that the drainage and LID have met the City of Fairhope drainage and LID requirements.” This should be completed prior to the approval of any building permits; and 3. Approval of the sidewalk waiver. Mr. Turner questioned whether there are deed restrictions to prohibit the further subdivision of these lots and he asked if flag lots are not required to have 100’ of street frontage. Mr. Watson explained the 100’ is measured at the building setback line. Michael Bell, applicant, addressed the Commission saying he would like to split the lot to create a lot for his daughter to build a home. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Turner stated the Commission was told these lots would not be re-subdivision and so waivers were granted for sidewalks and overall drainage. He added the adjacent property owners were against small lots. He said if it keeps being subdivided then sidewalks and drainage need to be required. Mrs. MacKellar said she agreed with Mr. Turner’s comments. Mr. Bell said this request is no different than what has already been done out there. Mr. Watson stated the notes from the original plat need to be duplicated on this plat. Mr. Turner suggested tabling the request to see what was agreed upon for this development. Art Dyas made a motion to accept the staff recommendation for APPROVAL contingent upon the following conditions: 1. Provision of all notes on the final plat as provided on the original SD 17.12 Red Barn Subdivision; and 2. As a requirement of the previous approval, “ The Owner of each lot shall provide to the City of Fairhope Planning Department a signed and sealed certification from an Alabama registered professional civil engineer and wetland specialist stating that the drainage and LID have met the City of Fairhope drainage and LID requirements.” This should be completed prior to the approval of any building permits; and 3. Approval of the sidewalk waiver. Kevin Boone 2nd the motion and the motion carried with the following vote: AYE – Art Dyas, John Worsham, Clarice Hall-Black, Kevin Boone. NAY – Harry Kohler, Lee Turner, and Hollie MacKellar. SD 20.36 Public hearing to consider the request of Jason Tickle for plat approval of Shiawasena Subdivision, a 2-lot minor division, Hunter Smith. The property is approximately 3 acres and is located on the west side of Main Street between Chapman Street and Taylor Street. Ms. Walley gave the staff report saying 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. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water, sewer, and gas services are available through the City of Fairhope. Electrical services shall be provided by Riviera Utilities. AT&T will provide services as well. The August 3, 2020 Planning Commission Minutes 8 Fire Inspector has stated that the exiting hydrant in the proximity is sufficient. Flow model data has been submitted by the applicant. The fire hydrant is not illustrated on the plat and would therefore be a condition of approval. The preliminary plat illustrates a 2- lot subdivision, with Lot 1 illustrated as a “flag-shaped” lot. It should be noted that the lot width requirement for an R-1 zoned property is 100-feet. Therefore, the building setback for Lot 1 should be revised to reflect a 40-foot building setback where the lot reaches 100-feet in width. Additionally, the applicant has requested a sidewalk waiver stating that there are existing sidewalks are on Main Street across from the subject property. Staff recommends APPROVAL contingent upon the following conditions: 1. Illustrate existing hydrant on the plat; 2. Revision of the setback line for Lot 1 to reflect a 40-foot building setback where the lot reaches 100-feet in width; and 3. Approval of the sidewalk waiver. a. Illustration of a sidewalk easement. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. John Worsham made a motion to accept the staff recommendation for APPROVAL contingent upon the following conditions: 1. Illustrate existing hydrant on the plat; 2. Revision of the setback line for Lot 1 to reflect a 40-foot building setback where the lot reaches 100-feet in width; and 3. Approval of the sidewalk waiver. a. Illustration of a sidewalk easement. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. SD 20.37 Public hearing to consider the request of FST Floyd Enfinger for plat approval of Fairhope Farms, a 2-lot minor division, Hunter Smith. The property is approximately 23 acres and is located on the west side of Thompson Hall Road between Fairhope Avenue and Morphy Avenue. Ms. Davis gave the staff report saying the subject property is in Fairhope’s Planning Jurisdiction and therefore must follow Fairhope’s Subdivision Regulations. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. The applicant does not wish to install sidewalks above and beyond the sidewalks that are in place at this time within the City of Fairhope’s right-of-way and is requesting a sidewalk waiver. 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. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water, Gas, and Sewer services will be provided by the City of Fairhope. Power is supplied by Riviera Utilities and the telephone service is provided by AT& T. It should be noted that the subject site is a Fairhope Single Tax property. The plat should be revised to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Staff recommends APPROVAL conditional upon the following: August 3, 2020 Planning Commission Minutes 9 1. The approval of a sidewalk waiver. 2. Revision of the plat to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Hunter Smith of Smith, Clark & Associates, LLC was present to answer any questions. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Turner stated sidewalks are needed along all rights-of-way. He said if we are not going to require them, then the regulations need to be changed and stop granting waivers. Mr. King explained constructing sidewalks will change the subdivision request from a minor to a preliminary plat. Mr. Turner suggested excluding fire hydrants and sidewalks from the list of improvements for minors. Kevin Boone made a motion to accept the staff recommendation for APPROVAL conditional upon the following: 1. The approval of a sidewalk waiver. 2. Revision of the plat to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Art Dyas 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. ZC 20.04 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for proposed amendments to Article III, Section C. to establish regulations for waterfront lots in the Zoning Ordinance, Hunter Simmons. Mr. Simmons gave the staff report saying the current regulations do not clearly define waterfront lots and specifics for accessory structures on waterfront lots. Staff recommendation is to APPROVE as requested. Mr. Turner opened the public hearing. Ryan Baker of WAV Architects – He requested a definition of “boathouse” be included in the amendment. He also stated concern with accessory structures not being allowed within the front or side yards. Having no one else present to speak, Mr. Turner closed the public hearing. There was discussion regarding structures over the water and adding a definition for boathouse. Mr. Worsham suggested holding the case over to allow additional information to be provided for accessory structure allowances. Hollie MacKellar made a motion to TABLE the request for further discussion. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY – none. Having no further business, Kevin Boone made a motion to adjourn. John Worsham 2nd the motion and the meeting was adjourned at 8:25 PM. ____________________________ ________________________ Lee Turner, Chairman Emily Boyett, Secretary October 5, 2020 Planning Commission Minutes 1 The Planning Commission met virtually Monday, October 5, 2020 at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairperson; Art Dyas; Rebecca Bryant; Harry Kohler; John Worsham; Hollie MacKellar; Jason Langley; Clarice Hall-Black; Buford King, Development Services Manager; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Planner; Carla Davis, Planner; Samara Walley, Planner; Emily Boyett, Secretary; and Ken Watson, City Attorney Absent: Kevin Boone, Council Liaison Chairman Turner called the meeting to order at 5:03 PM and explained the procedures of the meeting. Mr. Turner took a roll call of those present. The minutes of the September 10, 2020 Planning Commission meeting were considered. Art Dyas made a motion to accept the minutes as written. Harry Kohler 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Rebecca Bryant, Harry Kohler, John Worsham, Lee Turner, Clarice Hall-Black, Hollie MacKellar, and Jason Langley. NAY – none. SD 18.35 North Hills at Fairhope, Phase 2 – Request for 12-month extension of the preliminary plat approval, Buford King. Mr. King stated the subdivision was granted preliminary plat approval in 2018 as a master plan. He explained Phase 1 has been built and recorded. Staff recommends granting a 12-month extension of the preliminary plat approval. Casey Hill of Dewberry Engineers, Inc. addressed the Commission saying the request is to allow the construction of Phase 2. Art Dyas made a motion to approve a 12-month extension of the Preliminary plat approval for construction of Phase 2. John Worsham 2nd the motion and the motion carried unanimously with the following vote: AYE – Art Dyas, Rebecca Bryant, Harry Kohler, John Worsham, Lee Turner, Clarice Hall-Black, Hollie MacKellar, and Jason Langley. NAY – none. Having no further business, Art Dyas made a motion to adjourn. John Worsham 2nd the motion and the meeting was adjourned at 5:07 PM. ____________________________ ________________________ Lee Turner, Chairman Emily Boyett, Secretary GREENORDNJUBILEE TRGAYFER AV GULLEYLN MAPLE STLIVE OAK AV LI LLI A N C IRHOYLE AV DYER RD GAYFER RD EXT PO RCH PL A CEW AY P ORCHP LA C E WAYCity of FairhopePlanning Commission November 5, 2020 ¯GREENORD N LIVE OAK AV ZC 20.05 - 520 N. Greeno Road Legend COF Corp. Limits COF Planning JurisdictionCOF Zoning B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-5 - High Density Dwelling Residential ¯ ¯ ^ Project Name:520 N. Greeno RoadSite Data:.73 acresProject Type:RezoningJurisdiction:Fairhope Corporate LimitsZoning District:R-1, Low Density Single Family ResidentialPPIN Number:3193General Location:East side of Greeno Road between Dyer Road and Gayfer AvenueSurveyor of Record:N/AEngineer of Record:N/AOwner / Developer:Donna Dowsey, Penny Odom, & Sandra Lee School District:Fairhope Elementary, Middle & HighRecommendation:DenialPrepared by: Samara Walley CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE, AL 36533 251-928 -8003 019779-0001 Emily 8 . 08/11/2020 01 :lBPM MISCELLANEOUS ZONING CHANGE/ BOA (ZONE) 2020 Item: ZONE l@ 1 ,020 .00 ZONING CHANGE/ BOA (ZONE) i,020 .00 Subtotal Total CHECK Ch eck Number 5519 Change due 1,020.00 1,020.00 1,020.00 1 ,020.00 0.00 Paid by: ERNEST E . BISROPE , SANDRA B. LEE Comments: ZC 20 .05 520 N. GREeNO ROAD R-1 TO 8-2 ZONING CHANGE ERNEST E . BISHOPE , SANDRA B . LEE , DONNA B . OOWSEY , CAROLYNE. ODOM 520 N. GREENO ROAD FAIRHOPE , AL 36532 555 S SECTION ST, FAIRHOPE AL , 36532 http ://www .cofairhope .com CUSTOME:R COPY 1 ZC 20.05 520 N. Greeno Rd. – November 5, 2020 Summary of Request: Donna Dowsey, Penny Odom, and Sandra Lee are requesting to rezone the subject property from R-1, Low Density Single Family Residential District to B-2, General Business District. The property is approximately .73 acres and is located on the east side of Greeno Road. The applicants state that the property is no longer conducive for residential use and this is therefore justification for their request. The applicants state that there are no proposed plans for the property at this time. After listing the property for several months, there has been no residential interest. They state that they have, however, received some commercial interest if rezoned to B-2, General Business District. Comments: There is currently a vacant single-family dwelling on the property with a carport, storage building and shop. It is bounded to the North by R-1, Low Density Residential District, to the South and East by PUD, and to the West (across Greeno Road) by B-2, General Business District. The Zoning Ordinance defines B-2 General Business District as follows: “B-2 General Business District: This district is intended to provide opportunity for activities causing noise and heavy traffic, not considered compatible in the more restrictive business district. These uses also serve a regional as well as a local market and require location in proximity to major transportation routes. Recreational vehicle parks, very light production and processing activities are included.” Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Response: Commercial development along Greeno Rd has long been a source of debate. The City’s Comprehensive Plan reflects, “It is also clear that the people of Fairhope do not desire to continue commercialization of Greeno Road that will lead Fairhope to be like most other places throughout the country”. Since 2001, the Comprehensive Plan supported a village concept, with village cores containing the highest intensity of business uses. The nearest core, the Greeno Road Village Center, radiates from the intersection of Greeno Rd and Fairhope Ave. The subject site does not fall within the area of influence of the Greeno Road Village Center as shown of the map below. I --.-:" ~OHM! HCING ;O:>H I I I I I ~·' ;,I i'l z T-o-S L~"-=='_( R-2-E 1.nr 10 7 It ~ 0° IG' 54' F GREENO AO. ---0-,----...,..-_---, ' =-~R~S. -n.o."ii:-=---) ~--~~~~~L--=-~jf•_::=.--_' __ 0 _ TRACT NUMBER -l5. STATE or ALABAMA HIGHWAY DEPAH IMENT OWN ER, _ _E_R_N!;;SJ_.!H2!:iQE. PROJ. NO. DE-00 l 9(_802 > __ ----------------------CO UNT Y, __ 8_1:lLQlilN,. ______ _ TO T AL ACHl=.AGL• 0., /3._ SCAL[, l' -50 ' :~~7~~~!;EO : ~-~~ ~::~~~n, 4~1L/l _ ~,, 1l 11 2 ZC 20.05 520 N. Greeno Rd. – November 5, 2020 Additionally, the Comprehensive Plan states the following regarding design guidelines, “Consider the creation of design guidelines for commercial development along Greeno Road that address items such as parking placement on site, build‐to lines, drive‐through locations, screening, pedestrian connectivity, and bicycle racks, among others.” (2) Compliance with the standards, goals, and intent of this ordinance; Response: The R-1 district is designated for residential uses. A dwelling exists on the property currently. If rezoned to B-2, General Busines District, the applicant has not expressed plans for redevelopment. Single family residences are allowed by right in a B-2 zoning district. (3) The character of the surrounding property, including any pending development activity; Response: The surrounding properties vary in terms of zoning district classification. The adjacent property to the north is R-1 and the adjacent property to the south is zoned PUD consisting of multi-family apartments. (4) Adequacy of public infrastructure to support the proposed development; Response: There are current structures with existing utilities adequate for single-family residential and the applicant has no plans for construction or redevelopment at this time. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: The applicants have no known plans of construction or redevelopment at this time . (6) Compliance with other laws and regulations of the City; Response: At the time of any redevelopment all applicable laws of the City will be applied. If granted, any use within B-2 zoning will be allowed ‘by right’. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of a redevelopment all applicable laws will be applied. 3 ZC 20.05 520 N. Greeno Rd. – November 5, 2020 (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Because the applicants have not expressed any plans in terms of future use, Staff cannot anticipate any significant issues relating to this criterion at this time. However, if the property is developed commercially in the future, various impacts may be present. It is also important to note that if the property is recommended for approval by Planning Commission and approved by City Council, it is possible that there will not be another public hearing. Building permits would be reviewed by Staff prior to any construction. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff cannot not anticipate any significant issues relating to this criterion. However, if the property is rezoned and developed commercially, the various impacts may be presented. Recommendation: Staff recommends Case: ZC 20.05 520 N Greeno Road rezoning from R-1 to R-2 be Denied. Parcel Number Pin Owner Name Address Address2 City ST Zip 05-46-03-39-0-002-152.018 202819 GREEN, ROBERT M JR ETUX DEBRAE 415 MAPLE ST FAIRHOPE AL 36532 05-46-03-39-0-002-152.000 17231 GREEN , ROBERT M JR 415 MAPLE ST FAIRHOPE Al 36532 OS-46-03-39-0-002-152.010 114269 GREEN , ROBERT M JR 415 MAPLE ST FAIRHOPE AL 36532 05-46-0 2-09-0-000-003 .000 3193 BISHOP, ERNEST E C/0 SANDRA LEE (MA) 11755 HALCYON LOOP DAPHNE AL 36526 05-46-02-09-0-000-004.001 25390 ARBOR GATES HOLDINGS LL C C/O FELLERS, SCHEWE , SCOTT & R OBERTS INC PO BOX 450233 ATLANTA GA 31145 05-46-02-09-0-000-002.002 28935 BOWMAN PROPERTIES LL C C/0 SUSAN P BOWMAN 55 NICHOLS AVE FAIRHOPE AL 36532 05-46-02-09-0-000-004 .000 5613 ARBOR GATES HOLDINGS LL C C/0 FELLERS, SCHEWE, SCOTT & R OBERTS INC PO BOX 450233 ATLANTA GA 31145 05-46-02-09-0-000-002.001 21917 JANSSEN PROPERTIES LL C 415 GAYFER AVE FAIRHOPE AL 36532 ~J-46-02-09-0"000-002 .000 3 8708 TERRANOVA, LAURA 8100 DYER RD FAIRHOPE AL 36532 05-46-02-09-0-000-002.004 117885 SIMMONS, DAVID L HAL ERNA W 8120 DYER RD FAIRHOPE AL 36532 From:Warren Baker To:planning Subject:Request to change zoning case ZC 20.05 Date:Monday, October 26, 2020 9:07:12 PM My name is Lisa Baker. I own the 3 residential homes on Jubilee Trail. Our development was turned down for a zoning change before turning to splitting the acre into 3 lots. We proceeded to develop the three lot subdivision called Jabez Place. By definition B2 zoning on your website is as follows: 11. B-2 General Business District: This district is intended to provide opportunity for activities causing noise and heavy traffic, not considered compatible in the more restrictive business district. This type of change is unacceptable to me. I am willing to consider low noise and office . Please consider our request. To whom it concerns; Lisa Baker 251-222-8660 Sent from my iPhone VIA E-MAIL ATTACHMENT Are there any natural features present on the site. If so, they should be illustrated on the plan. Will the proposed development have any impact on the natural resources? If so, what are the steps being taken to mitigate the impact? 6. Compliance with other laws and regulations of the City: How does the proposed rezoning comply with other laws and regulations of the City? Please explain. 7. Compliance with other applicable laws and regulations of other jurisdictions: How does the project meet other applicable laws and regulations of other jurisdictions? Please explain. 8. Impacts on adjacent property including noise, traffic visible intrusions, potential physical impacts, and property values: How will this rezoning potentially impact adjacent properties? Please explain. 9. Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values: How will this rezoning potentially impact adjacent neighborhoods? Please explain. The virtual DRC meeting is Thursday September 9, 2020 at 9:30AM. You should have a received an email notifying you about how to access the meeting. Please contact me if you have not received this information with the link to join the meeting. The application is scheduled for Planning Commission consideration on Monday, October 5, 2020. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Monday, September 17, 2020. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide eighteen (18) copies of the revised plans in 11 x 1 7 format as well as Adobe pdf format on a compact disc as more fully described in the checklist summary above Please feel free to contact me at (251) 928-8003 with questions. Respectfully, (l '\-(;( \ ~)WVtalVU1tul / ,/ ~amara J. Walley, MCP City Planner City of Fairhope 1 Date of review: September 8, 2020 Project: ZC 20.05 520 N. Greeno Road The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text. Zoning Map Amendment Review Requirements from the City of Fairhope Zoning Ordinance Article II, Section C.1.e.(1) Zoning Map Amendment Criteria – Compliance with the Comprehensive Plan. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please clarify how the proposed project meets the Comprehensive Plan guidance. Article II, Section C.1.e.(2) Zoning Map Amendment Criteria – Compliance with the standards, goals, and intent of the City of Fairhope Zoning Ordinance ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please clarify how the proposed project meets the standards, goals, and intent of the Zoning Ordinance. Article II, Section C.1.e.(3) Zoning Map Amendment Criteria – The Character of the surrounding property, including any pending development activity. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Provide explanation regarding how the project is consistent with the surrounding properties. Article II, Section C.1.e.(4) Zoning Map Amendment Criteria – Adequacy of public infrastructure to support the proposed development ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please provide information explaining what type of public infrastructure is proposed, particularly with regards to sewer. Verify that there is adequate public infrastructure to support the proposed development. Article II, Section C.1.e.(5) Zoning Map Amendment Criteria – Impacts on natural resources, including existing conditions and ongoing post-development conditions ☒N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Are there any natural features present on the site. If so, they should be illustrated on the plan. Will the proposed development have any impact on the natural resources? If so, what are the steps being taken to mitigate the impact? Article II, Section C.1.e.(6) Zoning Map Amendment Criteria – Compliance with other laws and regulations of the City of Fairhope. ☐N/A ☐Accepted ☒Revise and Resubmit per comments I I I I I I I I I I I I 2 Comments: How does the proposed rezoning comply with other laws and regulations of the City? Please explain. Article II, Section C.1.e.(7) Zoning Map Amendment Criteria – Compliance with other laws and regulations of other jurisdictions. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: How does the project meet other applicable laws and regulations of other jurisdictions? Please explain. Article II, Section C.1.e.(8) Zoning Map Amendment Criteria – Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: How will this rezoning potentially impact adjacent properties? Please explain. Article II, Section C.1.e.(9) Zoning Map Amendment Criteria – Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: How will this rezoning potentially impact adjacent neighborhoods? Please explain. Zoning Map Amendment Requesting Planned Unit Development (PUD) Zoning District *Please disregard the following section of the checklist as it is unrelated to the subject application. In addition to the general criteria for zoning map amendments, a map amendment to the PUD district shall include review of the following conditions for compliance with the goals and intent of the Comprehensive Plan and this ordinance. Article V, Section A.5.a. – Setbacks for building structures ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.b. – Public street access ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.c. – Vehicular traffic, circulation, connections, and parking ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.c. – Vehicular traffic, circulation, connections, and parking ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I 3 Article V, Section A.5.d. – Screening or buffer zones ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.e. – Hours of operation ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.f. – Activities or uses permitted on the property ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.g. – Building or structure heights ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.h. – Landscaping ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.i. – Maximum lot coverage, impervious percentages ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.j. – Pedestrian Circulation ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.k. – Signage ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.l. – Mitigation of noise, fumes, odors, vibration, or airborne particles ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.m. – Exterior Lighting ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I I I I I 4 Article V, Section A.5.n. – Exterior construction materials ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.o. – Special fire protection requirements (as applicable) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.p. – Outside storage and display of merchandise ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.q. – Refuse and waste storage ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.r. – Lot size and dimensions ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.s. – Accessory buildings ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.t. – Drainage ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.5.u. – Other information shown on the applicant’s site plan (review comments will be included in this section) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Completed by: Samara J. Walley Date: 9/8/2020 I I I I I I I I I I I I I I I I Donna Dowsey, Penny Odom, and Sandra Lee 16582 Danne Rd Fairhope, Al 36532 Re: ZC20.05 520 North Greeno Road R-1 to B-2 1. Compliance with the Comprehensive Plan: There is no Proposed Plan for this property at this time. This property has been in our family for 71 years. We are asking that this piece of land be rezoned from R-1 to B-2 due to the fact that it is no longer conducive for single family living. 2. Compliance with the standards, goals, and intent of the City of Fairhope Zoning Ordinance: There is no Proposed Plans for this property at this time. Our Dad passed away in March of 2019 leaving the house and property to his three daughters. We daughters are trying to sell the property so we can close the Estate. It has been on the Market since January 2020 with no residential interest but have had some commercial interest if it were rezone to B-2. 3. The character of the surrounding property, including any pending development activity: There is no proposed plans for this property. The residence sits directly across the street from Green's Nursery zoned B-2 and has Arbor Gates Apartments R-2 (income producing) to the side and back. This location it is no longer attractive for R-1 because of the proximity to Highway 98 (Greeno Road) and surrounding structures. 4. Adequacy of public infrastructure to support the proposed development: The Res is presently on Septic Tank and will remain as such after speaking with the City of Fairhope about this, because there is no sewer available for this area. 5. Impacts on Natural Resources, including existing conditions and ongoing development conditions: There is no proposed plans and there are no natural features present so therefore there would be no impact. 6. Compliance with other laws and regulations of the City: It is in line with the zoning which is already in existence in the area. 7. Compliance with other applicable laws and regulations of other jurisdictions: This property has no proposed plans at this time. It is no longer conducive for R-1 because of its location to Highway 98 (Greeno Road) and because of businesses in the proximity of this piece of property. 8. Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts and property values: At this time there will be no impacts on adjacent property. This piece of property is zoned R-1 single family and it has a B-2 Green's Nursery directly across the street and has Arbor Gates R-2 (income producing) to the side and back of it. There is no noise factor now because it is vacant and has no pending interests because of the current zoning. The traffic is already there, created when the State of Alabama chose to take 40 feet off the front yard to 4-lane the highway and only has a northbound exit from it because of the median that the City of Fairhope put in front of it. 9. Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values: As the property is now, no additional impacts will exist. This property without a rezone could sit vacant for no telling how long. In closing: We are submitting a request to the City of Fairhope for a Rezone to B-2 for this reason. It is no longer attractive for R-1 zoning due to the proximity to Highway 98 (Greeno Road) and surrounding structures. Your consideration in this matter will be greatly appreciated and of utmost importance for the sell of this property and the closing of the Estate. BLUE ISLAND AVR O N F O RT H ST PATLYNN D R JAN DRKURLANESTMA R SI MDRN INGLESIDE STWINN AV MARCA CT ASHLEY DRLINCOLN STGREENBRIER LNSPRING DRCity of FairhopePlanning Commission November 5, 2020 ¯ WINN AV BLUE ISLAND AVZC 20.07 - Hermitage Court PUD Legend COF Corp. Limits COF Planning JurisdictionCOF Zoning R-1 - Low Density Single-Family R-2 - Medium Density Single-Family ¯ ¯ ^ Project Name: Hermitage Court PUDSite Data: 8 Lots/4.4 Acres/1.81 Units Per AcreProject Type: Residential PUDJurisdiction: Fairhope Planning JurisdictionZoning District: Currently R-1PPIN Number: 77742General Location: West side of Blue Island Ave 1/4 mile south of Gayfer AveSurveyor of Record: David Diehl, S.E. CivilEngineer of Record: Larry Smith, S.E. CivilOwner / Developer: Hermitage LLC/68V PaydirtSchool District: Fairhope West, Middle, and High School Recommendation: Approve with ConditionsPrepared by: Hunter Simmons Request was changed from R-2 to PUD. See email in file for confirmation. -HS Page 4 of6 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner / Leaseholder Information Name: F'ST Hermitage LLC Phone Number: Street Address: 5420 Battles Wharf Dr City: Fairhope State: AL Zip: -=3'-"6'""5'-"3-!!:.2 ______ _ Applicant / Agent Information , h'""('Ul f1 l' l.i rem r11 i>J} " o~ , , ,·11,"" d I o i Name: Larry Smith, PE Phone Number: ....l(.,.2S...,lul~9...,90<..:-_,,_6.,,_,56<-'"6~----- Street Address: 880 Holcomb Blvd Suite 2F City: Fairhope State: ...,AL..__ __ Zip: ~3~6=s3=2'---______ _ Current Zoning o f Property: ...aR.:...--=1'--------------------- Proposed Zoning/Use of the Property: _R_-_2 _____________ _ Property Address: Parcel Number: 05-46-04-11-1-000 -066. 501 Property Legal Description: -=s:.::e:.::e=---=a:..::t:.=t=a=c=h=ed=----------------- Reason for Zoning Change: To allow for a R-2 Subdivision . Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners within 300 Feet of Above Described Property Attached. ~ NO @) NO @§) NO Character of Improvements to the Property and Approximate Con struction Date: Existing site is undeveloped. Proposed residential neighborhood to be constructed once approvals are granted. Zoning Fee Calculation: ''ere : Ordin~nclf' l ?li <) 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 Co'J'. an :uthorized Single Tax ,epresentative shall::~ _/") P~,,;'~~/~aec Printed Name ~ (Ag...d) C3(1es\1...o Date Fairhope Single Tax Corp. (If Applicable) I l 11 Property Description: 05-46-04-17-1-000-066.501 Lot 2, Hermitage Court Unit One, as shown by Map or Plat thereof recorded at Slide 1092-A, Probate Records, Baldwin County, Alabama. CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE , AL 36533 251-928-8003 019910-0001 E:mily 8. 08/25/2020 10 : 45AM MISCELLANEOUS ZONING CHANGE/ BOA (ZONE) 2020 Item : ZONE l@ 1 ,020 .00 ZONING CHANGE/ BOA (ZONE) 1 ,020.00 Subtotal Total CHECK Check Number 4032 Change due Paid by : 68V PAY DIRT , LLC Comments : zc 20.07 HERMITAGE COURT RE S UBDIVISION R-1 TO R-2 68V PAY DIRT , LLC 29891 WOODROW LN STE 300 DAPHNE , .AL 36527 1,020.00 1,020.00 1,020 .00 1 ,020 .00 0.00 555 S SECTION ST , FAIRHOPE AL, 36532 http ://www .cofairhope.com CUSTOMER COPY 1 ZC 20.07 Hermitage Court – Novemeber 5, 2020 Summary of Request: The applicant is requesting to rezone the subject property from R-1, Single Family Residential District to PUD, Planned Unit Development. The property is approximately 4.4 acres and is located on the west side of Blue Island Ave 1/4 mile south of Gayfer Ave. In 2019, a complementary subdivision case was submitted, but was tabled at the applicant’s request. Concerns within the subdivision case included, in part, drainage concerns, greenspace, and undersized ROWs. This PUD closely mimics the original proposal, but also addresses concerns raised during the original subdivision case. The applicant’s summary of the project is provided below: Comments: This is the first request for PUD zoning since our zoning code was amended to require a Master Development Plan. Whereas historical PUDs often only included a site plan, the Master Development Plan includes a multitude of documents, all of which will be codified if approved. Consequently, all information provided in the Master Development Plan is subject to review by the Planning Commission and/or the City Council, who may require amendments as desired. The site plan below illustrates the proposed development and is included within the Master Development Plan. Overall Summary Hermitage Court is a proposed single family residential community located on the west side of Blue Island Street and east of Fairwood Subdivision. It will consist of 8 Lots on 4.40 Acres for a density of 1.8 units per acre, accessed by a proposed standard street that will be dedicated to The City of Fairhope. "o' I 6 ' ! I -------• ·---- 145.118' I ~~------------__ l 0 .3 3 ac.(G .S .) Common Area 3 Detention 72,01' I -~ ------------. L' I 100.00' I , 101.00· HERMITAGE COURT 50 FT, PUBLIC RN[ ,os.os· 105.65' -Common Area 2 113.81' ' 1.35.96' WINN S 40 FT R 2 ZC 20.07 Hermitage Court – Novemeber 5, 2020 The lots proposed in this PUD closely mimic R-1 zoning. The table below was provided by the applicant, and compares R-1 dimensional standards and those proposed within their PUD application. Whereas the minimum lot area of R-1 zoning is 15,000, the smallest proposed lot is 14,474 and the largest is 19,542; the average lot size is 15,760. In addition, the proposed front setback is 35’, as opposed to the standard 40’ front setback for R-1 zoning. All other development criteria appear to meet the standards of R- 1 zoning. There does appear to be one minor clerical error that can be corrected via a condition of approval – the maximum lot coverage of 40% applies to all buildings, not just the principle building. The table above reads correctly, but the Site Data table on the site plan reads as below. 40% maximum lot coverage includes all buildings, not just the principle structure. The site plan needs to be amended to reflect current code. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Response: The requested zoning is a PUD which is intended to encourage innovative development that meets the comprehensive plan goals and is tailored to the unique constraints and conditions of a particular site. While the subject property is geographically adjacent to R-2 zoned property to the west, there is no access to R-2 Summary of Comparisons R1 Zoning vs PUD Requirement R-1 Min . Lot VVidth 100' Min. Lot Area 15 ,000 sf Ma x. Lot Co verage 40% Max. Bldg. Ht. 30' Setback-Front 40' Setback-Rear 35' Setback-Side 10' Setback-Streetside 20' SITE DATA CURRENT ZON ING: R-1 P ROPOSED ZONING: P.U.D. MAX BLDG H El GHT: 30 FT MAX COV ERAGE: (PRINCIPAL STRUCT) 40% M INIMU M-H OUSE : 2 ,400 SF UN. FT. STREETS: 582 LF NUMBER OF LOTS: 8 Proposed 100' 14,000 sf 40% 30' 35' ,-- 35' 10' 20' 3 ZC 20.07 Hermitage Court – Novemeber 5, 2020 property. All surrounding properties on Blue Island Ave are zoned R-1. The proposed lots closely, but not exactly, mimic R-1 zoning. Nothing within the proposed development contradicts the comprehensive plan. (2) Compliance with the standards, goals, and intent of this ordinance; Response: The purpose of the PUD District is intended to encourage opportunities for development innovation tailored to a particular site, which while clearly furthering the goals of the comprehensive plan, could not explicitly be established by generally applicable standards or guidelines. The proposed lots generally meet the criteria of R-1 sized lots, but also provide dedicated open space, sidewalks, adequate R.O.W.’s, as well as engineered drainage plans. (3) The character of the surrounding property, including any pending development activity; Response: The surrounding properties accessible from Blue Island Ave are all R-1 Single Family Residential. The applicant is proposing a minimum house size of 2,400 s.f. The description of houses, as well as proposed sample house plans are shown below, as submitted by the applicant. Houses Maxim u m b u ilding height w ill be 30 f ee t as per st anda rd Cit y of Fairhope req uirements. M axim u m lot coverage by p ri ncipa l structure w il l be 40% in keep in g wit h R-1 zon ing. Sam p le house p lans and elevat ions are in cl uded t o provide an overa ll se nse of t he qu ality of t h e homes proposed . Th ese house p lans, elevat ions, and materia ls may be slightly modified to ensure un ique n ess of each h ome in t he neigh borhood. Ext eri or mat erials w i ll cons ist of b ri ck, hard ie board , wood and v inyl eaves. Dr iveways w i ll be conc ret e w it h pave rs o r concret e stam pin g perm it ted for de t ail and enha n cemen t . M in im u m h ouse size w i ll be 2,40 0 square feet w it h a 2 car garage as o utli ned in t he att ach ed Draft covenant s. I I 4 ZC 20.07 Hermitage Court – Novemeber 5, 2020 ` (4) Adequacy of public infrastructure to support the proposed development; Response: Fairhope Utilities are readily available and upsizing or improvement needs would be reviewed during the subdivision process. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: The existing property is undeveloped. As such, many public comments reflect a desire to keep the land undeveloped. However, the property is, and has been for many years, zoned R-1: Single-Family Residential Zoning and any owner has a right to development the property as such. Th,~ Brentwood Th~ Hampton 5 ZC 20.07 Hermitage Court – Novemeber 5, 2020 The subject property receives a large amount of drainage from upstream sites. The EOR states that post- development flow is less than or equal to pre-development flow. Details will be reviewed during the subdivision process. (6) Compliance with other laws and regulations of the City; Response: At the time of development all applicable laws of the City will be applied. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of development all applicable laws of the City will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Staff does not anticipate any significant issues relating to these criteria. A traffic study shall be required for all applications that will generate an average daily traffic (ADT) count of 1,000 trips or more, or which will generate 50 trips or more during any peak hour period. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff does not anticipate any significant issues relating to these criteria. Recommendation: Staff recommends Case: ZC 20.07 Hermitage PUD from R-1 to PUD be Approved with the following conditions: 1. Remove “Principle Struct” from the maximum lot coverage portion of the Site Data table. 2. A final (not Draft) copy of the Declaration of Covenants, will be included in the Master Development Plan as Appendix D. Hermitage Court A Planned Unit Development Developed by: 68V Paydirt, LLC 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 ~In.Civil L\1-'i E n g ineer!n g ,& Surveymg 5 ,:1J~C' l ! -----------·-' Site Map Overall Summary Hermitage Court is a proposed single family residential community located on the west side of Blue Island Street and east of Fairwood Subdivision. It will consist of 8 Lots on 4.40 Acres for a density of 1.8 units per acre, accessed by a proposed standard street that will be dedicated to The City of Fairhope. Legal Description The proposed development is a resubdivision of Lot 2, Hermitage Court Unit One, as recorded at Slide 1092-A. Ownership/Developer The property is currently owned by: FST Hermitage LLC 5420 Battles Wharf Dr Fairhope, AL 36532 The property is being developed by: 68V Paydirt, LLC 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 The property will be conveyed to developer upon approval of Preliminary Plat and Plans. 109Z,A __ . I , ! I I , ~.:~, ho";' ....... =· .. ::.·:::::= Neighborhood Character The proposed lots in Hermitage Court are in keeping with surrounding neighborhoods, which are generally R-1 sized lots. The Fairwood Subdivision along our east margin is zoned R-2, with lot sizes slightly smaller than those proposed with our development, the effect of this being that the proposed lots in Hermitage Court are almost identical to the surrounding neighborhoods. Zoning Map R-A Residential / Agriculture D istrict 1 Low Density Single-Family (a) (b) R-2 Medium Den sity S ingle-Family R-3 Hig h Density Single-Fam iy R-3 PGH Patio/Garnen Single Farrily R-4 Low Density Multi-Fami ly R-5 Hig h Density [Me lling Residential R-6 Mobile Home Park Oistrk:t B-2 General Business District S-4 Business and Professional District M-1 Lightlnduslrial District P-1 Parking PUD Plan ned Unit Development Property in Relation to Adjoining Properties Comparison to Underlying R-1 Zoning Although generally consistent with R-1 zoning, a few modifications to the R-1 requirements are proposed due to the spatial restrictions of the property: I -- I •. '-----· r-··-1 I G I I I '----' R-2 , R-1 R-l '..'!'" • I Summary of Comparisons R1 Zoning vs PUD Requirement R-1 Propo sed Min. Loi l/\lld th 100' 100' Min . Loi Area 15,000 sf 14,0 00 sf Ma x Lnt Coverage 40% 4 0 3/n Ma x. Bldg. Ht 30' .30' Se tback-F ro nt 40' 35' - Setback-Rea r :1 s· .:~ti· Se tback-Si tlt> 10' 10' Sclback-Strcctsidc 20' 20' ~.. '•• I I ' ' .. .. ,: R-1 ! t9 f -:·: - Comprehensive Plan This property and the surrounding properties are recommended for Single Family Residential use by the Comprehensive Plan. Our development is in harmony with this recommendation. Comprehensive Plan Development Timeline Developer hopes to obtain approvals for Planned Unit Development, and Preliminary Plat by November 2020. With an estimated construction completion time of 5 months, we anticipate build-ready lots by June 2020. The development will be constructed as a single phase. A two to three year build out is projected. Home Ownership Homes will be privately owned by individuals with no anticipated leasing. However, should an owner choose to lease their property, a one (1) year minimum lease, in writing, is required. Only residential use is permitted on each property. No commercial activities of any kind whatsoever shall be conducted in any Home, any other building located on a Lot, or any portion of any Lot; provided, however, that (a) an Owner may conduct a business entirely within his Home so long as (i) such business uses only ten percent (10%) of the total square footage of such Home, (ii) such business does not result in LAND USE L£GEHD : □-~~· □-ll.EI ~ □~ --·~~~ □·-~-- SYMBO L LEGEND: D • r- ~ parking of additional vehicles on the Subdivision streets or Common Areas, (iii) such business is secondary to the use of the Lot for residential purposes, (iv) such business shall not violate any applicable zoning ordinances, and (v) such business does not create a nuisance or unreasonably interfere with any other Owner, Home, or Lot, and (b) Builders shall have the right to use a House as a “model home” and to operate a sales office from such model home with the prior written approval of the Architectural Review Committee. Land Use 100% of the lots will be privately owned, single family residential. The Common Areas will remain private and will be solely for the use and enjoyment of the Hermitage Court residents. Maintenance of the Common Areas shall be the responsibility of the Home Owners Association. Streets will be constructed to City Standards and will be dedicated to the City upon final inspection and acceptance. Lots Lots will range from 14,474 square feet to 19,500 square feet, for an average of 15,760 square feet. All lots will be a minimum of 100 feet wide at the building setback. Building setbacks will be 35 feet on front and rear, and 10 feet on the side lot lines. There are no corner lot setbacks on our plan. Greenspace The site will have 0.76 acres of greenspace, or 17% of total site. This exceeds the 15 % required based on Greenspace Density Calculations as shown on our PUD plan. Utilities Water, Sewer and Electrical service will be provided by the City of Fairhope. AT&T will provide telecommunications. I I I L _____ _ ' ; ,r 7 t :1 ! ~ ,1 I r u •••-•-•n•lf t • ,-. PUeu¢ff;W '-·------ r- ' '.· - '--····-·-·-·. 1 ' I ···--·--. -1· .... _ - r ··-·--1 I: I i: •• I . ..._-._ .. : : . ~:~:.. I I ~§=:=~=,;;·-~) J 1~ '" • 'i; ' ,o ~ I • , -' I I ;-,••;-; r /··· ~-------~-,.,..~~-;,--.--r~,~-------.. -.. ~.~-'---~'----'-~---'-s..~~ .. . : '1 . . t i ' '\>• I • w ... Pedestrian Circulation Sidewalks will be constructed on both sides of streets, running along the front of all lots and common areas, providing full circulation for pedestrians. Lighting Streetlights will be standard Acorn style lights at 75 foot spacing along sidewalks. Accessory Structures / Equipment Accessory structures will be permitted as per standard R-1 regulations regarding location, percentage of coverage, and setbacks from property lines. Exterior AC units and generators (if elected) will be screened from street by landscaping. Fencing Fencing will not be constructed will initial construction. Individual Owners may elect to install fencing. Walls or fences constructed or erected on any Lot shall be of ornamental iron, wood, black painted metal or masonry construction. No wall or fence shall be constructed from the front property line to the rear corners of the House. No fences may be constructed without the prior written approval of the Architectural Control Committee Parking Parking will be provided for each residence with construction of the homes. A minimum of 3 spaces shall be provided for each residence including driveways and garages. ,. ; . ; ' ; L • '··-·-·-·--r ··--··. I 'J ., ·~1 ' • --~- 2 If : o I ;j. I : ~I' I , .. , .. ~--- .., - ~ l"'h,,.,,.,,,J.,..;,1 c,..,- U.AlX.jCU>) . ,·11 ,r ~ t ,,, $ ··i t -~ § ,. • ; w , ~ ' I ' ' --, .. • ' Houses Maximum building height will be 30 feet as per standard City of Fairhope requirements. Maximum lot coverage by principal structure will be 40% in keeping with R-1 zoning. Sample house plans and elevations are included to provide an overall sense of the quality of the homes proposed. These house plans, elevations, and materials may be slightly modified to ensure uniqueness of each home in the neighborhood. Exterior materials will consist of brick, hardie board, wood and vinyl eaves. Driveways will be concrete with pavers or concrete stamping permitted for detail and enhancement. Minimum house size will be 2,400 square feet with a 2 car garage as outlined in the attached Draft covenants. APPENDIX A SAMPLE HOUSE PLANS The Brentwood 5!.0ROOH I) 1:f·-e,,. x n·•e," el!DROOM I.) 11'•e· >c 1t -e .. ........, ic..:i,~~AC.E :n'""-u, .. x 2,'-e~ r=---=--~ FArtl.TROOH 1~ .. -u=-"x 1&'-,4" ce-NMC,,R()OH !?'•t" X 13'•1'0 ■ • .. P G'RCM • • !!l!OtQ:OOM I} 11/-,f •x 11·-to .. 5AlM 3 BEOROOM •" 1:r-•"'>< 1e,'-1oy The Chelsea cove~o P OR:C'-f • ENTRY • • ,KfTC~EN 13-IE>"xi':l'-e,. The Hampton • • l MAU. • • • OIM.., RJOCM" ■ l>'·e·x .. -e r -'PORO-/ The Savannah 0 BAT~ I MASTER BEDROOM 16 '-1e " x 1,4•-1e " .. BAT~ 1 B EDROOM 112 11'-&" X t:f-e" ■ COVE,.ED P°"'C.r FAMlL Y Root1 11'-te " >< 11'-4" ■ ■ ■ K ITCHEN 14 '-e "x 1&•:4 " 1 CA.Fi: GA~GE 1t-e" X 13'-~" BEDROOM a3 13'-6 " x 12'"-1e" BEDROOM 114 1t-e·;--Xii'-=i'' The Youngstown e.E~OOM •~ L,f.::e,-"xa,·-e'" ENTRT f>ORGM ,AMLT ROOM 2~·-e"x 1~'--4" • OINN6 ROOM \7'•t," X l )'•,E," • • • • KJT~l!M 21·•-1-"x 1e ··e " • lAl,NJ) 'JCA.RGAl'-:AGE n'•il> .. )(,t•e " l I eEDROOH II~ 1e,'-A" )(ll'·tO'" eEDROOM •• 12'-•ff:xl!>'-e" APPENDIX B LANDSCAPE & TREE PROTECTION PLAN 991011021031 0 4 1 0 5 1 0 6 10 7 10 4 10 5 10 6 10 5 10 6 10710510610 7 10 8104101102103102 103104105106 107 108 10 9 11 0 1 1 1 1 1 2 1 1 3 1 1 4 1 1 5 1 1 6 1 1 7 1 1 7 11 6 11 5 11 4 11 3 112 111 109 110 107 108 10 6 10 5 104 103 102 101 979899100 929 3949596 91 919493959697 98 959 6 9 7 98 99 10 0 10 1 10 2 1 0 3 1 0 4 102 101 1009997 98 98 99 10 0 101 10 3 10 4 10 5 10610 0 101 10 9 11 0 11 011 111 2 1 1 3 1 1 4 1 1 5 1 1 6 10 3 1 0 4 10510 6 1 0 7 1 0 8 1 0 9 10 2 10 3 99 10 0 10 1 92939495969798100<< Common Area 1Green Space 0.42 ac. (Not Incld.)BLUE ISLAND ST. 66 FT. R/W(10%) X XXXXXXXXXXXXXXXXXXXX GRAVEL METALFENCE ASPHALT POSTS FOR FENCEUNDER CONSTRUCTION N89°06'44"W 497.01' N89°23'42"W 496.93'(R)S00°07'32"W 189.31'S00°01'05"E 189.33'(R)N89°11'24"W 135.96' N89°23'42"W 136.10'(R)S00°01'05"E 140.00'(R)S00°10'13"W 139.93'N89°23'42"W 136.10'(R) N89°13'58"W 135.85'S00°07'32"W 140.00'S00°01'05"E 140.00'(R)Lot 1 1/2"CRS (26014) 1/2"RBF 1/2"CRS (26014)1/2"CRS (26014)N00°06'09"E 120.08'S89°55'00"W 160.00'N00°06'09"E48.89'N00°06'09"E 120.07'3/4"CTIF 1/2"RBF 0.6' WEST 1/2"CRF (MOORE) 1/2"CRF (MOORE) 1/2"CRF (MOORE)N00°10'53"E 172.76'N00°06'36"E 125.10'NORTH 120.00'(R)NORTH 48.89'(R)NORTH 120.00'(R)S89°48'22"W 160.00'(R) 5.5' EAST OF CORNER S89°44'25"E 633.04'S89°50'38"E 633.04' (R) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE)1/2"CRF (FAIRHOPE) 4"X4" CMF 1/2"CRF (26014) 1/2"CRF (26014)1/2"CRF (26014) GRAVEL ASPHALT120.03'209.35'6.62'101.01'100.01'167.38'128.62'124.00'100.00'112.00'137.06'150.49'105.65'105.65'134.08' 113.81'105.65'105.65'77.01' 100.00'101.00'143.55'N00°10'13"E144.66'N00°10'13"E145.75'N2 8 ° 4 8 ' 3 6 "W 1 2 8 . 8 1 ' N89°44'25"W 145.98' N89°44'25"W 145.74'S30°05'06"W117.57'S00°15'35"W137.00'S00°15'35"W137.00'S00°15'35"W137.00'80.01'15.00'50.00'50.00'10.00'100.00'10.00'45.00' N89°44'25"W 495.29'N00°15'35"E 120.00'60.00'60.00'Common Area 2 FST DITTMANN, GEORGE W ETAL DITTMANN, MA 249 BLUE ISLAND AVE FAIRHOPE AL 36532 ROSS, JOAN (LIFE ESTATE) 114 ASHLEY DR FAIRHOPE AL 36532 BARTER, EDWARD J & VERA A 13 BUGLE RETREAT (MA) SPANISH FORT AL 36527 BEEBE, ALLISON ECKERT ETAL BEEBE, DANIEL 118 ASHLEY DR FAIRHOPE AL 36532 LUNDBERG, REBECCA DOOLEY ETVIR FAIRHOPE AL 36532 GILBERT 1998 MANAGEMENT TRUST 13714 A L CHESTER HOUSTON TX 77079 TAYLOR, ROBERT PENDLETON ETAL TAYLOR, RE 253 BLUE ISLAND ST FAIRHOPE AL 36532 WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 LOT 2LOT 3LOT 4 THISTL E L A N E S U B . SLIDE 2 2 9 2 - E LOT 1 117.05'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINE FENCE ON-LINE5 FT. CHAIN LINK FENCE ON-LINE5 FT. CHAIN LINK 3 FT. WOOD FENCE ROLL CURB (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (SEE DETAIL) STOP SIGN (R1-1) & STREET NAME SIGNS INSTALL STREET LIGHT (TYP.)ASPHALT PAVING (SEE DETAIL)"SPEED LIMIT 20 MPH" SIGN (R2-1)18'22'50'R25'R20'R25' 18' 40' BSL 35' BSL 10' BSL10' BSL35' BSL 40' BSL10' BSL10' BSL40' BSL40' BSL40' BSL 35' BSL35' BSL35' BSL35' BSL 10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL 10' BSL 40 ' B S L35' BSL35' BSL35' BSL10' BSL 10' BSL 10' BSL 1 0 ' BS L 40' BSL40' BSLR20'1051009898100101101 104 100 100 101101 10310498 94 93 89 94 98 98 100 92 89 93 SSSSSS SSFMFMFMFMFM FM FM FM FM FM FM FM FM FM FM FM FM FMFMFMFMFMFMFMHERMITAGE COURT 50 FT. R/W WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 SHED CURB & CROSS SECTION B (SEE DETAILS) FROM STATION 0+00 TO 0+60 CROSS SECTION A (SEE DETAILS) STA 0+00 THROUGH STA 4+85 CROSS SECTION A (SEE DETAIL) STA 0+60 THROUGH STA 1+20 1234 6 7 8 5 0.43 AC 14554 SF 0.33 AC 14520 SF 0.33 AC19542 SF 0.45 AC 14586 SF 0.33 AC 18429 SF 0.42 AC 15502 SF 0.36 AC 14474 SF 0.33 AC 14474 SF 0.33 AC Common Area 3 Detention 398 SF 5.00' 97.57 97.57 97.75 101.00 100.82 101.18 100.55 SSSSSSSSSSSSSSSSSSSS PINE/24" OAK/24" OAK/23"PINE/38" PINE/29" PINE/28" OAK/21" OAK/30" OAK/24" OAK/22" OAK/26" OAK/22" PINE/36" OAK/21" OAK/39" OAK/24" OAK/20" OAK/34" PINE/31" PINE/31"OAK/27" OAK/25" OAK/26" OAK/39" OAK/20" PINE/30"OAK/20" OAK/21" OAK/22" OAK/26" landscape architecture land planning placemaking 218 N. Alston Street, Foley, Alabama 36535 Telephone 251.948.7181 Facsimile 251.981.8722 www.was-design.com TREE PRESERVATION NOTES TREE PROTECTION FENCE - C2 Blue Island00 30'60'N O R T HTREE PRESERVATION & REMOVAL PLAN1 \ \ I \ \ \ \ \ \ \ I \ \ \ \ \ \ \ \ \ \ \ \ \.-S-c-ale-,-1""·=-30--,-,--------------------------------------------------------------------.!L...1~-~=~==~1 rn TREE PRESEAVAflON CREOITS Seo. 20.~·4fml T~l.1I T,e,:,1, T i;, f!t" Pres t"<vc ~ 18 T~•t"1 T~1.11 T :a ti t.r,-.<11(~ !=,tl .'l fH1 54Cr@'C,lu D.Bt1 GEf'iUS srE.Clf 5 OCMMON NAME OTY cnfDITS re.n TRE.E. TOTAL CREDITS l:t' C,:.1,rt.;1 1p ~k C,:.1,rt~1 1p ~k ll" C,..1,rt~1 1p ~k .'4" (~..1 rH .. \ 11), :J:ik , .. ,.. c~ ... r r, .. , I I) :Jat ZF C' ... rr:.,$ so ::;.:.t 2T' C'.•,,rr:.,$ SP :,.it w · C'.•.,rr:.,$ sp :..it 3,f' C:.,t ,(,;~ 11), ~I. 3!;'' C:.,e ,(.a IP, ~I. 1~" ' r 1.1 IP, P,~e 1S'' 'r 1.1 IP, P,~e )I),• 'r 1.1 IP, P,~e ,,;..'>" ~ r 1.1 II), ;,,"!~ TREE REMOVAL 0D.U GEKV.S SeE.C!ES 00~~ QI:£ ~':'I' C',.,rrr .. ,, ICI :",.a k ?;" C',"('r( .. $ HI :"'...ak 22 " C:JCf(~$ U) oa1.. 2,f ' C·JCf(.;$ U) oa1 26'' C u tf(.;$ U), ~I. = 1. Fencing to be installed prior to construction. Fencing type sha ll be chain link. 2. The fence shall be erected w/ a min. distance of 20' from the trunks of heritage trees & 1 O' from all other retained trees. If installing underground utilities near tree roots becomes o hardship, o soil auger shall be used to tunnel under tree roots. 3. All roots to be removed during site cl earing &/or construction shall be severed clean ly ot the perimeter of t he protected radius. 4. Footers for wells shall end at the point where large roots ore encountered, end the roots she ll be bridged. Post holes and trenches located close to retained trees shall be adjusted to ovoid damage to major roots. 5. Fenc ing cannot be removed until land alteration, site clearing, and construction activities ore complete. 0 1/'1" = 1'-W' 329343-01 JRFE stJR\lfY PISQ AIMER· 1. ALL TREE SURVEY INFORMATION HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY S.E. CIVIL ENGINEER ING &: SURVEYING. TREE PRESERVATION /REMOVAi NOYES· 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOIM-I IN A SHADE Of GRAY, 'M-IILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK. 2. HOME BUILDER MAY ELECT TO REMOVE TREES ON LOTS DUR ING HOME CONSTRUCTION. ~ WA S DESIG N ~ ~ ~ THESE PLANS HAVE NOT BEEN APPROVED BY THE GOVERNING AGENCY AND ARE SUBJECT TO CHANGE. """"" -----~------~ ~ Revisions / Submissions _ 08.27.19 _,C"'-nY'-'S""Lll==M::clTTe..:AL~---- -10.13.20 _C_nY_S_LII_M_ITT_AI. ____ _ ------------ ------------ ------------ ------------ vrw °"'" LCW Chod<ed 193163-091 Project No. 08.22.19 Dale Sheet r.ue TREE PRESERVATION & REMOVAL PLAN Sheet No. TP200 1031 0 4 1 0 5 1 0 6 10 7 10 4 10 5 10 6 10 5 10 6 10710510610 7 10 8 10 9104101102103102 103104105106 107 108 10 9 11 0 1 1 1 1 1 2 1 1 3 1 1 4 1 1 5 1 1 6 1 1 7 1 1 7 11 6 11 5 11 4 11 3 112 111 109 110 107 108 10 6 10 5 104 103 102 9493959697 9 8 959 6 97 9 8 99 10 0 10 1 10 2 1 0 3 1 0 4 102 101 1009997 98 98 99 10 0 101 10 3 10 4 10 5 10610 0 101 10 9 11 0 11 011 111 2 1 1 3 1 1 4 1 1 5 1 1 6 1 0 3 1 0 4 10 5 1 0 6 1 0 7 1 0 8 1 0 9 10 2 10 3 99 100 10 1 << Common Area 1Green Space 0.42 ac. (Not Incld.)BLUE ISLAND ST. 66 FT. R/W(10%) X XXXXXXXXXXXXXXXXXXXX GRAVEL METALFENCE ASPHALT POSTS FOR FENCEUNDER CONSTRUCTION N89°06'44"W 497.01' N89°23'42"W 496.93'(R)S00°07'32"W 189.31'S00°01'05"E 189.33'(R)N89°11'24"W 135.96' N89°23'42"W 136.10'(R)S00°01'05"E 140.00'(R)S00°10'13"W 139.93'N89°23'42"W 136.10'(R) N89°13'58"W 135.85'S00°07'32"W 140.00'S00°01'05"E 140.00'(R)Lot 1 (26014) 1/2"RBF 1/2"CRS (26014)1/2"CRS (26014)N00°06'09"E 120.08'S89°55'00"W 160.00'N00°06'09"E48.89'N00°06'09"E 120.07'3/4"CTIF 1/2"RBF 0.6' WEST 1/2"CRF (MOORE) 1/2"CRF (MOORE) 1/2"CRF (MOORE)N00°10'53"E 172.76'N00°06'36"E 125.10'NORTH 120.00'(R)NORTH 48.89'(R)NORTH 120.00'(R)S89°48'22"W 160.00'(R) 5.5' EAST OF CORNER S89°44'25"E 633.04'S89°50'38"E 633.04' (R) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE)1/2"CRF (FAIRHOPE) 4"X4" CMF 1/2"CRF (26014)1/2"CRF (26014)1/2"CRF (26014) GRAVEL ASPHALT120.03'209.35'Common Area 2 FST DITTMANN, GEORGE W ETAL DITTMANN, MA 249 BLUE ISLAND AVE FAIRHOPE AL 36532 ROSS, JOAN (LIFE ESTATE) 114 ASHLEY DR FAIRHOPE AL 36532 BARTER, EDWARD J & VERA A 13 BUGLE RETREAT (MA) SPANISH FORT AL 36527 BEEBE, ALLISON ECKERT ETAL BEEBE, DANIEL 118 ASHLEY DR FAIRHOPE AL 36532 WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 LOT 2LOT 3LOT 4 THISTL E L A N E S U B . SLIDE 2 2 9 2 - E LOT 1 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINE FENCE ON-LINE5 FT. CHAIN LINK 3 FT. WOOD FENCE ROLL CURB (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (SEE DETAIL) STOP SIGN (R1-1) & STREET NAME SIGNS INSTALL STREET LIGHT (TYP.)ASPHALT PAVING (SEE DETAIL)"SPEED LIMIT 20 MPH" SIGN (R2-1)18'22'50'R25'R20'R25' 18' 40' BSL 35' BSL 10' BSL10' BSL35' BSL 40' BSL10' BSL10' BSL40' BSL40' BSL40' BSL 35' BSL35' BSL35' BSL35' BSL 10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL 10' BSL 4 0 ' B S L35' BSL35' BSL35' BSL10' BSL 10' BSL 10' BSL 1 0 ' BS L 40' BSL40' BSLR20'1051009898100101101 104 100 100 101101 10310498 94 93 89 94 98 98 100 92 89 93 SSSSSS SSFMFMFMFMFM FM FM FM FM FM FM FM FM FM FM FM FM FMFMFMFMFMFMFMFMFMHERMITAGE COURT 50 FT. R/W WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 WELCH, JAMES R 92 TONSET RD. ORLEANS MA 02653 SHED CURB & CROSS SECTION B (SEE DETAILS) FROM STATION 0+00 TO 0+60 CROSS SECTION A (SEE DETAILS) STA 0+00 THROUGH STA 4+85 CROSS SECTION A (SEE DETAIL) STA 0+60 THROUGH STA 1+20 1234 6 7 8 5 0.43 AC 14554 SF 0.33 AC 14520 SF 0.33 AC19542 SF 0.45 AC 14586 SF 0.33 AC 18429 SF 0.42 AC 15502 SF 0.36 AC 14474 SF 0.33 AC 14474 SF 0.33 AC Common Area 3 Detention SSSSSSSSSSSSSSSSSSSS PINE/24" OAK/24" OAK/23"PINE/38" PINE/29" PINE/28" OAK/21" OAK/30" OAK/26" OAK/21" OAK/39" OAK/24" OAK/20" OAK/34" OAK/27" OAK/25" OAK/26" OAK/39" TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS GT 6 Ginkgo biloba Ginkgo Tree B & B 3"Cal 10`-12`Male Specimens Only LN2 12 Lagerstroemia indica `Natchez` `Natchez` Crape Myrtle 15 gal 2.5"Cal 10`-12`Multi-trunk; full head MA 6 Magnolia virginiana Sweetbay Magnolia 30 gal 10`-12`Standard, full head TD 3 Taxodium distichum Bald Cypress 30 gal 3"Cal 10`-12`Full head, specimen quality SOD/SEED CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING REMARKS SOD 17,204 sf Cynodon dactylon `Tifway 419` Tifway 419 Bermuda Grass sod PLANT SCHEDULE landscape architecture land planning placemaking 218 N. Alston Street, Foley, Alabama 36535 Telephone 251.948.7181 Facsimile 251.981.8722 www.was-design.com Blue IslandGENERAL NOTES PLANTING AT SHRUB AREAS. STAKING DETAIL PLANTING AT TURF AREAS. PLANT PIT DETAIL TREE PLANTING - GUY STRAP3 00 30'60'N O R T HLANDSCAPE PLANTING PLAN1 · · · · · · · · · · · · · · · · · · · GENERAL PLANTING NOTES6 MULTI-TRUNK TREE STAKING · · 4 0 (:iJ 0 0 □ TREE Pl ACfMENT NOTES· 1.) ALL lREES SHALL BE 15 GAL AND/OR 1.5•-2.s-DIA AT THE llME OF PLANTING. 2.) lREES SHALL BE PLANTED EVERY 25' FROM INTERSECllONS. A lREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER THAN 10'. 3.) lREE SPECIES ANO lREE PLACEMENT SHALL BE APPROVED BY THE CITY HORTICULTURIST. 4.) ALL lREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 10 FEET FROM ADJACENT SlREET GRADE. 5.) IN AREAS 'M-IERE PLANTING SlRIPS ARE OPTIONAL ANO NOT PROVIDED, SIDEWALKS TEN FEET OR GREATER SHALL PROVI DE 4'X4' lREE WELLS ALONG THE CURB SO THE lREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6.) PER lREE ORDINANCE, SMALL lREES WILL BE PLANTED IN BETWEEN WALK ANO CURB AREAS LESS THAN 5 FEET. MEDIUM lREES CAN BE PLANTED BETWEEN 5-7 FEET AND LARGE GROWING lREES CAN BE PLAN TEO IF AREA BETWEEN WALK AND CURB IS 7 FEET OR MORE (SEE ORDINANCE FOR UST). 7.) DEVELOPER SHALL BE RESPONSIBLE FOR WATERING lREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. TREE PBOTFCDON NOTFS· 1.) lREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED. 2.) lREES SHALL NOT BE REMOVED PRIOR TO ISSUANCE OF PERMIT TO 00 SO. 3.) ANY PERSON WISHING TO REMOVE OR RELOCATE A SIGNIFICANT lREE SHALL MAKE A WRITTEN APPLICATION WITH THE CITY HORTICULTURIST. THE APPUCA TION SHALL INCLUDE A LANDSCAPE PLAN. THE CITY HORllCUL TU RIST MUST APPROVE OR DENY THE PERM IT WITH IN 14 WORKING DAYS AFTER RECEIPT OF APPLICATION. PISTUBBEP AREA NOTFS· Atf( DISTURBED AREAS SHALL RECEIVE SOD OR MULCH AS NECESSARY. ALL LANDSCAPE BEDS ARE TO RECEIVE 3• DEPTH LONG LEAF PINE STRAW, SETTLED \ \ \ r- 0 1/2" -1·-0· '---" \ \ \ \ / / = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUP PORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9• FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRU NK. ------------~;~Er D~:o~~MLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. :,:;o~c;;;:==-3• MULCH 7 I I FORM SAUCER WITH 3" CONTINUOUS RIM -----SPEC IFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. 329343-01 I -i \--S-ca-,e-,-1"·=-30-,,----------------------------------------------------------------------------------L...l~~-~=~===~1 rn TRENCH EDGE, RE: DETAIL + I UNDISTURBED SUBGRADE O1•-1·-o· GENERAi CONPffiONS ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURER'S INSTRUCTIONS ARROWHEAD ANCHOR FIN ISHED GRADE Ir II--,,- EX ISTING SUBSO IL SET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FIN ISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. 11 I" NISHED GRADE SHRUBS. ~ 111c-lc- 329343.26-02 CONTRACTOR SHALL BE RESPONSIBLE FOR SITE INSPECTION PR IOR TO CONSTRUCTION IN ORDER TO ACQUAINT HIMSELF WITH EXISTI NG CONDmONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINN ING CONSTRUCTION . CONTRACTOR IS RESPONS IBLE FOR PROTECTION OF LANDSCAPE MATER IAL AT ALL TIMES . LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANPSCAPE ARFA Pl ANTING SOIi PREPARATION PLANTING SO IL SHALL BE CREATED BY AMENDING IN-PLACE OR STR IPPED ON-SITE TOPSOI L WITH THE ADDITION OF COMPOST. COMPOST SHALL BE MUSHROOM COMPOST OR DECOMPOSED WOOD DERIVATIVES, AND SHALL BE APPROVED BY LA PR IOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLAN TI NG AREAS AT AN AVERAGE DEPTH OF 1.5 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH . INCORPORATE UNIFORMLY IN PLANTING AR EAS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY OR SPADING TI LLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS {E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION WITH COM POST INCO RPORATION, AS REQUIRED PER SOIL TEST (IF REQUES TED BY OWNER 'S REPRESENTATIVE). RAKE SOI L SURFACE SMOOTH PR IOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION ANO STICKS, ROOTS, RUBBISH, ANO OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING . CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS . ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANT ING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. PLANT MATERIAL AND PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE . CONTRACTOR SHALL VER IFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES . ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT ANY TI ME FROM INSTALL THROUGH WARRANTY PERIOD. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIET IES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS ANO DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMER ICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMER ICAN NURSERYMEN, INC. UNLESS NOTED SPEC IFICALLY, ALL PLANT MATER IAL SHALL BE BALLED ANO BURLAPPED OR CONTAINER GROWN. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OR DEAD GROWTH . WOUND PAINT SHALL NOT BE USED. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE IND ICATED MULCH: □ 3• DEPTH PIN E BARK □ 4 " DEPTH SHREDDED HARDWOOD MULCH C8J 3" DEPTH LONG LEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESS IVE WINOS . ALL TREE -STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE SUBM ITTED TO THE OWNER UNDER SEPARATE COVER AS AN OPTIONAL SERVICE ITEM FOR CONSIDERAT ION. 01•-1· 329399-01 ~ WAS DESIGN ~ ~ ~ THESE PLANS HAVE NOT BEEN APPROVED BY THE GOVERNING AGENCY AND ARE SUBJECT TO CHANGE. """"" ---------------~ ~ Revisions / Submissions _ 08.27.19 --'C"nY"--'S"'Lll=M"-ITT"'AI.'------ -10.13.20 _C_nY_S_LII_M_ITT_AI. _____ _ --------------- --------------- --------------- --------------- vrw °"'" LCW Chod<ed 193163-091 Project No. 08.22.19 Sheet r.ue LANDSCAPE PLANTING PLAN Sheet No. LP200 APPENDIX C PUD MASTER PLAN Common Area 1Green Space 0.42 ac.(G.S.)Detention1234678BLUE ISLAND ST. 66 FT. R/WHERMITAGE COURT 50 FT. PUBLIC R/W5WINN ST.Common Area 2Common Area 39440 FT. R/W 0.33 ac.(G.S.)Civil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120190510-PUD201905101"=30'CHKD.DEDDRAWN RDC0 15 306030 SCALE68V PAYDIRT, LLCBOUNDARY & SUBDIVISIONLEGEND:VICINIY MAPA PLANNED UNIT DEVELOPEMENTA RESUBDIVISION OF LOT 2HERMITAGE COURT UNIT ONE (SLIDE 1092-A)SITEGENERAL NOTES:GREEN SPACE DENSITY CALCULATION 4.40 TOTAL GROSS ACRES-1.08 RIGHT-OF-WAY & DETENTION AREA 3.32 ACRES8/3.32 = 2.41 UNITS PER ACRE (G.S. DENSITY) 15% REQUIREDOWNERFAIRHOPE AL 36532FST HERMITAGE, LLC5420 BATTLES WHARF DRDEVELOPER:SPANISH FORT AL 3652768V PAYDIRT, LLC29891 WOODROW LANE, SUITE 300PARCEL NO.: 05-46-04-17-1-000-066.501LEGAL DESCRIPTIONHERMITAGE COURT RESUBDIVISIONQUALIFYING GREEN SPACE CALCULATION0.42 COMMON AREA 10.01 COMMON AREA 20.33 COMMON AREA 3 (EXCLUDES POND)0.76 TOTAL ACRES (17% OF TOTAL SITE)40%2,400 SF30 FT15,760 SFR-10.86 AC8582 LFCITY OF FAIRHOPECITY OF FAIRHOPECITY OF FAIRHOPEAT&T4.40 AC19,542 SF14,474 SF35 FEET35 FEET10 FEET20 FEETREQUIRED SETBACKS:ELECTRIC SERVICE:TELEPHONE SERVICE:NUMBER OF LOTS:LIN. FT. STREETS:CURRENT ZONING:REAR:WATER SERVICE:SEWER SERVICE:SIDE STREET:SIDE:FRONT:TOTAL AREA:COMMON AREAS:LARGEST LOT:SMALLEST LOT:AVG LOT:MAX BLDG HEIGHT:MAX COVERAGE:MINIMUM HOUSE:(PRINCIPAL STRUCT)P.U.D.PROPOSED ZONING:14,000 SFMINIMUM LOT:Setback-StreetsideSetback-SideMin. Lot WidthSummary of ComparisonsMax. Lot CoverageMax. Bldg. Ht.Setback-RearSetback-FrontMin. Lot AreaR1 Zoning vs PUD20'10'100'40%30'35'40'15,000 sf20'10'100'40%30'35'35'14,000 sfRequirementR-1 ProposedLOT 237 ETVIR LOT 238 LOT 240 LOT 4 8.S.L. = BUILDING SETBACK LINE (A & R) • ACTUAL & RECORD BEARING/DISTANCE (R) = RECORD BEARING/DISTANCE • • CAPPED REBAR SET (26014 S) CRF = CAPPED REBAR FOUND CTIF = CRIMP TOP IRON FOUND CMF • CONCRETE MONUMENT FOUND OEPF • OPEN END PIPE FOUND = CHAIN LINK FENCE = POST & WIRE FENCE = WOOD FENCE • OVERHEAD PO'NER LINE _,_ = WATER MAIN -,~ = GAS MAIN N = FIRE HYDRANT 1' = POWER POLE = GUY WIRE ANCHOR t=1J = GAS VALVE :9 GRAVEL LOT 3 Accessory Structures shall be permitted, subject to restrictions outlined in the Fairhope Zoning Ordinance, Section C, 2-Residential Accessory Structures, Table J-J, "All other residential districts". .......... . . '• 1/2"CRF _Q6014) -......., ---.. ._sag· 4<4'25:'.E 6"3J..Qf ................ ""'1-fJ;;:___ -TAYLOR, ROBERT PENDLETON UAL TAYLOR, RE 253 BLUE ISLAND ST F A/RHOPE AL 36532 Lot 1 (Not lncld.) -~-I------,---ASPHALT LOT 2 ASPHMI 1/2"CRF (MOORE) ssg·ss'oo"w 160.00· S89'48°22°'W 160.00'(R) LOT 1 LOT 2, HERMITAGE COURT UNIT ONE, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1092-A, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA. 1 FOR THE LOCATION OF ALL UTILITIES, SEE CONSTRUCTION PLANS. 2. STORMWATER DETENTION AREAS ARE NOT THE RESPONSIBILITY OF CITY OF FAIRHOPE TO MAINTAIN ALL UTILITIES WILL BE CONSTRUCTED UNDERGROUND. THERE IS DEDICATED HEREWITH A 10 FOOT UTILITY EASEMENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHT-OF-WAYS AND A 5 FOOT UTILITY EASEMENT ON EACH SIDE OF LOT AND COMMON AREA LINES, UNLESS OTHERWISE NOTED. 5. THERE IS DEDICATED HEREWITH A 15 FOOT DRAINAGE EASEMENT ALONG THE REAR LOT LINES OF ALL LOTS (UNLESS SHOWN OTHERWISE) AND A 10 FOOT DRAINAGE EASEMENT ALONG ALL SIDE LOT LINES (5 FOOT OFF EACH SIDE). 6 NO FENCES OR STRUCTURES SHALL BE PLACED IN DRAINAGE OR UTILITY EASEMENTS. 7. MINIMUM FINISHED FLOOR ELEVATION SHALL BE 18"' ABOVE THE HIGHEST GROUND ELEVATION 10 FEET OUTSIDE OF BUILDING. SEE THE FAIRHOPE BUILDING DEPARTMENT FOR SPECIFIC REQUIREMENT. 8 ALL ACCESS STREETS TO ADJACENT PROPERTIES THAT ARE NOT CONNECTED AT THE TIME OF THE IMPROVEMENTS SHALL BE POSTED WITH A STOP SIGN BLANK READING "FUTURE THROUGH STREET" 9. A PROPERTY OWNERS' ASSOCIATION (POA) IS REQUIRED TO BE FORMED. TI-iE POA IS REQUIRED TO MAINTAIN ANY AND ALL STORM WATER FACILITIES AND STRUCTIJRES LOCATED OUTSIDE OF TI-iE PUBLICLY ACCEPTED RIGHT-OF-WAY ~,;tC~~~"/~ '"P &-:o'°"'" I 'ffl~NV-108.16 c, ~ II II II II II II II II II II II II II II II II II 11[:; 11.0:: 11·Ll') 11-11 II I \ I / \ I J/ I I \II Ir/ ~I I I I I I 0 < I I 0 < I hl 0 < I 0 < I I INCH = 1 MILE SITE DATA 05499352.1 1 THIS INSTRUMENT PREPARED BY: Andrew R. Dolan 68 Ventures, LLC 29891 Woodrow Lane, Suite 300 Spanish Fort, Alabama 36527 STATE OF ALABAMA: COUNTY OF BALDWIN: DECLARATION OF CONDITIONS, COVENANTS AND RESTRICTIONS OF BLUE ISLAND THIS DECLARATION OF CONDITIONS, COVENANTS AND RESTRICTIONS (this “Declaration”) is made this day of , 2020, by 68V Blue Island 2020, LLC, an Alabama limited liability company (“Declarant”, as further defined below). W I T N E S S E T H: WHEREAS, on , Declarant recorded in Slide of the Office of the Judge of Probate of Baldwin County, Alabama, a subdivision plat for Blue Island (“Plat of Subdivision”, as further defined below) pertaining to certain real property owned by Declarant in Baldwin County, Alabama, as more specifically described on Exhibit “A” hereto. NOW, THEREFORE, DECLARANT HEREBY DECLARES, that subject to the provisions hereof, all of the Lots (hereinafter defined) shall be held, sold and conveyed by the Owners and the Common Area (hereinafter defined) shall be held by the Association subject to the restrictions, covenants and conditions contained herein for the purposes of protecting the value and desirability of, and which shall run with, the Community Property (hereinafter defined) and be binding on all parties having any right, title or interest in the Community Property or any part thereof, their heirs, successors and assigns, and shall inure to the benefit of each Owner of any portion thereof. ARTICLE ONE GENERAL PROVISIONS 1.01 Restrictive Covenants and Easements Running with the Land. The use of the Community Property shall be in accordance with the provisions and restrictions of this Declaration, all of which are to be construed as restrictive covenants and/or easements, as applicable, running with the land and with the title to each and every Lot and shall be binding 05499352.1 2 upon all Owners and other persons having interests therein and upon their heirs, personal representatives, successors, grantees and assigns. 1.02 Terminology. Whenever the context requires, words used in the singular shall be construed to mean or to include the plural and vice versa, and pronouns of any gender shall be deemed to include and to designate the masculine, feminine or neuter gender. 1.03 Definitions. The following terms, when capitalized herein, shall have the meaning set forth in this Section 1.03: (a) “Additional Property” shall mean and refer to any property that Declarant designates as “Additional Property” pursuant to the terms of an amendment to this Declaration. (b) “Adult” means a person of age twenty-one (21) or older. (c) “Architectural Review Committee” means the Architectural Review Committee as established by the Board of Directors in accordance with the Bylaws. (d) “Articles of Incorporation” means the Articles of Incorporation of Blue Island Owners Association, Inc., an Alabama non-profit corporation, as recorded in the records of the Office of the Judge of Probate of Baldwin County, Alabama, as the same may hereafter be amended, altered or repealed from time to time. (e) “Association” means Blue Island Owners Association, Inc., an Alabama non- profit corporation. (f) “Board” or “Board of Directors” means the Board of Directors of the Association, established in accordance with the Articles of Incorporation and Bylaws of the Association. (g) “Builder” means any commercial home builder or contractor who owns one or more Lots in the Subdivision and is in the business of constructing residential structures to sell to owner-occupants. (h) “Bylaws” means the Bylaws of the Association, as the same may hereafter be amended, altered or repealed from time to time. (i) “Common Area” means all real property within the Subdivision which is owned or leased by the Association or dedicated for use or maintenance by the Association or its members, regardless of whether title has been conveyed to the Association. (j) “Community Property” means all of the Lots and the Common Area, collectively. 05499352.1 3 (k) “Declarant” means 68V Blue Island 2020, LLC, an Alabama limited liability company, its successors and assigns which expressly are assigned and assume Declarant’s rights as “Declarant” hereunder. (l) “HOA Act” shall mean the Alabama Homeowners’ Association Act, currently codified at Chapter 20 of Title 35 of the Code of Alabama (1975), as the same may hereafter be altered, amended, replaced, and/or restated from time to time. (m) “House” or “Home” means any single-family dwelling unit situated upon a Lot. (n) “Lot” means each and every numbered lot shown on the Plat of Subdivision and any lot of any Additional Property that is deemed to be a Lot under an instrument recorded in the records of the Office of the Judge of Probate of Baldwin County, Alabama. (o) “Member” means every person or entity who is a member of the Association. (p) “Mortgagee” means a holder or beneficiary of any mortgage, deed with vendor’s lien reserved, or any other form of instrument used for the purpose of encumbering or conveying real property as security for payment or satisfaction of any obligation. (q) “Owner” means the record owner, whether one or more persons or entities, of fee simple title to any Lot, including contract sellers, but excluding mortgagees, lien holders, lessees, tenants, and those having such interests solely as security for the performance of an obligation. (r) “Person” means any individual, corporation, trust, partnership, joint venture, limited liability company or other entity. (s) “Plat of Subdivision” has the meaning ascribed to such term hereinabove, and shall also include any additional plat or plats of real property that are hereafter recorded where such real property is annexed to this Declaration in accordance with the terms of Section 10.02 hereof. (t) “Subdivision” means Blue Island, a subdivision as shown on the Plat of Subdivision, together with any Additional Property made subject to this Declaration in accordance with the terms of Section 10.02. (u) “Turnover” means the earlier to occur of (i) Declarant relinquishing control of the Association in a written instrument recorded in the real property records of Baldwin County, Alabama; (ii) three (3) months after one hundred percent (100%) of the Lots in the Subdivision, including Lots to be created out of the Additional Property in accordance herewith, have been conveyed to persons other than Declarant or Declarant’s successors or assigns (for avoidance of doubt purposes, the event described in this clause (ii) shall not be deemed to have 05499352.1 4 occurred prior to Declarant’s having annexed all of the Additional Property into the Subdivision and having sold all of the Lots therein); or (iii) December 31, 2040; provided however, in the event of a conflict between Alabama law and the foregoing, the applicable Alabama law shall control. ARTICLE TWO COMMON AREA 2.01 Common Area. The Association, subject to the rights of the Owners set forth in this Declaration, the Articles of Incorporation and the Bylaws, shall be responsible for the exclusive maintenance, management, and control of the Common Area and all improvements thereon, and shall keep the Common Area in a good, clean, attractive, and sanitary condition, order, and repair pursuant to the terms and conditions of this Declaration. The Association has the right to restrict the use and govern the operation of the Common Area by promulgating reasonable rules and regulations (including reasonable rules and regulations with respect to any Common Area facilities or the use of the Common Area) and the right to charge reasonable one- time or monthly fees for the use thereof by the Owners as the Association deems necessary or appropriate. 2.02 Right of Enjoyment. Subject to any rules and regulations promulgated by the Board of Directors and the terms and conditions of the HOA Act and the Bylaws, every Member shall have a right and easement of enjoyment of the Common Area, and such easement shall be appurtenant to and pass with the title to each Lot. 2.03 Lots Subject to Covenants, Restrictions, Limitations and Term. Each Lot that shall be conveyed, held, devised, leased, or demised at any time hereafter shall be subject to all the terms, conditions, covenants, restrictions, and limitations herein contained, and the obligation to observe and perform the same whether or not it be so expressed in the deed or other instrument of conveyance of the Lot or real property, and such shall run with the Lot or real property and be appurtenant thereto as if fully set out in such deed or instrument of conveyance, subject to the terms and conditions hereof. 2.04 INTENTIONALLY DELETED. 2.05 Overhead Wires. No Lot shall be served with any overhead electrical or communications service, and no Owner shall erect power poles for such service; provided, however, that nothing herein shall be construed to prohibit overhead street lighting or ornamental yard lighting provided that such lighting is constructed in accordance with the terms and conditions hereof and approved by the Architectural Review Committee. 2.06 Control of Common Area. The Association may, upon approval by the Board of Directors, sell, subdivide, lease, mortgage, grant easements over or otherwise encumber the Common Area, or exchange all or any portion of the Common Area for Lots or other real property, or purchase or acquire any additional real property and dedicate the same as Common Area, subject to the terms of this Declaration. 05499352.1 5 2.07 Condemnation. In the event of a taking by eminent domain of any portion of the Common Area on which improvements have been constructed, the Association shall restore or replace such improvements so taken on the remaining Common Area, provided that the Association shall not be obligated to expend an amount in excess of the proceeds of the award available to the Association, unless within sixty (60) days after such taking, an alternative plan is approved by at least seventy-five percent (75%) of the voting interests of the Members. All compensation available or paid to the Association upon any such taking shall be paid to the Association. 2.08 Liability. Owners, occupants and their guests shall use and enjoy the Common Area at their own risk and shall assume sole responsibility for their personal belongings used or stored there. The Association, Declarant and their respective officers, directors, employees, representatives and agents shall not be held liable for personal injury to any person, nor for loss or damage to personal belongings used or stored on any of the Common Area. The Association shall not be liable for injury or damage to any person or property (a) caused by the elements or by an Owner or any other person, (b) resulting from any rain or other surface water which may leak or flow from any street, pipe, plumbing, drain, conduit, appliance, equipment, security system, or utility line or facility, the responsibility for the maintenance of which is that of the Association, or (c) caused by any street, pipe, plumbing, drain, conduit, appliance, equipment, security system, utility line, facility or from any portion of the Common Area, the responsibility for the maintenance of which is that of the Association, becoming out of repair. Nor shall the Association be liable to any Owner or occupant for loss or damage, by theft or otherwise, of any property of such Owner or occupant, whether or not any such loss or damage occurs in the Common Area. ARTICLE THREE ASSOCIATION MEMBERSHIP AND VOTING RIGHTS 3.01 Membership. Each Owner shall be a Member, subject to the terms and conditions of the Articles of Incorporation and the Bylaws. 3.02 Voting. Voting by Owners shall be in accordance with the Bylaws. 3.03 Assignment. The share of a Member in the funds and assets of the Association cannot be assigned, hypothecated, or transferred in any manner except as an appurtenance of said Owner’s Lot. ARTICLE FOUR COVENANT FOR MAINTENANCE ASSESSMENTS 4.01 Personal Obligation of Assessments. Each Owner of any Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association: (1) annual assessments or charges, (2) special assessments, and (3) any individual assessments, fines or charges charged against the Lot or Owner, as such assessments are hereinafter established and shall be collected as hereinafter provided (singularly, an “Assessment” and collectively, the “Assessments”). The annual, special, and individual 05499352.1 6 assessments, together with interest, costs, an administrative late fee not to exceed the greater of twenty-five and no/100 dollars ($25.00) or five percent (5%) of the amount of each installment that is past due, and reasonable attorneys’ fees, shall be a charge on the Lot and shall be a continuing lien upon the Lot against which each such Assessment is made effective from and relating back to the date on which this Declaration was recorded. Any payment received and accepted by the Association shall be applied first to any interest accrued, then to any administrative late fee, then to any costs and reasonable attorney’s fees, and then to the delinquent Assessments. Each such Assessment, together with interest, costs, the administrative late fee and reasonable attorneys’ fees, shall also be the personal obligation of the person who was the Owner of such Lot at the time when the Assessment fell due. The personal obligation for delinquent Assessments shall pass to successors in title. 4.02 Purpose of Assessments. The Assessments levied by the Association shall be used to provide for the operation of the Association and the management, care and maintenance of the Common Area and any improvements constructed thereon, including provision for appropriate insurance against casualty and liability. At the Board’s discretion, the Association may establish and maintain a reserve fund with such sums as the Board determines in good faith are necessary and adequate for the periodic maintenance, repair, and replacement of the Common Area and any improvements constructed thereon (the “Reserve Account”). 4.03 Annual Assessments. To provide the total sum necessary for the insurance purchased by the Association hereunder, the Reserve Account, the maintenance, repair and replacement (as applicable) of the Common Area and any improvements located thereon, and any and all other expenses of the Association (whether pertaining to the ownership, operation, use, maintenance, and/or repair of the Common Area or otherwise), each Member for each Lot owned shall pay a portion of the total amount necessary for such purposes to the Association. The portion to be paid by each Member for each Lot shall be determined in accordance with Section 4.06 hereof. The amount of the annual Assessment assessed against each Member as provided under the foregoing sentence shall be assessed by the Association as a lien at the beginning of each annual Assessment period. 4.04 Special Assessments for Capital Improvements Upon Common Area. In addition to the annual Assessments authorized above, the Board of Directors or the Association may levy, in any assessment year, a special Assessment applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Area and any entrance wall or signage, including fixtures and personal property related thereto; provided, however, that the total of all such special Assessments for any given calendar year shall not exceed $[_______] per Lot, unless such special Assessment in excess of such maximum amount are approved by the affirmative vote of the Members holding a majority of the voting rights in the Association. 4.05 Date of Commencement of Annual Assessments and Due Dates. The Assessments provided for herein shall commence as to a particular Lot upon conveyance of the Lot to any Owner who is not the Declarant or a Builder. The first annual Assessment shall be adjusted according to the number of months remaining in the calendar year. The Board of Directors shall fix the amount of the annual Assessment against each Lot at least thirty (30) days 05499352.1 7 in advance of each annual Assessment period. Written notice of the annual Assessment shall be sent to every Owner subject thereto. The Board of Directors shall determine if annual and special Assessments will be collected annually, quarterly or at some other interval and shall set due dates for Assessment payments. If the Board of Directors does not fix an annual Assessment in advance of any annual Assessment period, the annual Assessment for the period will be the same as for the prior period until the Board fixes a new annual Assessment amount. 4.06 Assessment Shares. Each Member shall be responsible for a portion of any annual or special Assessments levied against the Members equal to a fraction calculated in accordance with the following: the numerator of such fraction shall be the number of Lots owned by such Member and the denominator of which shall be the total number of Lots in the Subdivision that are then subject to Assessment at the time such Assessment is levied. The quotient of such fraction shall be multiplied by the total sum of the applicable Assessment, and the resulting figure shall be the portion of such Assessment that is owed by the applicable Member. The total number of Lots in the Subdivision may be increased from time-to-time by Declarant in its sole and absolute discretion in accordance with Section 10.02 hereof, and any such increases in the total number of Lots in the Subdivision shall be taken into account in calculating any Assessments in accordance with this Section. 4.07 Initial Capital Contribution Assessment. An Assessment is hereby levied against, and due upon the closing of the sale of each Lot in the amount of [____________] and No/100 Dollars ($[______].00) against the purchaser of each Lot (whether such Lot has a completed Home located upon it or otherwise) and against each subsequent purchaser of each Lot; provided, however, that in the case of sales of Lots by Declarant to a Builder, the Builder shall be exempt from such Assessment. The proceeds of such Assessments may be used by the Association for any purpose for which the Association is authorized under the Articles or this Declaration. 4.08 Reservation of Lien; Effect of Nonpayment of Assessments; and Remedies of the Association. Any Assessment not paid within thirty (30) days after the due date shall bear interest thereon at a rate to be set by the Board of Directors but in no event greater than the maximum percentage rate as may then be permitted under the laws of the State of Alabama. The Association may bring an action at law or in equity against the Owner personally obligated to pay any Assessment, foreclose a lien against the Lot(s) against which the Assessment is applicable, or seek injunctive relief. Furthermore, a lien is hereby reserved in favor of the Association against each Lot in the amount of all Assessments outstanding against such Lot (the “Assessment Lien”). Interest, costs, and reasonable attorneys’ fees of any action brought by the Association in respect of an Assessment and/or the Assessment Lien applicable to such Assessment shall be added to the amount of such Assessment and shall be secured by the Assessment Lien. Each such Owner, by his acceptance of a deed to or other conveyance of an interest in a Lot, hereby expressly vests in the Association the right and power to bring all actions against such Owner personally for the collection of each Assessment as a debt and to foreclose the Assessment Lien by all methods available for the enforcement of such liens, including foreclosures by an action brought in the name of the Association in a like manner as a mortgage lien on real property, and such Owner hereby expressly grants to the Association a power of sale in connection with the Assessment Lien. The Assessment Lien may be foreclosed 05499352.1 8 by the Association in the same manner as real estate mortgages in the State of Alabama. The Association shall have the power to bid for an interest foreclosed under an Assessment Lien at foreclosure sale and to acquire and hold, lease, mortgage, and convey the same. No Owner may waive or otherwise escape liability for the Assessments by non-use of the Common Area or abandonment of said Owner’s Lot. The Board of Directors may also suspend the use rights of any Owner of the Common Area in the event of a failure to pay any Assessment within thirty (30) days of the applicable due date. Furthermore, and without limiting any rights of the Association hereunder, the Association shall have the right to transfer, assign and convey to any third party any debt associated with any unpaid Assessments and the Assessment Lien that is associated therewith. 4.09 Lien Rights under the HOA Act. The lien rights granted and reserved to the Association in accordance with Section 4.08 hereof shall be in addition to, and shall not be in lieu of, the lien rights that are granted to the Association by Section 35-20-12 of the HOA Act. The Association shall have the right, exercisable by the Board of Directors in its sole and absolute discretion, to elect from time to time whether to establish, record, enforce, foreclose or otherwise treat a lien against an Owner’s Lot as being (a) an Assessment Lien granted and reserved in accordance with this Declaration or (b) a lien granted to the Association by Section 35-20-12 of the HOA Act. Any lien granted to the Association by Section 35-20-12 of the HOA Act and sought to be enforced by the Association shall be enforced in accordance with the terms and conditions of the HOA Act. 4.10 Election of Remedies. Institution of a suit at law to collect payment of any delinquent Assessments shall not be deemed to be an election by the Association which shall prevent its thereafter seeking enforcement of the collection by foreclosure of any sums remaining owing to it, nor shall proceeding by foreclosure to affect such collection be deemed to be an election precluding the institution of a suit at law to collect any sum then remaining owing to the Association. The Association shall be entitled to bid at any sale held in connection with the foreclosure of the Assessment Lien and may apply as a cash credit against its bid all sums secured by the lien enforced. 4.11 Subordination of the Lien to Mortgages. The Assessment Lien shall be subordinate to the lien of any first mortgage on a Lot. Sale or transfer of any Lot shall not affect the Assessment Lien; provided, however, the sale or transfer of any Lot pursuant to foreclosure of a first mortgage on said Lot or any proceeding in lieu thereof shall extinguish the Assessment Lien as to payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any Assessments thereafter becoming due or from the Assessment Lien associated therewith or relieve the prior Owner from any personal liability for any unpaid Assessments occurring prior to said sale or transfer. 4.12 Estoppel Letter. The Association shall, within thirty (30) days after receiving a written request therefor and for a reasonable charge, as established by the Board of Directors, certify to the amount of any unpaid Assessments constituting a lien on a specified Lot. A certification letter signed by an officer of the Association or the Association’s managing agent, if any, as to the amount of Assessments due with respect to a Lot shall be binding upon the Association. 05499352.1 9 ARTICLE FIVE MAINTENANCE AND REPAIR 5.01 Maintenance. The Association shall provide maintenance of the Common Area. In addition, the Association shall have the right, but not the obligation, to maintain other property not owned by the Association, whether within or without the Subdivision and to enter into easement and covenant to share costs agreements regarding such property where the Board has determined that such action would benefit the Owners. Without limiting the foregoing, the Association shall have a reasonable right of entry upon any Lot to make emergency repairs and to do other work reasonably necessary for the proper maintenance and operation of the Common Area and to carry out its rights and duties set forth in this Declaration. Each Owner shall maintain his or her respective Lot and shall also maintain and repair, at such Owner’s sole cost and expense, said Owner’s House, patio and yard area keeping the same in good condition and making all structural repairs and maintenance, external and internal, as may be required from time to time, including, but not limited to maintenance and repairs of any enclosed patio area, screens and screen doors, exterior door and window fixtures, glass, and other hardware. Each Owner shall also be responsible for the maintenance and repair of any fence or fences erected on such Owner’s Lot and gates appurtenant thereto and for keeping the same in good condition. 5.02 Failure to Maintain. In the event an Owner shall fail to maintain and repair his Lot and the improvements situated thereon, as provided for herein, the Association, after approval by a majority vote of the Board of Directors, shall have the right, through its agents and employees, to enter upon said Lot and to repair, maintain, and restore the Lot and the House and any other improvements erected thereon. The cost of the same shall be added to and become part of the Assessment to which such Lot is subject; provided, however, if a dispute arises concerning the foregoing between the Owner and the Association, the matter may be submitted to arbitration in accordance with the mutual agreement of the parties. 5.03 Damage to Common Area. Notwithstanding anything contained in this Article Five to the contrary, each Owner shall be personally responsible and personally liable for any damage to the Common Area, or any portion thereof, caused by the Owner and/or the Owner’s family members, guests, invitees, lessees or licensees as a consequence of the negligence, recklessness or willful misconduct of such person. The cost of repair for any damage so caused by the Owner, the Owner’s family members, guests, invitees, lessees or licensees shall be an individual Assessment against the Owner responsible therefor and the Lot of such Owner. ARTICLE SIX ARCHITECTURAL CONTROL 6.01 Submission of Plans and Specifications. No House, building, fence, wall, fixture, telecommunication installation or other structure, improvement, or alteration shall be constructed, erected, installed, or maintained upon any Lot, nor shall any exterior addition to or change or alteration therein be made until the plans and specifications of the same shall have been submitted by an Owner to and approved in writing as in harmony with this Declaration by the Architectural Review Committee. Two (2) copies of the building or construction plans and 05499352.1 10 specifications shall be submitted to the Architectural Review Committee. Prior to commencement of any construction or installation activities on a Lot, an Owner’s Plans must be approved by the Architectural Review Committee as to conformity and harmony with this Declaration. The Architectural Review Committee may, from time to time, establish additional written design guidelines for the Subdivision, and a copy of any such guidelines then in effect shall be made available to any Member requesting a copy of same from the Association. 6.02 Approval or Disapproval. The Architectural Review Committee shall indicate its approval or disapproval of such plans and specifications by delivering, in writing, notice of such approval or disapproval to the requesting Owner. In the event the Architectural Review Committee fails to approve or disapprove such design and location within forty-five (45) days after said plans and specifications have been submitted to it, disapproval shall be deemed automatically given. 6.03 Right of Inspection. The Architectural Review Committee shall have the right, but not the obligation, to inspect the Owner’s Lot and improvements during construction and prior to occupancy to inspect whether construction is proceeding in accordance with the construction plans submitted and approved by the Architectural Review Committee. Failure of an Owner to comply with the provisions of this Section 6.03, or failure of an Owner to carry out construction in accordance with the provisions of this Article, shall subject such Owner to such remedies as might be available at law or in equity (including, but not limited to, specific performance and injunction and payment of the prosecuting parties’ reasonable legal fees and expenses). 6.04 Limited Review. The scope of review by the Architectural Review Committee is limited to appearance only and does not include any responsibility for structural soundness, suitability of construction or materials, compliance with building or zoning codes or standards, this Declaration, or any other similar or dissimilar factors. 6.05 Waiver of Liability. Neither the Architectural Review Committee nor any architect nor agent thereof nor the Association nor any agent or employee of any of the foregoing shall be responsible in any way for the failure of any improvements to comply with the requirements of this Declaration, nor for any defects in any plans and specifications submitted, revised or approved in accordance with the foregoing provisions, nor for any structural or other defects in any work done according to such plans and specifications, and all persons relying thereon or benefiting therefrom agree not to sue or claim against the entities and persons referred to in this Section for any cause arising out of the matters referred to herein and further agree to and do hereby release said entities and persons for any and every such cause. ARTICLE SEVEN USE RESTRICTIONS 7.01 Residential Use; Commercial Activity. Except as is hereinafter provided in this Section and in Section 10.01(c) hereof, each Lot is hereby restricted to a private, single-family dwelling for residential use. No commercial activities of any kind whatsoever shall be conducted in any Home, any other building located on a Lot, or any portion of any Lot; provided, 05499352.1 11 however, that (a) an Owner may conduct a business entirely within his Home so long as (i) such business uses only ten percent (10%) of the total square footage of such Home, (ii) such business does not result in parking of additional vehicles on the Subdivision streets or Common Areas, (iii) such business is secondary to the use of the Lot for residential purposes, (iv) such business shall not violate any applicable zoning ordinances, and (v) such business does not create a nuisance or unreasonably interfere with any other Owner, Home, or Lot, and (b) Builders shall have the right to use a House as a “model home” and to operate a sales office from such model home with the prior written approval of the Architectural Review Committee. 7.02 Subdivision of Lots. Each Lot shall be conveyed as a separately designated and legally described freehold estate subject to the terms, conditions, and provisions hereof, to easements and rights-of-way, and to matters of public record. No Lot may be subdivided into a smaller Lot or Lots unless approved by the Association; provided, however, that an entire Lot may be combined with an entire adjacent Lot and occupied as one Lot but assessed and governed as two Lots. 7.03 Signs. No sign of any kind shall be displayed on any Lot (including, without limitation, any signage within a Home that is visible from the exterior of such Home), except (i) that any Owner actively attempting to sell his Lot may place a “for sale” sign of less than four (4) square feet on his Lot; (ii) during the building of homes in the Subdivision, Declarant and/or the Builders in the Subdivision may place signs at the entrance and/or on any Lot then owned by the Declarant and/or the Builders to advertise the Subdivision and the Lots for sale therein; and (iii) any Owner may display a sign of reasonable size provided by a contractor for security services within 10 feet of any entrance to the home. 7.04 Noxious and Offensive Activity. No noxious or offensive activity shall be carried on, in or upon any Lot, nor shall anything be done thereon which may be or become an annoyance or nuisance to any other Owner. 7.05 Design Criteria; Structure. All improvements, fixtures, and telecommunication installations to be constructed, installed, or otherwise located on a Lot by an Owner shall be approved in writing by the Architectural Review Committee prior to commencement of construction or installation in accordance with the terms of this Declaration and shall otherwise comply with the following requirements, which requirements remain subject to waiver or modification in writing by the Architectural Review Committee from time to time and on a case by case basis: (a) Any House shall contain a minimum of two thousand four hundred (2,400) square feet of heated and cooled living space. (b) No House may exceed two (2) habitable stories above grade. (c) All sidewalks shall be constructed along the street right-of-way of each Lot as noted on the Plat of Subdivision or as required by the City of Fairhope, Alabama. Accordingly, each site plan submitted to the Architectural Review Committee shall show the location and material to be used for construction of the sidewalk, 05499352.1 12 all as required and approved by the Architectural Review Committee. Each Owner shall construct or cause to be constructed on his or her Lot the approved sidewalk upon completion of the House on his or her Lot and before occupancy thereof. (d) The residential structure shall contain a two-car garage that is approved by the Architectural Review Committee; provided however, that no two-car garage may have a flat roof and any such garage shall be in conformity with the general architecture of the primary residential building or structure. (e) Air-conditioning and heating units, blowers, towers, condensers or structures related thereto, when erected between the side of any building or structure and the side Lot line of the Lot on which said building or structure is located, shall be enclosed in conformity with the general architecture of the primary residential building or structure, or shielded by shrubbery. No window air-conditioning units shall be permitted. (f) Underground electrical distribution facilities are required and no overhead electrical or similar wiring or lines shall be permitted. (g) All outside radio and T.V. antennas (including satellite dishes and other signal receiving/transmitting equipment) shall be installed in such a way as to minimize visibility from the front of the Lot and shall be placed on the back or side of any roof. (h) No plumbing or heating vent shall be placed on the front side of any roof. (i) Driveways must be made of concrete, unless an alternative surface is approved by the Architectural Review Committee in its sole discretion; provided, however, that in no event may any Driveway be painted, scored or otherwise colored. (j) During construction, all vehicles, including those delivering supplies, must be parked so as not to unnecessarily damage trees on a Lot or Common Area. (k) All building debris, stumps, trees, etc., must be removed from each Lot by the Owner thereof as often as necessary to keep the House and Lot attractive. Such debris shall not be dumped in any area of the Subdivision. (l) Walls or fences constructed or erected on any Lot shall be of ornamental iron, wood, black painted metal or masonry construction. No wall or fence shall be constructed from the front property line to the rear corners of the House. No fences may be constructed without the prior written approval of the Architectural Control Committee pursuant to the requirements set forth in Section 6.01, and the Architectural Control Committee reserves the right to refuse to allow any fencing on any Lot. All disturbed areas shall be sodded or otherwise stabilized and the yard shall be landscaped upon the completion of construction and before 05499352.1 13 occupancy. It shall be the Owner’s responsibility to maintain any landscaping, walls or fences situated on a Lot so that such improvements remain in an attractive, well-kept condition. (m) No outside clothes lines shall be permitted. (n) Following construction of a Home on a Lot, existing drainage shall not be altered in any manner, and specifically shall not be altered in such a manner as to divert the flow of water onto an adjacent Lot. (o) Any roof constructed over any structure on any Lot must be covered with composite shingles or such other types of roof coverings of a higher grade and quality than composite shingles as are approved by the Architectural Review Committee. 7.06 Animals. No animals, livestock, or poultry of any kind shall be raised, bred, or kept on any Lot except that dogs, cats, and other household pets may be kept subject to the rules and regulations adopted by the Association, provided that they are not kept, bred, or maintained for any commercial purpose. Pets must be kept leashed and/or under control at all times. 7.07 Waste. No rubbish, trash, garbage, or other waste material shall be kept or permitted upon any Lot except in sanitary containers located in appropriate area, screened and concealed from view. 7.08 Accessory Structures. Except as otherwise provided for herein, no patio cover, building or storage unit of any kind shall be erected, placed or set on any Lot unless such structure is attached to the House erected on the same Lot and the architecture and character of such structure matches that of said House. Notwithstanding the foregoing, one (1) accessory building may be erected, placed or set on any Lot if such structure is: (a) no more than eight (8) feet in height; (b) located upon the back yard of such Lot; (c) enclosed on all sides by a wooden fence of at least six (6) feet in height (which must be approved by the Architectural Control Committee); and (d) approved by the Architectural Review Committee. 7.09 Temporary Structures. No structure of a temporary character, trailer, mobile home, motor home, modular building unit, basement, tent, shack, garage, barn, or other outbuilding shall be used at any time on the Lots as a residence, either temporarily or permanently. 7.10 Vehicles. (a) No inoperative cars, trucks, trailers, boats, campers or other types of vehicles shall be allowed to remain either on or adjacent to any Lot for a period in excess of forty-eight (48) hours; provided, however, this provision shall not apply to any such vehicle being kept in an enclosed garage. 05499352.1 14 (b) No trucks larger than a one-ton pickup shall be parked in the Subdivision, except those reasonably necessary to complete approved improvements. (c) Recreational vehicles and campers shall not be parked or stored on any Lot. Boats shall be parked in garages or shall be stored out of sight from all neighbors and fully screened by a privacy fence of no less than six (6) feet in height. (d) No permanent or long-term parking on streets is allowed. Parking in yards is strictly prohibited. (e) There shall be no major repair performed on any motor vehicle on or adjacent to any Lot unless performed inside an enclosed garage. (f) No noxiously loud or dangerous vehicles shall be allowed to be operated on any Lot. 7.11 Construction. (a) When the construction of any improvement upon any Lot has begun, work thereon shall be pursued diligently and continuously until full completion. All construction sites must be kept clean, and debris shall not be allowed to accumulate. During construction, the use of dumpsters for routine cleaning of construction sites is permitted. (b) No residence constructed on any Lot may be occupied prior to its substantial completion. (c) Landscaping shall be completed within sixty (60) days after completion of construction. 7.12 Pollution. There shall be no noxious emission of smoke, dust, odor, fumes, glare, noise, vibration, electrical or magnetic disturbance, detectable at the lot line or beyond. 7.13 Outdoor Lighting. No exterior lighting fixture (other than fixtures approved by the Architectural Review Committee) shall be installed within or upon any Lot without adequate and proper shielding of the fixture. No lighting fixture shall be installed that may become an annoyance or a nuisance to Owners or occupants of adjacent properties. 7.14 Garbage and Refuse Disposal. No Lot shall be used or maintained as a dumping ground for rubbish, trash, garbage, or waste. All storage equipment for such material shall be kept in a clean and sanitary condition. 7.15 Oil and Mining Operations. No activity or hardware used for the purpose of exploration or extraction of minerals, oil, or gas shall be allowed on any Community Property at any time. 05499352.1 15 7.16 Firearms and Fireworks. The display or discharge of firearms or fireworks on any Lot or any Common Area is prohibited; provided, however, that the display of lawful firearms on the Common Area is permitted by law enforcement officers and also is permitted for the limited purpose of transferring firearms across the Common Area to or from an Owner’s Lot. The term “firearms” includes “B-B” guns, pellet guns and other firearms of all types, regardless of size. 7.17 No Hanging of Items. No clothes, sheets, blankets, towels, laundry of any kind or other articles shall be hung out or exposed on any balconies, patios, or railings. Notwithstanding the foregoing, in the event the Association purchases any flags or other decorative items, each Owner shall hang any such flag or other decorative item from the exterior of such Owner’s Home at the location, in the manner and at such times as shall be required by the Association in the Association’s sole and absolute discretion. 7.18 Hazardous Items. No one shall use or permit to be brought onto any Lot or upon any of the Common Area any flammable oils or fluids such as gasoline, kerosene, naphtha or benzene, or other explosives or articles deemed hazardous to life, limb or property, without the written consent of the Board of Directors; provided, however, that an Owner may store and possess gasoline and other flammable or hazardous materials typically used in the operation and maintenance of a single family residence and yard, in reasonable quantities for personal use upon Owner’s Lot without obtaining such written consent. The Board of Directors may require removal of any flammable or hazardous materials from the Subdivision if it determines, in its sole and absolute discretion, that any type or quantity of material is in violation of this Section. 7.19 Water and Sewer Service. The Owner of each Lot shall be required to connect to and use the central water distribution system and central sanitary sewage disposal system serving the Subdivision, and shall be responsible for paying all connection fees and assessments. No septic tanks or wells will be permitted. 7.20 Windows and Window Treatments. Reflective glass shall not be permitted on the exterior of any House or other structure. No foil or other reflective materials shall be installed on any windows or used for sunscreens, blinds, shades or for other purposes. All exterior window styles, materials, and colors must be approved by the Architectural Review Committee; provided, however, that in no event shall burglar bars and/or wrought iron doors be permitted. 7.21 Lots on Wetland Areas, Body of Water. No Lot shall be increased in size by filling in of any wetlands, body of water, creek or any waterway on which it may abut without appropriate governmental permits (if any are required) and prior written approval of the Architectural Review Committee. 7.22 Compliance With Law. In all cases, each Owner shall comply in all respects with all applicable laws, rules and regulations (including, without limitation, applicable zoning ordinances) promulgated by any governmental authority having jurisdiction over the Lots and the Common Area. 7.23 Swimming Pools. No swimming pools shall be constructed, altered or maintained upon any Lot without the prior written approval of the Architectural Review Committee in 05499352.1 16 accordance with Article Six hereof. Notwithstanding the foregoing, any such swimming pool must also be constructed, equipped, and maintained in accordance with the laws, ordinances, regulations, rules and standards of any city, county, and/or state authorities having jurisdiction over the Subdivision. Any Owner who desires to construct a swimming pool on such Owner’s Lot shall also, prior to completion of such swimming pool, construct a fence around such swimming pool, which fence must also be approved by the Architectural Review Committee in accordance with Article Six hereof. No above-ground swimming pools shall be allowed. ARTICLE EIGHT ADDITIONAL RESTRICTIONS 8.01 Leasing. Homes and Lots may be leased by an Owner for residential purposes only; provided, however, that any such leasing activities shall be subject to the following terms and conditions: (a) any such lease and the rights of any tenants thereunder are hereby made expressly subject to the power of the Association to prescribe reasonable rules and regulations relating to the lease and rental of Lots and Homes and to enforce the same directly against such tenant or other occupant by the exercise of such remedies as the Board of Directors deems appropriate, including eviction; (b) no such lease shall be for less than one (1) year; and (c) all leases must be in writing, with a copy provided to the Association upon request by the Association. Any Owner who leases his Home or any portion thereof shall be responsible for the acts of his tenants, including, without limitation, the violation of this Declaration and/or any rules and regulations promulgated by the Association hereunder. 8.02 Restrictions on Mortgaging Lots. Nothing contained herein shall be construed to place any restrictions on an Owner’s right to mortgage his Lot. 8.03 Regulations. Reasonable regulations concerning the use of the Lots and the Common Area may be made and amended from time to time by the Board of Directors. 8.04 Lender’s Notices. Upon written request to the Association, identifying the name and address of the holder, insurer or guarantor and the Lot number or address, any mortgage holder, insurer, or guarantor will be entitled to timely written notice of: (a) Any condemnation or casualty loss that affects either a material portion of the Common Area or the Lot securing its mortgage. (b) Any sixty (60) day delinquency in the payment of Assessments or charges owed by the Owner of any Lot on which it holds the mortgage. ARTICLE NINE ENFORCEMENT; DURATION; AMENDMENT 9.01 Enforcement. The Association, the Board of Directors, the Architectural Review Committee and/or any Owner shall have the right to enforce by any proceeding at law or in equity, all restrictions, conditions, covenants, reservations, liens and charges imposed by the provisions of this Declaration. Failure by the Association, the Board of Directors, the 05499352.1 17 Architectural Review Committee and/or any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. 9.02 Enforcement by Owners. An Owner may file a legal action for the violation of this Declaration (the “Complainant”), provided that the following procedure is strictly followed: (a) The Complainant must first give the Association written notice of the alleged violation of this Declaration together with a demand seeking that the Association enforce the terms of this Declaration as against said violator; and (b) The Association must fail to cause a cure of the alleged violation or, if the alleged violation has not been cured, fail to commence legal proceedings against said violator for the enforcement of the terms and conditions of this Declaration within one hundred twenty (120) days of the date of the Association’s receipt of the notice referenced in subsection (a) hereof. 9.03 Attorneys’ Fees. In any action (whether in advance of or prior to the initiation of any legal or equitable proceeding, in arbitration, in trial, in any administrative or other similar proceedings, or in any appeal from any of the same) pertaining to any condition, restriction or covenant herein contained (due to their alleged violation or breach) or for the enforcement of any lien against any Lot or against any Person, unless otherwise expressly provided in this Declaration to the contrary for specific instances and conflicts, the prevailing party shall be entitled to recover all costs, including reasonable legal fees and expenses. 9.04 Term. This Declaration is to take effect upon recordation and shall be binding upon the Association and all Owners and all persons and entities claiming title under and through them for fifty (50) years after the date this Declaration is recorded in the public records, after which it shall be automatically extended for successive ten (10) year periods unless an instrument in writing, signed by Members holding at least eighty percent (80%) of the voting interests in the Association, has been recorded within the year preceding the beginning of each successive period of ten (10) years, agreeing to change said covenants and restrictions, in whole or in part, or to terminate the same, in which case this Declaration shall be modified or terminated as specified therein. 9.05 No Additional Burden. Except as provided in Article Ten, no amendment of this Declaration shall place an additional burden or restriction or requirement on any Lot where the Owner of such Lot does not join in said amending instrument. 9.06 Amendments. Except as provided in Article Ten, this Declaration may be amended by vote of the Members having sixty-seven percent (67%) of the voting interests in the Association, or by a written instrument signed by the same percentage of Members; provided, however, that unless and until Turnover has occurred no such amendment may be effected without the written consent of Declarant to such amendment, which consent may be withheld by Declarant in Declarant’s sole and absolute discretion. Declarant shall have and reserves the right at any time and from time to time, without the joinder or consent of any other party to amend this Declaration by any instrument in writing duly signed, acknowledged and filed for record for the 05499352.1 18 purpose of correcting any typographical or grammatical error, ambiguity or inconsistency appearing herein, provided that any such amendment shall be consistent with and in furtherance of the general plan and scheme of development as evidenced by this Declaration and shall not impair or adversely affect the vested property or other rights of any Owner or such Owner’s Mortgagee. ARTICLE TEN RESERVED DECLARANT RIGHTS 10.01 General Reserved Rights. Until Turnover, Declarant reserves unto itself, its successors and assigns: (a) A right-of-way and easement for ingress and egress and easement for utilities, drainage, maintenance, repairs and other related uses over, along, and across the Common Area for all purposes relating in any manner to the subdividing, developing or aiding in the development of the Subdivision or any parts or parts thereof or additions thereto by Declarant or others. (b) The right to grant easements and rights-of-way of ingress and egress and for drainage, utilities, maintenance and repairs along, over, across and under the Common Area to any person, firm, corporation or entity for use as ingress or egress or for drainage, utilities, maintenance and repairs. (c) The right to maintain, and grant Builders the right to maintain, a sales office and/or a management office and/or one or more model homes in the Subdivision and to maintain signs therein advertising the Subdivision and to conduct its business and sales activities pertaining to the Subdivision therein and therefrom. All of the above rights and interests reserved by Declarant may be exercised by Declarant without the consent or concurrence of the Association or any Member. 10.02 Right to Annex Property. Declarant hereby reserves the right, exercisable in its sole and absolute discretion, to (a) make any Additional Property subject to all or any of the terms and conditions of this Declaration and/or (b) permit owners of Additional Property to become Members of the Association. No assurances can be made as to whether any Additional Property will be annexed. Furthermore, Declarant expressly reserves the right to exercise this right on multiple occasions. No assurances can be made with respect to the boundaries of any portions of any Additional Property that might be annexed. Declarant’s option to annex any Additional Property in accordance with this Section shall expire upon Turnover. The Additional Property may be annexed in accordance with this Section by an amendment to this Declaration, which amendment may be made and entered into by Declarant in its sole and absolute authority and discretion without the consent, approval or signature of the Association or any Member. Notwithstanding anything contained in this Section to the contrary, (a) no Additional Property shall be subject to this Declaration unless and until Declarant executes an amendment to this Declaration affirmatively exercising Declarant’s rights hereunder and records such amendment in the office in which this Declaration is recorded, and (b) in the event Declarant exercises its 05499352.1 19 right to annex any Additional Property in accordance with this Section, Declarant shall also have the sole and exclusive right to alter, or otherwise replace with other terms, the terms of Section 7.05 hereof as those terms pertain to any Lots created out of such Additional Property. 10.03 Amendment of Declaration by Declarant. Until Turnover, Declarant reserves unto itself the right, authority and power to amend this Declaration in any manner Declarant deems necessary and appropriate. Any amendment to this Declaration made in accordance with this Section shall require only the signature of Declarant and shall not require the signature of any other Owner or any Mortgagee of any Owner. 10.04 Reserved. 10.05 Turnover. Except as is provided in Section 10.02 hereof to the contrary, all rights of Declarant hereunder shall automatically terminate upon Turnover, except those rights that Declarant holds as an Owner and not by virtue of being the declarant under this Declaration, which shall continue as long as Declarant is an Owner. ARTICLE ELEVEN INSURANCE; CASUALTY 11.01 Insurance on Common Area. The Association shall obtain the insurance coverage necessary to satisfy the requirements, if any, of the Federal Home Loan Mortgage Corporation, the Federal National Mortgage Association, the U.S. Department of Veterans Affairs, and the U.S. Department of Housing and Urban Development, as applicable to the Subdivision. Without limiting the foregoing, the Board shall obtain casualty insurance for all insurable improvements, whether or not located on the Common Area, which the Association is obligated to maintain. This insurance shall provide, at a minimum, fire and extended coverage and shall be in an amount sufficient to cover the full replacement cost of any repair or reconstruction in the event of damage or destruction from any such hazard. The Board shall obtain a public liability policy applicable to the Common Area covering the Association and its Members for all damage or injury caused by the negligence of the Association or any of its Members or agents, and, if reasonably available, directors’ and officers’ liability insurance. Policies may contain a reasonable deductible as determined by the Board. In addition to the other insurance required by this section, the Board shall obtain worker’s compensation insurance, if and to the extent necessary to satisfy the requirements of applicable laws, and a fidelity bond or bonds on directors, officers, employees and other persons handling or responsible for the Association’s funds, if reasonably available. If obtained, the amount of fidelity coverage shall cover the maximum funds that will be in the custody of the Association or its management agent at any time while the policy is in force, or any lesser amount of fidelity coverage allowable under the applicable Fannie Mae guidelines. Fidelity coverage shall contain a waiver of all defenses based upon the exclusion of persons serving without compensation. All such insurance coverage shall be written in the name of the Association. The expense of all insurance coverage obtained by the Association in accordance with this Section shall be a Common Expense. 11.02 Individual Insurance. By virtue of taking title to a Lot subject to the terms of this Declaration, each Owner acknowledges that the Association has no obligation to provide any 05499352.1 20 insurance for any portion of individual Lots and each Owner covenants and agrees with all other Owners and with the Association that each Owner shall carry all-risk casualty insurance on the Lot and all structures constructed thereon and a liability policy covering damage or injury occurring on a Lot. The casualty insurance shall cover loss or damage by fire and other hazards commonly insured under an all-risk policy, if reasonably available and shall be in an amount sufficient to cover the full replacement cost of any repair or reconstruction in the event of damage or destruction from any such hazard. The policies required hereunder shall be in effect at all times. 11.03 Damage and Destruction – Insured by Association. Not later than ninety (90) days after damage or destruction by fire or other casualty to any portion of any improvement covered by insurance written in the name of the Association, the Board or its duly authorized agent shall proceed with the filing and adjustment of all claims arising under such insurance and obtain reliable and detailed estimates of the cost of repair or reconstruction of the damaged or destroyed property. Repair or reconstruction, as used in this Section, means repairing or restoring the property to substantially the same condition and location that existed prior to the fire or other casualty, allowing for any changes or improvements necessitated by changes in applicable building codes. Any damage or destruction to property covered by insurance written in the name of the Association shall be repaired or reconstructed unless, within 120 days after the casualty, a proposal not to repair or reconstruct such property is approved by at least seventy-five percent (75%) of the voting interests of the Members. If for any reason either the amount of the insurance proceeds to be paid as a result of such damage or destruction, or reliable and detailed estimates of the cost of repair or reconstruction, or both, are not made available to the Association within such period, then the period shall be extended until such information shall be made available; provided, however, such extension shall not exceed one hundred eighty (180) days. If the damage or destruction for which the insurance proceeds are paid is to be repaired or reconstructed and such proceeds are not sufficient to defray the cost thereof, the Board of Directors shall, without the necessity of a vote of the Members, levy a special Assessment against the Owner of each Lot. Additional Assessments may be made in like manner, as necessary, at any time during or following the completion of any repair or reconstruction. If the funds available from insurance exceed the costs of repair or reconstruction or if the improvements are not repaired or reconstructed, such excess shall be deposited to the benefit of the Association. In the event that it should be determined by the Association in the manner described above that the damage or destruction shall not be repaired or reconstructed and no alternative improvements are authorized, the property shall thereafter be maintained by the Association in a neat and attractive condition. 11.04 Damage and Destruction – Insured by Owners. The damage or destruction by fire or other casualty to all or any portion of any improvement on a Lot shall be repaired by the Owner thereof within ninety (90) days after such damage or destruction or, where repairs cannot be completed within ninety (90) days, they shall be commenced within such period and shall be completed within a reasonable time thereafter. Alternatively, the Owner may elect to demolish all improvements on the Lot and remove all debris therefrom within ninety (90) days after such damage or destruction. 05499352.1 21 ARTICLE TWELVE MISCELLANEOUS 12.01 Savings. If any provision or provisions of this Declaration, or any article, section, sentence, clause, phrase, or word herein, or the application thereof, is in any circumstances held invalid, the validity of the remainder of this Declaration and the application thereof shall not be affected thereby. 12.02 Captions. The captions in this Declaration are for convenience only and are not a part of this Declaration and do not in any way limit or amplify the terms and provisions of this Declaration. 12.03 Applicable Law. The laws of the State of Alabama shall govern this Declaration. All actions or proceedings in any way, manner or respect, arising out of or from or related to this Declaration shall be litigated only in courts having situs within the county in which the Subdivision is located. Each Owner hereby consents and submits to the jurisdiction of any local, state or federal court located within said county and state and hereby waives any rights it may have to transfer or change the venue of any such litigation. The prevailing party in any litigation in connection with this Declaration shall be entitled to recover from the other party all costs and expenses, including, without limitation, fees of attorneys and paralegals, incurred by such party in connection with any such litigation. 12.04 Effect of Waiver or Consent. A waiver or consent, express or implied, to or of any breach or default by any Person in the performance by that Person of its obligations hereunder is not a consent or waiver to or of any breach or default in the performance by that Person of the same or any other obligations of that Person. Failure on the part of a Person to complain of any act or to declare any Person in default hereunder, irrespective of how long that failure continues, does not constitute a waiver by that Person of its rights with respect to that default. 12.05 Headings. The headings and captions herein are used solely as a matter of convenience and shall not define, limit or expand any term or provision of this Declaration. 12.06 Interpretation. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the development and operation of a subdivision in accordance with Alabama law. Failure to enforce any provision hereof shall not constitute a waiver of the right to enforce said provision or any other provision hereof. 12.07 Notice. All notices required or desired under this Declaration to be sent to the Association shall be sent certified mail, return receipt requested, by hand delivery or by a recognized overnight courier who maintains verification of delivery, to the Secretary of the Association, at such address as the Association may designate from time to time by notice in writing to all Owners. All notices to any Owner shall be delivered by hand delivery, by a recognized overnight courier who maintains verification of delivery in person, or sent by first (1st) class mail to the address of such Owner’s Lot, or to such other address as he may have designated from time to time, in a writing duly received, to the Association. 05499352.1 22 12.08 Conflict Between Documents. In the event of any conflict or ambiguity between the terms, provisions, definitions, covenants and conditions set forth herein in this Declaration and the HOA Act, then the provisions of the HOA Act shall at all times control. If there is any conflict or inconsistency between the terms and conditions of this Declaration and the terms and conditions of the Articles of Incorporation, the Bylaws or any rules and regulations promulgated hereunder, the terms and conditions of this Declaration shall control. If there is any conflict or inconsistency between the terms and conditions of the Articles of Incorporation and the terms and conditions of the Bylaws or any rules and regulations promulgated hereunder, the terms and conditions of the Articles of Incorporation shall control. If there is any conflict or inconsistency between the terms and conditions of the Bylaws and the terms and conditions of any rules and regulations promulgated hereunder, the terms and conditions of the Bylaws shall control. {Remainder of Page Intentionally Left Blank} 05499352.1 23 IN WITNESS WHEREOF, Declarant has executed this Declaration by and through its duly authorized representative as of the date first set forth above. DECLARANT: 68V Blue Island 2020, LLC, an Alabama limited liability company By:_______________________________________ Name:_________________ As Its __________________ STATE OF ALABAMA: COUNTY OF BALDWIN: I, the undersigned Notary Public, in and for said State and said County, hereby certify that _______________, whose name as ________________ of 68V Blue Island 2020, LLC, an Alabama limited liability company, is signed to the foregoing instrument and who is known to me, acknowledged before me on this day that, being informed of the contents of said instrument, he, as such ______________ and with full authority, executed the same voluntarily as and for the act of said entity on the day the same bears date. Given under my hand and official notarial seal this the day of , 2020. {SEAL} __________________________________________ NOTARY PUBLIC My Commission Expires:_____________________ 05499352.1 24 MORTGAGEE’S CONSENT AND SUBORDINATION [_____________________] (“Secured Lender”), the mortgagee under that certain [________________________] executed by 68V Blue Island 2020, LLC, an Alabama limited liability company, dated [___________], and recorded in Instrument Number [_____________] of the Office of the Judge of Probate of Baldwin County, Alabama (the “Mortgage”), does hereby consent to the recording of this Declaration. Furthermore, Secured Lender does hereby subordinate in all respects its interest in and to the mortgaged property described in the Mortgage to this Declaration; provided, however, that the lien of the Association for Assessments under this Declaration shall be subordinate to the lien of Secured Lender under the Mortgage, as provided in Section 4.11 of this Declaration. Secured Lender does hereby acknowledge and agree that this Declaration shall be given priority over the Mortgage, and shall be unaffected by any default, foreclosure or exercise of any other remedy under the Mortgage, the same as if this Declaration were executed, delivered and recorded prior to the execution and recording of the Mortgage. IN WITNESS WHEREOF, Secured Lender has caused this Consent and Subordination to be executed by and through its duly authorized representative as of the day of , 2020. [___________________________] By: ______________________________________ Name: ___________________________________ As Its: ___________________________________ STATE OF ____________________ COUNTY OF __________________ I, the undersigned Notary Public, in and for said State and said County, hereby certify that ______________________________, whose name as ______________ of ______________________, is signed to the foregoing instrument and who is known to me, acknowledged before me on this day that, being informed of the contents of said instrument, s/he, as such __________________________ and with full authority, executed the same voluntarily as and for the act of said entity on the day the same bears date. Given under my hand and official notarial seal this the ___ day of __________________, 2020. {SEAL} ________________________________________ NOTARY PUBLIC My Commission Expires: ________________ 05499352.1 A-1 [EXHIBIT “A” DESCRIPTION OF THE SUBDIVISION PROPERTY] Emily Boyett From: Sent: To: Subject: Some additional comments: GEORGE & MARY DITTMAN <gditt@bellsouth.net> Wednesday, October 21, 2020 6:57 PM planning Case: SD 19.39 & Case ZC 20.07 The applicant has owned this land for a long time. Has the applicant ever shown a 'zoning hardship' for owning land located in the R-1 designation? Has the applicant shown that by adhering to the existing R-1 standards has created an 'unnecessary hardship' for the applicant? Is the owner of the land unable to sell his land because of the R-1 zoning designation? Has the applicant shown that they have not created a 'self-inflicted financial hardship' where they seek relief from the City thru a rezoning petition ..... at the expense of neighborhood residents in the surrounding R-1 area? So, why do we have a Zoning Ordinance? Just some more questions. Thanks for listening George Dittmann 249 Blue Island Ave 1 10/20/2020 Case: SD 19.39 Case: ZC 20.07 Rezoning Request: R-1 to PUD, Subdivision Name: Hermitage Court Re-subdivision I would like the Planning Commission members to deny this rezoning and subdivision request. And I would invite the Planning Commission to ask the Planning Department for a review of the 'highest and best' land use for this low-lying land area along Blue Island. The landowner has plenty of area in the parcel to comply with the R-1 low density standards. The R-1 land use designation doesn't seem to impose any undue restrictions that would compromise the rights of the current owners use of their property. And what about the rights of surrounding neighbors who have chosen to live on Blue Island. Are we losing the neighborhood character that we chose to live in when we purchased our home 4 years ago. The R-1 designation insures our property values and affords us protections from encroaching land use alternatives. In a sense, changing the land parcel to a PUD designation could be considered by some folks as an application of 'spot zoning'. In the immediate area surrounding the 4.39 acre site there are several single family homes with large lots over 1 acre each. There exists 3 single family homeowners with lot sizes over 2 acres. And there are many deep lot residents 100' x 3001 up and down Blue Island. These large lot sizes have created the character and charm of this area of Blue Island. The proposed development doesn't seem to conform to the surrounding indigenous housing environment. Although there are many variables that influence property values this zoning change may not protect existing property values. Squeezing 8 lots into a low-lying 4 acre site just doesn't seem to fit the nature of the surrounding housing environment. This proposal certainly doesn't emulate the 'organic architecture, philosophy of Architect Frank Lloyd Wright. This rezoning and development proposal would seem to fit more closely to the 'track housing' you typically find all along Hwy 181 and Hwy 31. Its a quality environment versus quantity issue. Added value and character to the neighborhood versus meeting minimum standards or in this case a lowering building standards. Under the 'organic architecture' approach of Mr. Wright maybe 3-4 one acre lots would better blend and create a 'housing' harmony within this area along Blue Island. In his review of this development proposal, Mr. Wright, probably wouldn't call it a development plan but refer to it as a 'house packing' scheme. The highest and best land use of this 4.39 acre site may need to be further reviewed by the planning department. From a 'visual survey' of Fairhope neighborhoods there seems to be a lack of open area mixed within each neighborhood. This site for years has long been used as a rain water collection basin for the neighborhood. In a heavy rain, a river of water flows thru the center area of this property. Given the nature of the site a neighborhood 'green space/open space' may be a better alternate land use than housing. I would like to invite planning commission members to visit the area and envision what an 'open space' alternative could possibly add to this area and to all of Fairhope. Water flow from Ingleside St, Lincoln St., and Winn St. streams into the culvert under Blue Island thru the development site. On August 26 1\ 2019, the development group invited neighbors to discuss the proposal at the Civic Center downtown. Many questions were asked about water drainage and runoff October 20, 2020 HAND DELIVERED TO City of Fairhope Planning Commission 555 S. Section Street Fairhope, AL 36532 RE: Public Hearing November 5, 2020 Case ZC 20.07: FST Hermitage, L.L.C. request to rezone from R-1 to PUD Dear Commission Members: We oppose the subject rezoning. We purchased in this neighborhood three years ago because of its current residential character. When neighbors have invested based on the current zoning, rezoning should only be approved for compelling reasons. The land owners' desire to increase the value of their property, through rezoning, should not come at the expense of the neighbors. If such rezoning becomes routine, why have zoning at all? Sincerely, ~97- ~ --+?"7--'A Robert P. and Ren e Taylor 253 Blue Island A venue Fairhope, AL 36532 10/21/2020 Case: SD 19.39 Case: ZC 20.07 Rezoning Request: R-1 to PUD, Subdivision Name: Hermitage Court Re-subdivision. Dear Planning Commission members: I would like to point out the petitioner has failed to post notice according to Ordinance 557, section 8.61, amended by ordinance 1025 requiring the petitioner to post signage giving public notice adjacent to a publicly dedicated street no later than 15 days before the planning commission meeting. I am opposed to the applicants request for a Re-zoning request from an R-1 to a PUD. By allowing this zoning change from an R-1 to a PUD it will benefit the petitioner to the detriment of the surrounding property owners. Inhere was no mistake made when the property was originally designated R-1, shouldn't the petitioner show the mistake the City failed to recognize in the development of the Comprehensive Zoning Plan. Is there a regulation that the property have an archeological survey and wetlands survey done by an independent registered engineer prior to initial site preparation and site construction? Thank you for your consideration. ~ Gary W l'i/lurrie 104 Blue Island Ave Fairhope, Al 36532 Emily Boyett From: Sent: To: Subject: J Bruce Jones <jonesjbruce@gmail.com> Wednesday, October 21, 2020 8:44 PM planning Proposed rezoning --Blue Island Ave . PPIN#: 77742 While I don't object to the rezoning and the planned development, I do think that it is perhaps ill advised. The existing zoning-R-1, suits the area better. The proposed project would not be in keeping with the established density and "flavor" of the area. I would prefer to see the property used-if it is in fact usable-as a lower density development with a density of no more than 3-4 lots. If the development goes forward, I would highly recommend some method(s) of traffic control. We have already a serious problem with traffic-not so much volume, but speed. While the speed limit is 25mph, it appears to me that the typical driver does closer to 50. I've never seen any effort by the police to enforce the limit. So if this development is approved I would hope the approval might be coupled with a plan for speed bumps/tables, or other means of control Thank you J Bruce Jones 149 Blue Island Ave 1 From:Hunter Simmons To:larry@secivil.pro Cc:"John Avent"; "David Diehl" Subject:RE: Blue Island Rezone Date:Tuesday, September 1, 2020 11:01:00 AM Attachments:PUD Pages from Zoning Ordinance Updated 5-7-2020.pdf Larry, Attached is the PUD section of the current version of our zoning code. The Master Development Plan requirements are described therein. My focus at this point is getting a complete preliminary master development plan together quickly so that I can review and get written comments back to you in a timely manner to stay on schedule for the October meeting. With that in mind, I recommend we schedule a phone call and quickly review the list together so maybe we can save some time. Thursday and Friday are already full for me. I have some time this afternoon from 2- 4pm or 3pm tomorrow. Do either of those time slots work for you? Thanks, Hunter From: larry@secivil.pro <larry@secivil.pro> Sent: Tuesday, September 1, 2020 7:41 AM To: Hunter Simmons <hunter.simmons@fairhopeal.gov> Cc: 'John Avent' <john@terracoredev.com>; 'David Diehl' <david@secivil.pro> Subject: Blue Island Rezone Hunter, We have talked with our client and we are willing to switch to a PUD as long as we can stay on the same PC/City Council schedule. Please send over the modified master plan list you spoke of. Please let me know of anything else you will need. Larry Smith, PE 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 phone www.secivil.pro The applicant originally requested re-zoning to R-2, I would not recommend approval of R2 zoning, but recommended a PUD would be more appropriate for their request. This email confirms the applicant's agreement to change the application request to rezone from R-1 to PUD. -HS • ·1 1V1 . ngineering Surveying BLUE ISLAND AVRO N F O R T H S T PATLYNN DR KURLANESTJ A N D R M ARSI MD R N INGLESIDE STWINN AV MARCA CT ASHLEY DRLINCOLN STGREENBRIER LNSPRING DRCity of FairhopePlanning Commission November 05, 2020 ¯ KURLANEST WINN AV ASHLEY DRBLUE ISLAND AVSD 19.39 - Hermitage Court Resubdivision Legend COF Corp. Limits COF Planning JurisdictionCOF Zoning R-1 - Low Density Single-Family R-2 - Medium Density Single-Family ¯ ¯ ^ Project Name:Hermitage CourtSite Data:+/- 4.40Project Type:Major SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:R-1PPIN Number:77742General Location:West side of Blue Island Avenue just south of Winn AvenueSurveyor of Record:David Diehl, SE CivilEngineer of Record:Larry Smith, SE CIVILOwner / Developer:Hermitage LLCSchool District:Fairhope West Elementary, Middle, High SchoolRecommendation:Approval with conditionsPrepared by: Mike Jeffries 1 SD 19.39 Hermitage Court– November 5, 2020 Summary of Request: The owner and applicants are FST, Hermitage, LLC and 68V Paydirt, LLC. David Diehl with SE Civil is the surveyor for the project. This application is for an 8-lot subdivision located on Blue Island Avenue just south of Winn Avenue. The property is currently zoned R-1 Low Density Single-Family Residential District. The subject property is simultaneously requesting a rezoning to a Planned Unit Development (PUD) case ZC 20.07. This application is being reviewed against the proposed PUD and must be in substantial conformance with the PUD site plan. Comments: - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage is handled on site and directed to a detention pond located on the north side of the property. - The proposed lots have an average size of 15,760S.F. and is consistent with the PUD. - The site data is consistent with the PUD - 17% greenspace is provided. - A large green space area is provided adjacent to Blue Island Ave. providing a buffer for the neighborhood and an area for the community to benefit from. Staff Recommendation: Approve with the following condition: 1. Approval of ZC 20.07 by City Council without substantial change to current proposed site plan. SITE DATA CURR ENT ZON ING: p_u _o _ U N _ IFT STIRIEETS: 582 Lf NUM BER O f LOTS : 8 MI IN IIMUM LOT: 14,000 Sf SMALLEST LOT: 14,474 Sf LARGEST LOT: 19 ,542 Sf AVG L OT: 15,760 SF COMMON AREAS: 0_86 AC TOTAL ARE A:: 4-40 AC REQU IRED SETBACKS : FROINT: 35 FEET REAR: 35 FEET SIDE: 10 F EIT SIDE STIRIEET : 20 REET Common Area 1Green Space 0.42 ac.(G.S.)Detention1234678BLUE ISLAND ST. 66 FT. R/WHERMITAGE COURT 50 FT. PUBLIC R/W5WINN ST.Common Area 2Common Area 39440 FT. R/W 0.33 ac.(G.S.)Civil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120190510-PUD201905101"=30'CHKD.DEDDRAWN RDC015306030 SCALE68V PAYDIRT, LLCBOUNDARY & SUBDIVISIONLEGEND:SURVEYOR'S NOTES:SURVEYOR'S CERTIFICATEFLOOD STATEMENTCERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTORCITY OF FAIRHOPE UTILITIES (WATER):CERTIFICATE OF APPROVAL BY CERTIFICATE OF LEASEHOLD OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CITY OF FAIRHOPE UTILITIES (SEWER):CERTIFICATE OF APPROVAL BY VICINIY MAPA PLANNED UNIT DEVELOPEMENTA RESUBDIVISION OF LOT 2HERMITAGE COURT UNIT ONE (SLIDE 1092-A)SITEGENERAL NOTES:GREEN SPACE DENSITY CALCULATION 4.40 TOTAL GROSS ACRES-1.08 RIGHT-OF-WAY & DETENTION AREA 3.32 ACRES8/3.32 = 2.41 UNITS PER ACRE (G.S. DENSITY) 15% REQUIREDOWNERFAIRHOPE AL 36532FST HERMITAGE, LLC5420 BATTLES WHARF DRDEVELOPER:SPANISH FORT AL 3652768V PAYDIRT, LLC29891 WOODROW LANE, SUITE 300PARCEL NO.: 05-46-04-17-1-000-066.501HERMITAGE COURT RESUBDIVISIONQUALIFYING GREEN SPACE CALCULATION0.42 COMMON AREA 10.01 COMMON AREA 20.33 COMMON AREA 3 (EXCLUDES POND)0.76 TOTAL ACRES (17% OF TOTAL SITE)15,760 SFP.U.D.0.86 AC8582 LFCITY OF FAIRHOPECITY OF FAIRHOPECITY OF FAIRHOPEAT&T4.40 AC19,542 SF14,474 SF35 FEET35 FEET10 FEET20 FEETREQUIRED SETBACKS:ELECTRIC SERVICE:TELEPHONE SERVICE:NUMBER OF LOTS:LIN. FT. STREETS:CURRENT ZONING:REAR:WATER SERVICE:SEWER SERVICE:SIDE STREET:SIDE:FRONT:TOTAL AREA:COMMON AREAS:LARGEST LOT:SMALLEST LOT:AVG LOT:14,000 SFMINIMUM LOT:GREENSPACE MAINTENANCEB.S.L (A & R) N (R) • CRF CTIF CMF OEPF -c-~ 1 ~ ,-1 ..__, "-I I '-I '-I %g { ,-.._ I 0 -.._ I 0 -.._ I = RECORD = CRIMP TOP IRON FOUND ...._, ,...._ I I I = CONCRETE MONUMENT FOUND = OPEN END PIPE FOUND = CHAIN LINK FENCE = POST & WIRE FENCE = WOOD FENCE = OVERHEAD POWER LINE = WATER MAIN = GAS MAIN = FIRE HYDRANT = POWER POLE = GUY WIRE ANCHOR = GAS VALVE CURVE RADIUS ARC LENGTH CHORD CHORD LENGTH Cl 20.00 9.76 S76'16 C2 20.00 31.37 N44'48 C3 20.00 31.42 N45'15 C4 20.00 31.42 N44'44 9.66 28.25 28.28 28.28 \ \ 4 BY _________ DATE ____ _ \ \ \ \, \ \ \ \ . \ \ \ 93' .......... ♦ ......... \ I\ I\ \ \ --14474 si 0.33 AC MIN FFE=102.0 1/2"CRF (FAIRHOPE) w ·co -0 -o· l,J ~ 0 !i b'rQ ~ o CS"-(/) " "''\_ '-N89"13'58"W 135.85' NB9'23'42''W 136.1 0'(R) Lot 1 (Not lncld.) ---" ------'-.c -'-'-1/2.CRf ~6014) ':~ _ ~ ,~sg·44"2~i:-----55~~· • 0•3s'•r---w~o4• ---*:c::·' "'----•••• ------~_-:.-_-=--~,., .....__ ~:j;:____ -~ - -__ ....:::,,... _____ --~--------.::_-----=--_::7 FEN --- - ----- - -- - --~ f\ I I L I I I I .._J , I I INCH - I MILE SITE DATA "';;il~~/ c 1irlwv•·' I, l:r-d!--I _~c,r• ! o---1/ 2"CRF (MOORE) : ~§1~ /' \) S89'55'QQ"W 16-0-.0-0-,----,;-,-.. c~RF"" I .-, / I' S89'48'22'W 160.00'(R) (MOORE!,-~-FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION BY:=~==~------BY:~AS~l~TS~SE~CR~ET~A~RY~-----STATE OF ALABAMA COUNTY OF BALDl'l1N GIVEN UNDER ~y HAND AND OFFICIAL SEAL THE __ DAY OF _________ _ STATE OF ALABAMA COUNTY OF BALDWIN SIGNATURE GIVEN UNDER MY HAND AND CfflCIAL SEAL THE ____ DAY OF _________ _ PROPERTY LIES IN FLOOD ZONE ''x" AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0644M, COMMUNITY NUMBER 010006, PANEL 0644, SUFFIX "M", DATED APRIL 19, 2019. I I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRA~NG HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. LOT 2, HERMITAGE COURT UNIT ONE, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1092-A, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA. AM\\lllllllllt/111,,.. t>-BA "'•~ /*~~ DAVID E DIEHL AL. P.L.S. NO. 26014 DATE I { ~ClfAL; I ~~~YE<~"-' SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. ·~5···1r u')~ 1!U111111111il\\\\\\\\! Common Area 1Green Space 0.42 ac.Detention1234678HERMITAGE COURT 50 FT. R/W5(15% REQ'D)Common Area 2Common Area 3940306012060 SCALECivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED11GREEN SPACE201905101"=60'CHKD. DEDDRAWN RDCHERMITAGE COURT RESUBGREEN SPACE SKETCHOPEN SPACE (GREEN SPACE) CALCULATIONDENSITY: 2.41 UNITS PER ACRESREQ'D 15% OF TOTAL GROSS AREA = 0.66 ACRES 4.40 TOTAL GROSS AREA-0.43 COMMON AREA 1 & 2 3.97-0.33 DETENTION AREA (ABOVE EL 94) 0.76 ACRES (EXCEEDS REQUIREMENT)DENSITY CALCULATION 4.40 TOTAL GROSS ACRES-0.65 RIGHT-OF-WAY 3.75-0.43 DETENTION AREA (TOTAL) 3.32 ACRES8/3.32 = 2.41 UNITS PER ACRE0.01 ACREAREAS INCLUDEDAREAS NOT INCLUDED0.65 ACRES0.33 ACRESLEGEND0.10 ACRES0 0 ci 0 b 0 r-.i 128.62 N89°44'25"W 145.98' N89"44'25"W 145.74' 137.06' N 15' DRAINAGE EASEMENT 150.49' ~ ~b • 0 IO • .... r-. bl"'l 0 .... 1/) 100.01 15' DRAINAGE EASEMENT I -----------7 I I I I I I I I I I I ~w I ~~I~ I~ -.t=I ~ lb :'!I LS I~ I I I I I I I I I I I I I ~ I I ... IO bi c5 I!" I~ ~I a V) ib !'.?I LS 15:i hl I <( I I ?; I I ~ I I ~ ____________ _J 105.65' 101.01' 105.65' FST DITTMANN, GEORGE W ETAL DITTMANN, MA 249 BLUE ISLAND A Ve FAIRHOPE AL 36532 rzz.zJ ~ PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC01COVERGRADING & DRAINAGE PLANCONSTRUCTION DETAILSVICINITY MAPN.T.S.forCONTACTSLEGAL DESCRIPTIONCONSTRUCTION DETAILSC03C04HERMITAGE COURT PLAN & PROFILEC07C08EROSION & SEDIMENT CONTROL PLANBLUE ISLAND STREETFAIRHOPE, ALABAMAPLANNING/ZONING DEPARTMENTCITY OF FAIRHOPEMR. BUFORD KING555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003PUBLIC WORKSCITY OF FAIRHOPEMR. RICHARD JOHNSON, PE555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003ELECTRICAL DEPARTMENTCITY OF FAIRHOPEMR. MICHAEL ALLISON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003GAS DEPARTMENTCITY OF FAIRHOPEMR. TERRY HOLMAN555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003WATER & SEWER DEPARTMENTCITY OF FAIRHOPEMR. MICHAEL ALLISON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003BUILDING DEPARTMENTCITY OF FAIRHOPEMR. ERIK CORTINAS555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003Developer:68V Pay Dirt, LLC29891 Woodrow Lane, Suite 300Spanish Fort, AL 36527251-625-1198CONSTRUCTION DETAILSCONSTRUCTION DETAILSC09C10PRELIMINARY PLAT1 of 1C05 UTILITY PLANC06PEDESTRIAN CIRCULATION & STREET LIGHT PLANC11RKnow what'sbelow.before you dig.CallENGINEER'S CERTIFICATEI, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certifythat I have reviewed the design herein which was done under my direct control and supervision and that, to the best of myprofessional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope MunicipalCode and to all other rules, regulations, laws, and ordinances applicable to my design.Project EngineerAugust 24, 2020Name of Project to which this Certificate Applies: Hermitage Court SubdivisionPlans which are certified consist of Pages Cover Sheet thru Sheet C14.LOT 2, HERMITAGE COURT UNIT ONE, AS SHOWN BY MAP OR PLAT THEREOFRECORDED AT SLIDE 1092-A, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA.SITE PLANC02CONSTRUCTION DETAILSSITECivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage Court ResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetFairhope, AL 36532C12SANITARY & STORM SEWER PROFILESCONSTRUCTION DETAILSC13CONSTRUCTION DETAILSC14UNIVERSITY OF SOUTH ALABAMA agnolia Beach Common Area 1Green Space 0.42 ac.Detention1234678BLUE ISLAND ST. 66 FT. R/WHERMITAGE COURT 50 FT. R/W5120020408040 SCALECivil 68V PAYDIRT, LLC(251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120190510-PRELIM-R2201905101"=40'CHKD. DEDDRAWNDEDBOUNDARY & SUBDIVISIONLEGEND:SURVEYOR'S NOTES:SURVEYOR'S CERTIFICATEFLOOD STATEMENTCERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTORCITY OF FAIRHOPE UTILITIES (WATER):CERTIFICATE OF APPROVAL BY CERTIFICATE OF LEASEHOLD OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CITY OF FAIRHOPE UTILITIES (SEWER):CERTIFICATE OF APPROVAL BY VICINIY MAPHERMITAGE COURT RESUBDIVISIONA RESUBDIVISION OF LOT 2HERMITAGE COURT UNIT ONE (SLIDE 1092-A)SITEWINN ST. 40 FT. R/WCommon Area 2Common Area 3REQUIRED SETBACKS:ELECTRIC SERVICE:TELEPHONE SERVICE:NUMBER OF LOTS:LIN. FT. STREETS:MINIMUM LOT SIZE:CURRENT ZONING:REAR:WATER SERVICE:SEWER SERVICE:SIDE STREET:SIDE:FRONT:TOTAL AREA:COMMON AREAS:LARGEST LOT:SMALLEST LOT:20 FEET10 FEET35 FEET35 FEET14474 SF19,542 SF4.40 AC.AT&TCITY OF FAIRHOPECITY OF FAIRHOPECITY OF FAIRHOPE582 L.F.80.86 AC. (0.42 AC. G.S.)R-210,500 SFGENERAL NOTES:@-----1"0EPF r N 120.17' 120.26' B.S.L. (A & R) J/4"CTIF. 3/4"CTI 1/2"CRF (26014) (R) = RECORD • CRF CTIF = CRIMP TOP IRON FOUND CMF = CONCRETE MONUMENT FOUND OEPF = OPEN END PIPE FOUND = CHAIN LINK FENCE = POST & WIRE FENCE = WOOD FENCE = OVERHEAD POWER LINE = WATER MAIN = GAS MAIN ~ = FIRE HYDRANT 1:' : ~~~:1:EO~ENCHOR ~ = GAS VALVE AUTHORIZED REPRESENTATIVE AUTHORIZED REPRESENTATIVE THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY SUCH COMMISSION THE CITY OF FAIRHOPE PLANNING COMMISSION BY: ___________ DATE _____ _ l,;,·ce, (MOORE) <X) 0 0 ii' ~8 }J.J ~ p ~ <O 0 g z 0 z 1/2"CRF (MOORE) S89'55'00"W 160.00' S89'48'22"W 160.00'(R) 160.00'{A&R) WE, ______ AND _______ WHOSE NAMES AS PRESIDENT AND SECRETARY HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDl\11DED AS INDICATED HEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED DATED THIS THE ____ DAY OF _______ _ FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION BY ~As=11s~ .. =P=R=Es=,o=EN=T~------BY ~As=,1s~·=s~EC~R~E=TA~RY~------STATE OF ALABAMA COUNTY OF BALD'MN '•------~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBY CERTIFY THAT-----=== AS PRESIDENT, AND ---------~ AS SECRETARY, OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO ARE KNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND IN THEIR CAPACITY AS SUCH OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY GIVEN UNDER MY HAND AND OFFICIAL SEAL THE DAY OF ____________ . NOTARY PUBLIC MY COMMISSION EXPIRES ,; ,, ~~J ?N !=: ~~ I N L.J • ~i,, J ~<O -~ zg J ~ . CURVE RADIUS ARC LENGTH CHORD BEARING CHORD ENGTH C1 20.00' 9.76' S76'16'58"W 9.66' C2 20.00 31.37 N44'48 27 W 28.25 C3 20.00 31.42 N45'15 35 E 28.28 C4 20.00 31.42 N44'44 25 W 28.28 SITE DATA PROPERTY LIES IN FLOOD ZONE "x'' AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0644M, COMMUNITY NUMBER 010006, PANEL 0644, SUFFIX "M", DATED APRIL 19, 2019 1 INCH 1 MILE 1/2" ,, DATED THIS DAY OF-----~ 20 PRINT NAME STATE OF ALABAMA COUNTY OF BALD'NIN SIGNATURE '•=====~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBY CERTIFY THAT-------~ AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO IS KNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND AS SUCH LEASEHOLD OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY GIVEN UNDER MY HAND AND OFFICIAL SEAL THE DAY OF ___________ _ NOTARY PUBLIC MY COMMISSION EXPIRES I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNO'NLEDGE, INFORMATION, AND BELIEF. LOT 2, HERMITAGE COURT UNIT ONE, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1092-A, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA ~\\l•~l~l~h•~ ~~ .... I*! ~01; \*\ DAVID E DIEHL AL. P.L.S. NO. 26014 DATE I l ~ J I \$:"''~vE<.rt<...d SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. ~~"itUW° 1H1n1111111111\\~ Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XX X XXXXXXXXXXXXXXXXXXGRAVELMETALFENCEASPHALTPOSTS FOR FENCEUNDER CONSTRUCTIONN89°06'44"W 497.01'N89°23'42"W 496.93'(R)S00°07'32"W 189.31'S00°01'05"E 189.33'(R)N89°11'24"W 135.96'N89°23'42"W 136.10'(R)S00°01'05"E 140.00'(R)S00°10'13"W 139.93'N89°23'42"W 136.10'(R)N89°13'58"W 135.85'S00°07'32"W 140.00'S00°01'05"E 140.00'(R)1/2"CRS(26014)1/2"RBF1/2"CRS(26014)1/2"CRS(26014)S89°55'00"W 160.00'N00°06'09"E48.89'3/4"CTIF1/2"RBF0.6' WEST1/2"CRF(MOORE)1/2"CRF(MOORE)1/2"CRF (MOORE)6'0'NORTH 48.89'(R)S89°48'22"W 160.00'(R)5.5' EAST OF CORNERS89°44'25"E 633.04'S89°50'38"E 633.04' (R)1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE)4"X4"CMF1/2"CRF(26014)1/2"CRF(26014)1/2"CRF (26014)GRAVELASPHALT120.03'209.35'6.62'WINN ST. 4101.01'100.01'167.38'128.62'124.00'100.00'112.00'137.06'150.49'105.65'105.65'134.08'113.81'105.65'105.65'77.01'100.00'101.00'143.55'N00°10'13"E144.66'N00°10'13"E145.75'N28°4 8' 3 6" W 128.81'N89°44'25"W145.98'N89°44'25"W145.74'S30°05'06"W117.57'S00°15'35"W137.00'S00°15'35"W137.00'S00°15'35"W137.00'80.01'15.00'50.00'50.00'10.00'100.00'10.00'45.00'N89°44'25"W 495.29'N00°15'35"E 120.00'60.00'60.00'Common Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532MOHLER, CLARA EVIE702 WINN AVEFAIRHOPE AL 36532DAUGHTRY, DIANE206 BLUE ISLAND AVEFAIRHOPE AL 36532ROSS, JOAN (LIFE ESTATE)114 ASHLEY DRFAIRHOPE AL 36532BARTER, EDWARD J & VERA A13 BUGLE RETREAT (MA)SPANISH FORT AL 36527BEEBE, ALLISON ECKERT ETALBEEBE, DANIEL118 ASHLEY DRFAIRHOPE AL 36532LUNDBERG, REBECCA DOOLEY ETVIRCARL G120 ASHLEY DRFAIRHOPE AL 36532GILBERT 1998 MANAGEMENTTRUST13714 A L CHESTERHOUSTON TX 77079TAYLOR, ROBERT PENDLETON ETALTAYLOR, RE253 BLUE ISLAND STFAIRHOPE AL 36532WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653117.05'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXPINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/39"OAK/24"OAK/20"OAK/34"PINE/31"PINE/31"OAK/27"OAK/25"OAK/26"OAK/39"OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINEFENCE ON-LINE5 FT. CHAIN LINKFENCE ON-LINE5 FT. CHAIN LINK3 FT. WOOD FENCEC1C2C3C4ROLL CURB(TYP.) SEE DETAIL5' CONCRETE SIDEWALK(SEE DETAIL)STOP SIGN (R1-1) &STREET NAME SIGNSSAW CUT EXISTINGEDGE OF ASPHALT TOCREATE A CLEAN EDGEREMOVE EXISTINGROLL CURBINSTALL STREETLIGHT (TYP.)ASPHALT PAVING(SEE DETAIL)"SPEED LIMIT 20MPH" SIGN (R2-1)18'22'50'R25'R20'R25'18'40' BSL35' BSL10' BSL10' BSL35' BSL40' BSL10' BSL10' BSL40' BSL40' BSL40' BSL35' BSL35' BSL35' BSL35' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL10' BSL40' BSL35' BSL35' BSL35' BSL 10' BSL10' BSL10' BSL10' BSL 40' BSL40' BSL0+001+002+003+004+004+951+200+001+00R20'HERMITAGE COURT 50 FT. R/WWELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653SHED CURB &CROSS SECTIONB (SEE DETAILS)FROM STATION0+00 TO 0+60CROSS SECTION A(SEE DETAILS)STA 0+00 THROUGHSTA 4+85CROSS SECTION A(SEE DETAIL)STA 0+60 THROUGHSTA 1+2012346785Common Area 3Detention398 SF5.00'120015306030 SCALESHEETC01TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetNO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED,RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURINGTHE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONSAT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANYUNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES.PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGSSHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THEENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS.CONSTRUCTION ACTIVITIES.15.16.17.PROPOSEDEXISTINGSITE PLAN LEGENDTRAFFIC CONTROL ARROWASPHALT PAVINGCONCRETE PAVINGROLL CURBCONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITEDEXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED ORRELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID.TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIREDFOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIESTHE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI.REFER TO THE LANDSCAPING PLANS FOR PLANTING LOCATIONS.PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTEDCURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHINHANDICAP RAMPS SHALL BE PER ADA REQUIREMENTS AND LOCAL REGULATIONS.ALL DIMENSIONS AND RADII ARE TO THE EDGE OF PAVEMENT UNLESS OTHERWISE NOTED.CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK.THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTINGON CLEAN ASPHALT OR CONCRETE. THIS SITE IS ZONED R-1. PROPOSED ZONING R-2.NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERYPHASE OF CONSTRUCTION.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTALA COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITEWHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS.ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THEMANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS.NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'SROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE.SITE PLAN NOTESAND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONSINSPECTIONS.SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID.1.2.3.4.5.6.7.8.9.10.11.12.13.14.---• .. ------------c::==::J E:=J c::==::J c::==::J LOT237 L __ _ LOT238 N LOT240 I I ~ ,-I I I' ~ ---~ / I I '\ ' I I I I I I I I I >>>>>>><<Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XX X XXXXXXXXXXXXXXXXXXGRAVELMETALFENCEASPHALTPOSTS FOR FENCEUNDER CONSTRUCTIONGRAVELASPHALTCommon Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532MOHLER, CLARA EVIE702 WINN AVEFAIRHOPE AL 36532DAUGHTRY, DIANE206 BLUE ISLAND AVEFAIRHOPE AL 36532ROSS, JOAN (LIFE ESTATE)114 ASHLEY DRFAIRHOPE AL 36532BARTER, EDWARD J & VERA A13 BUGLE RETREAT (MA)SPANISH FORT AL 36527BEEBE, ALLISON ECKERT ETALBEEBE, DANIEL118 ASHLEY DRFAIRHOPE AL 36532LUNDBERG, REBECCA DOOLEY ETVIRCARL G120 ASHLEY DRFAIRHOPE AL 36532GILBERT 1998 MANAGEMENTTRUST13714 A L CHESTERHOUSTON TX 77079TAYLOR, ROBERT PENDLETON ETALTAYLOR, RE253 BLUE ISLAND STFAIRHOPE AL 36532WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX24"RCP24"RCPINV=102.2124"RCPINV=101.41INV=101.48INV=102.06PINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/39"OAK/24"OAK/20"OAK/34"PINE/31"PINE/31"OAK/27"OAK/25"OAK/26"OAK/39"OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINEFENCE ON-LINE5 FT. CHAIN LINKFENCE ON-LINE5 FT. CHAIN LINK3 FT. WOOD FENCE15"RCP15"RCPINV=108.160+001+002+003+004+004+951+200+001+001051009898100101101104100100101 101103 104 98949389949898100MES#A1INV OUT=92.00>>>>>>>>MES#C1INV OUT=94.00MES#B1INV OUT=94.00928993MES#D1INV OUT=92.00HERMITAGE COURT 50 FT. R/WWELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653GRASS SWALE (LID)(TYP.) SEE DETAILEXTEND 15" RCPTO SWCB#A4WET POND (LID)NORMAL WATERSURFACEELEVATION OF94.00. POND TOHAVE ANAERATORSAFETY BENCHGRASS SWALE (LID)(TYP.) SEE DETAILGRASS SWALE (LID)(TYP.) SEE DETAIL12346785Common Area 3Detention120015306030 SCALESHEETC02TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGE PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetPIPE LENGTHS SHOWN ARE LINEAR DISTANCES BETWEEN CENTER TO CENTER OFSTRUCTURES. THE CONTRACTOR SHALL DETERMINE THE QUANTITY OF PIPE NEEDED FOR THEJOB, BASED ON SLOPE LENGTH AND WHOLE STANDARD PIPE SECTIONS.ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILSENGINEER. AREAS UNDER PAVEMENTS SHALL BE COMPACTED TO A MINIMUM 100% STANDARDGRADES NOT OTHERWISE INDICATED ON THE PLANS SHALL BE UNIFORM LEVELS OR SLOPESBETWEEN POINTS WHERE ELEVATIONS ARE GIVEN. ABRUPT CHANGES IN SLOPE SHALL BEWELL ROUNDED. ELEVATIONS REPRESENT FINAL GRADE.ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NOGRADING SHALL BE DONE UNTIL THE TREE PROTECTION, SAVE AREAS, SILT BARRIERINSTALLATION AND DETENTION FACILITIES ARE CONSTRUCTED.THE LAND DISTURBANCE PERMIT MUST BE DISPLAYED ON SITE AT ALL TIMES DURINGCONSTRUCTION AND IN PLAIN VIEW FROM A PUBLIC ROAD OR STREET.ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO.CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLICSAFETY ADJACENT TO THE CONSTRUCTION SITE.LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERALTHE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS,HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETSAND HIGHWAYS, LATEST EDITION.PROCTOR (ASSHTO T 99).12.13.14.15.16.17.18.19.CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE ENDOF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED.20.TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONALPRIOR TO ANY OTHER CONSTRUCTION OR GRADING.21.ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.22.CONTRACTOR SHALL PROVIDE A SURVEYED AS-BUILT OF THE DEVELOPMENT.23.PROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINTHPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)PROPERTY LIES IN FLOOD ZONE "X" AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER01003C0644M, COMMUNITY NUMBER 010006, PANEL 0644, SUFFIX "M", DATED APRIL 19, 2019.JUNCTION BOX = TOP; THE TOP MOST PART OF THE RIM AND COVER CASTING.CATCH BASIN = TOP; THE TOP MOST PART OF THE RIM AND COVER CASTING.DROP INLET = GRATE; THE TOP MOST PART OF THE FRAME AND GRATE.WEIR INLET = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX.DEFINITION OF THE TYPE OF TOP IS AS LISTED:THE ELEVATION OF MANHOLE/INLET TOPS ARE TO BE AT THE FINISH ELEVATION SHOWN. THETHE CONTOUR INTERVAL IS ONE FOOT OR AS SHOWN.ALL DISTURBED AREAS NOT OTHERWISE COVERED BY PAVEMENT SHALL RECEIVE FOUROF TOPSOIL AND STABILIZED PER THE LANDSCAPE PLAN.THE TYPE OF PIPE MAY BE ALTERED IF APPROVED BY THE ENGINEER.EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, ANDEXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUSUTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THETHE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THECONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPESSTORM PIPE SHALL BE AS FOLLOWS:ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THEGRADING & DRAINAGE NOTESSTANDARDS UNLESS APPROVED OTHERWISE BY THE ENGINEER. ALL STRUCTURES SHALL BE PRECAST CONCRETE PER ASTM C-478/C-913 AND ALDOTSTEEPER THAN 3:1 SHALL BE COVERED WITH CURLEX BLANKETS BY AMERICAN EXCELSIORALL CAST IN PLACE CONCRETE TO HAVE A MIN. 28 DAY COMPRESSION STRENGTH OF 3000 P.S.I.RCP, CLASS III PER ALDOT SPECIFICATIONS.RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT COMPANY OR EQUAL.1.2.3.4.5.6.7.8.9.10.11. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE.CONTRACTOR SHALL PROVIDE A VIDEO OF THE STORM SYSTEM.24.MITERED END SECTION (MES)___ _J I I L _____ _ Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XXXXXXXXXXXXXXXXPOSTS FOR FENCE1/2"CRS(26014)1/2"RBF1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE)1/2"CRF(26014)1/2"CRF (26014)Common Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532XXXXXXXXXXPINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/20"OAK/34"PINE/31"PINE/31"OAK/25"K/26""OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINE3 FT. WOOD FENCEC1C2C3C4T0+001+002+003+004+004+951+200+001+00SSSSWWWSWSWWSSSWWWWWWWWWWWSSSSSSWWSWFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM FM FM FM WWWWWWWWWWWWWHERMITAGE COURT 50 FT. R/WTSSSSSSSSSSSSSSSSSSTW123ELEVATIONELEVATIONSTATIONHERMITAGE COURT8082848688909294969810010210410610811011211411611812080828486889092949698100102104106108110112114116118120-0+500+000+501+001+502+002+503+003+504+004+505+005+500+00102.35102.350+5098.0499.611+0094.9797.931+5094.9998.012+0096.3499.012+5098.50100.013+00100.66101.033+50101.83102.204+00103.14103.534+50104.41105.015+00-2.00%-7.00%2.00%3.00%GRADE BREAK STA = 0+00.00ELEV = 102.35GRADE BREAK STA = 4+82.94ELEV = 106.00PVI STA: 0+10.00PVI ELEV: 102.15K: 3.80LVC: 19.00SD:142.42BVCS: 0+00.50BVCE: 102.34EVCS: 0+19.50EVCE: 101.49PVI STA: 0+87.15PVI ELEV: 96.75K: 14.28LVC: 128.54HSD: 104.52BVCS: 0+22.88BVCE: 101.25EVCS: 1+51.42EVCE: 98.04LOW PT. STA: 1+22.86LOW PT ELEV: 97.75PVI STA: 3+49.61PVI ELEV: 102.00K: 150.00LVC: 150.00HSD: ???BVCS: 2+74.61BVCE: 100.50EVCS: 4+24.61EVCE: 104.25ELEVATIONELEVATIONSTATIONHERMITAGE COURT 28082848688909294969810010210410610811011211411611812080828486889092949698100102104106108110112114116118120-0+500+000+501+001+502+000+0099.7299.720+50101.83101.831+00104.03104.031+50-2.00%7.00%GRADE BREAK STA = 0+00.00ELEV = 101.00GRADE BREAK STA = 1+20.00ELEV = 104.81PVI STA: 0+50.95PVI ELEV: 99.98K: 10.76LVC: 96.80SD:???BVCS: 0+02.55BVCE: 100.95EVCS: 0+99.35EVCE: 103.37LOW PT. STA: 0+24.06LOW PT ELEV: 100.73120015306030 SCALESHEETC03TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallHERMITAGE COURTPLAN & PROFILECivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Street02.55VERTICAL SCALE: 1" = 5'1503060GRAPHIC SCALEHORIZONTAL SCALE: 1" = 30'02.55VERTICAL SCALE: 1" = 5'1503060GRAPHIC SCALEHORIZONTAL SCALE: 1" = 30'120015306030 SCALE----, I T--------_____ ' --/ r --------~/ ~~> ~~~3:---z --I I j---l 17 , I. / I/ I I ./ ;I/ r-----1-------t--++-+----+_j_f---r-~t-,---t-l-+----l----_j_J I \ , I I I \ I \ ' I \ ,L-h ,_ 1 I I\ \ I 1 \ ' \ I\ -I I l I-I I j -1----1--~ 99 101 102 103104105106 107104105106105106107 107106105 106104 10110210310210310410510610710810911011111211311411511611711711611511411311211110911010710810610510410310210197989910092939495969191 9493 95 96 97 98 95 969798991001011021031041021011009997989899100101103104105106100101 10911011011111211311411511610310410510610710810910210399100101>>>>>>>92 93 94 95 96 97 98 100 <<Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XX X XXXXXXXXXXXXXXXXXXGRAVELMETALFENCEASPHALTPOSTS FOR FENCEUNDER CONSTRUCTIONGRAVELASPHALTCommon Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532MOHLER, CLARA EVIE702 WINN AVEFAIRHOPE AL 36532DAUGHTRY, DIANE206 BLUE ISLAND AVEFAIRHOPE AL 36532ROSS, JOAN (LIFE ESTATE)114 ASHLEY DRFAIRHOPE AL 36532BARTER, EDWARD J & VERA A13 BUGLE RETREAT (MA)SPANISH FORT AL 36527BEEBE, ALLISON ECKERT ETALBEEBE, DANIEL118 ASHLEY DRFAIRHOPE AL 36532LUNDBERG, REBECCA DOOLEY ETVIRCARL G120 ASHLEY DRFAIRHOPE AL 36532GILBERT 1998 MANAGEMENTTRUST13714 A L CHESTERHOUSTON TX 77079TAYLOR, ROBERT PENDLETON ETALTAYLOR, RE253 BLUE ISLAND STFAIRHOPE AL 36532WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX24"RCP24"RCPINV=102.2124"RCPINV=101.41INV=101.48INV=102.06PINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/39"OAK/24"OAK/20"OAK/34"PINE/31"PINE/31"OAK/27"OAK/25"OAK/26"OAK/39"OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINEFENCE ON-LINE5 FT. CHAIN LINKFENCE ON-LINE5 FT. CHAIN LINK3 FT. WOOD FENCE15"RCP15"RCPINV=108.160+001+002+003+004+004+951+200+001+001051009898100101101104100100101 101103104 98949389949898100>>>>>>>>928993HERMITAGE COURT 50 FT. R/WWELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653XXXXXXXXXXXXX25'25'FABRIC INLET PROTECTION(TYP.) SEE DETAILFIPCIPFIPSBOPSKIMMERSEE DETAILBAFFLESSEE DETAILMUPS TSFABRIC INLET PROTECTION, CONVERTTO CURB INLET PROTECTION ONETHROAT IS POURED(TYP.) SEE DETAILSBSEDIMENT BARRIER(TYP.) SEE DETAILOUTLET PROTECTIONRIP RAP 20 SY (EACH)(TYP.) SEE DETAILWATTLE (TYP.)SEE DETAILDVDIVERSION(TYP.) SEE DETAILSOD POND SLOPESUPON GRADINGSEDIMENT STORAGE AREATO BE CLEANED OUT UPONFINAL STABILIZATIONXXXXXXXXXXXXXXXXXXXXXCIPFIPCIPFIPCIPFIPCONSTRUCTION EXIT PAD(TYP.) SEE DETAILOPOPOUTLET PROTECTIONRIP RAP 140 SY(TYP.) SEE DETAILXXXXXXXXXXXXXXXXXXXXXXXXSBMUPS TSMUPS TSMUPS TSMUPS TSMUPS TSMUPS TSXXXXXXXXXXXXXXX12346785Common Area 3Detention120015306030 SCALESHEETC04TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Street1.2.3.4.EROSION CONTROL NOTESAND WATER CONSERVATION COMMITTEE OFFICER, AND THE FEDERAL E.P.A. GUIDELINES FORTHE NPDES PROGRAM. ALL EROSION CONTROL MEASURES SHALL BE PER THE DIRECTION OF THE ENGINEER, SOIL5.ABSOLUTELY NO SEDIMENT SHALL BE PERMITTED TO LEAVE THE SITE DURING CONSTRUCTION.6.IF HEAVY RAINS OR UNUSUAL SITE CONDITIONS RESULT IN THE POLLUTION OF ROADWAYS ORALL DISTURBED AREAS SHALL BE TEMPORARILY AND PERMANENTLY SEEDED WITH "SOUTH"ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE GOVERNING OFFICIALS.IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO BE INTIMATE WITH THE LOCAL EROSION CONTROL LAWS AND TO REFLECT THIS KNOWLEDGE IN HIS/HER ACTIONS AND7.8.FOR EROSION CONTROL, SEDIMENT CONTROL AND STORMWATER MANAGEMENT ON ALL VEGETATION SHALL BE PLANTED AND MAINTAINED PER THE ALABAMA HANDBOOKIMMEDIATELY AND RESTORE THE AREAS TO THE ORIGINAL CONDITION WITHIN 24 HOURS.ADJACENT PARCELS THEN THE GRADING CONTRACTOR SHALL CLEAN THE DISTURBED AREASTYPE SEEDINGS PER THE ALABAMA HANDBOOK. THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED BY THE INSTALLATION OFEROSION AND SEDIMENT CONTROL MEASURES AND PRACTICES PRIOR TO, OR CONCURRENTWITH LAND DISTURBING ACTIVITIES.11. ALL EROSION AND SEDIMENT CONTROL MEASURES WILL BE CHECKED DAILY AND ANYDEFICIENCIES NOTED WILL BE CORRECTED BY THE END OF EACH DAY. ADDITIONAL EROSIONCONTROL MEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-SITE INSPECTIONTHE EXISTING SITE IS UN-DEVELOPED.ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE SEDIMENT BARRIERS HAVE BEEN CONSTRUCTED. CONTRACTOR SHALL REMOVE EROSION CONTROL DEVICES AFTER PERMANENT GRASSING IS IN PLACE AND ESTABLISHED.CONTACT LARRY SMITH, PE 251-990-6566.AREA TO BE DISTURBED = 2.98 ACRESCONSTRUCTION SITES AND URBAN AREAS (ALABAMA HANDBOOK).QUOTATIONS.REFERENCE THE CONSTRUCTION SEQUENCE FOR THE RELATIONSHIP BETWEEN THEINSTALLATION OF EROSION CONTROL FEATURES AND GENERAL CONSTRUCTION.9.10.BY THE GOVERNING OFFICIAL OR ENGINEER OF RECORD.12.13.1.2.3.REMOVE VEGETATION/PAVEMENT ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERSINSTALL THE CONSTRUCTION EXIT PER DETAILS.INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS.CONSTRUCTION SEQUENCE - PHASE 14.5.6.REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING.ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & DEMOLITION CAN BEGIN (PHASE 2).INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE.4.5.6.INSTALL TEMPORARY SEEDING AND MULCH ON DISTURBED AREAS TO PREVENT EXPOSED SOILS.DURING ROAD AND UTILITY CONSTRUCTION, MAINTAIN TEMPORARY SEEDING.CONSTRUCTION SEQUENCE - PHASE 2GRADE THE SITE TO SUB-GRADE ELEVATIONS, PREPARING THE SITE FOR FINAL SITE WORK.PERFORM GRADING TO INSTALL POND AND SEDIMENT FEATURES. ESTABLISH PERMANENT COVER1.INSTALL STORM SYSTEM AND UTILITIES.ON AREAS NOT EFFECTED BY ROAD AND UTILITY CONSTRUCTION.2.1.2.CALL FOR AN INSPECTION FROM THE QCP.ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS AND TREE PROTECTION.STABILIZE ANY AREAS DISTURBED BY BMP AND TREE PROTECTION REMOVAL.CONSTRUCTION SEQUENCE - PHASE 33.INSTALL FINAL LANDSCAPING.4.INSTALL CURBING, SIDEWALKS, AND PAVING. 7.FIPSBCEPbags, brush piles and variousEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPAND CONSTRUCTION EXIT.DURING ROAD AND UTILITY CONSTRUCTION, INSPECT PERIMETER CONTROLS DAILY AND FIX ANY DEFICIENCIES.3.THE CONSTRUCTION EXIT PAD SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENTTRACKING OR FLOW OF MUD ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH STONE, AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT OF ANYSTRUCTURES USED TO TRAP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR DISTURBED AREAS LEFT IDLE FOR TEN DAYS OR LONGER ARE TO BE SEEDED AND MULCHED.SEDIMENT / EROSION CONTROL DEVICES MUST BE CHECKED AFTER EACH STORM EVENT.EACH DEVICE IS TO BE MAINTAINED OR REPLACED IF SEDIMENT ACCUMULATION HAS REACHED1/2 OF THE CAPACITY OF THE DEVICE.MAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES ANDPRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THETRACKED FROM VEHICLE OR SITE ONTO PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY.14.15.16.RESPONSIBILITY OF THE OWNER'S CONTRACTOR.17.THE CONTRACTOR SHALL PREVENT THE LOSS OF SEDIMENT DUE TO WIND VIA WATERING18.DRY SOILS. CAUTION SHOULD BE TAKEN TO ENSURE THAT THE SITE IS NOT OVER WATERED.19. THE SITE IS TO BE CLEARED AND GRADED AS TO MINIMIZE THE AMOUNT OF SOIL EXPOSED20.AT ONE TIME.EROSION CONTROL MEASURES SHALL BE MAINTAINED AT ALL TIMES. IF FULL IMPLEMENTATIONOF THE APPROVED PLAN DOES NOT PROVIDE FOR EFFECTIVE EROSION CONTROL, ADDITIONALEROSION AND SEDIMENT CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL ORTREAT THE SEDIMENT SOURCE.CONTRACTOR IS RESPONSIBLE FOR MONITORING DOWNSTREAM CONDITIONS THROUGHOUTTHE CONSTRUCTION PERIOD AND CLEARING ANY DEBRIS AND SEDIMENT CAUSED BY21.CONSTRUCTION.BMP'S SHALL BE INSTALLED AS PER THE ALABAMA HANDBOOK STANDARDS.22.BMP'S SHALL BE INSTALLED WITH MINIMAL CLEARING ACTIVITY.23.REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES.24.LOT237 LOT238 LOT239 LOT240 CODE PRACTICE DESCRIPTION o~ O= 0 FAIRCllROP ,..., PROlB:llCII 0 lllCHING OPEIIIIANENT ""'"' OEROSllltaJl"JRa.. IIUNkET '-\ ) -, I I ,,-:;-q,,1/ ~vr1/ II II II II II II II II II II I // I II I II II II '---II '-I\ II ""' I )I I " ci/1 " l'; \ I \ I 1/ \ L __ _ I-------I I ~ N 99 101 102 103104105106 107104105106105106107 107106105 106 1071081091101111121131141041011021031021031041051061071081091101111121131141151161171171161151141311211110911010710810605410297989910092939495969191 9493 95 96 97 98 95 969798991001011021031041021011009997989899100101103104105106100101 10911011011111211311411511610310410510610710810910210399100101>>>>>>>92 93 94 95 96 97 98 100 <<Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XX X XXXXXXXXXXXXXXXXXXGRAVELMETALFENCEASPHALTPOSTS FOR FENCEUNDER CONSTRUCTIONGRAVELASPHALTCommon Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532MOHLER, CLARA EVIE702 WINN AVEFAIRHOPE AL 36532DAUGHTRY, DIANE206 BLUE ISLAND AVEFAIRHOPE AL 36532TE)ALTVIRGILBERT 1998 MANAGEMENTTRUST13714 A L CHESTERHOUSTON TX 77079TAYLOR, ROBERT PENDLETON ETALTAYLOR, RE253 BLUE ISLAND STFAIRHOPE AL 36532WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXW W W WWWWW24"RCP24"RCPINV=102.2124"RCPINV=101.41INV=101.48INV=102.06PINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/39"OAK/24"OAK/20"OAK/34"PINE/31"PINE/31"OAK/27"OAK/25"OAK/26"OAK/39"OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINEFENCE ON-LINE5 FT. CHAIN LINKFENCE ON-LINE5 FT. CHAIN LINK3 FT. WOOD FENCE15"RCP15"RCPINV=108.16SSSSGG GGGG G G G G OHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHP6"X6" TAP, SADDLE,& VALVE3" PVC CL200FORCE MAINFHGVT0+001+002+003+004+004+951+200+001+001051009898100101101104100100101 101103 104 98949389949898100>>>>>>>>928993SSSSWWWSWSWWSSSWWWWWWWWWWWSSSSSSWWSWFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFM FM FM FM FM FM FM FM FM FM WWWWWWWWWWWWWHERMITAGE COURT 50 FT. R/WTSSSSSSSSSSSSSSSSSSSS3" PVC CL200FORCE MAINRESTORE DRIVERESTORE DRIVELIFT STATION#1RIM=98.50INV IN=91.30BOTTOM=86.50TWELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WWATER METERFOR LIFTSTATIONGRAVEL ACCESSTO LIFT STATIONSEE DETAILCONTRACTOR TOINSTALL WATERSPIGOT AT LIFTSTATION IN METERBOX18' X 8' CONCRETEPAD AROUND LIFTSTATION(SEE DETAIL)WATER METERFOR COMMONAREA IRRIGATIONWATER METERFOR COMMONAREA IRRIGATIONROAD PATCHSEE DETAIL2 - 6" SLEEVESFOR IRRIGATIONFHFIRE HYDRANT ASSEMBLY(TYP.) SEE DETAIL12346785Common Area 3Detention120015306030 SCALESHEETC05TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetUTILITY PLAN LEGENDVALVEWATER METEREXISTINGFMGFIRE HYDRANT ASSEMBLYMANHOLEWATERLOW PRESSURE FORCE MAINTHRUST BLOCKUNDERGROUND ELECTRICGASFHUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWWVFMCLEAN OUTWWC.O.SFHSANITARY SEWER STUBSSTHE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUSUTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THETHE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THECONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THEALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO.CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLICSAFETY ADJACENT TO THE CONSTRUCTION SITE.LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERALTHE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS,HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETSRESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT AND HIGHWAYS, LATEST EDITION.9.10.11.12.UTILITY NOTESCOMPLIANCE OF ALL SYSTEMS WITH THESE CODES.INTIMATE WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THEALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, ANDVALVES, FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH FPU SPECIFICATIONS.OF FAIRHOPE PUBLIC UTILITIES (FPU) PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING,CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONSTHE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBINGTHE SANITARY SEWER LINE SHALL BE TESTED FOR INFILTRATION/EXFILTRATION INCONTRACTOR TO PROVIDE SURVEYED AS-BUILT OF WATER AND SEWER SYSTEMS ASINSTALLED PRIOR TO REQUESTING A PUNCH LIST.REQUIREMENTS OF FPU AND OTHER UTILITY PROVIDERS. THE CONTRACTOR SHALL BEACCORDANCE WITH FPU STANDARDS & SPECIFICATIONS.ALL PVC PIPE SHALL BE MARKED USING DETECTABLE UNDERGROUND UTILITY MARKER TAPETAPE SHALL BE A MINIMUM OF 5 MILS THICK AND 3 INCHES IN WIDTH. MINIMUM TENSILESTRENGTH SHALL BE 35 POUNDS AND TAPE SHALL ELONGATE NOT LESS THAN 80 PERCENTALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THEBACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TOFITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT1.2.3.4.5.6.BEFORE BREAKING. TAPE SHALL BE PERMANENTLY IMPRINTED WITH AN APPROPRIATELEGEND TO IDENTIFY THE CONTENTS OF THE PIPE.THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE.PRIOR TO BACKFILLING AND TESTING.THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCEWITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND FPUWATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241.PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 200 PSI, SDR 21 OR HEAVIER.WATER MAINS 4"-12" SHALL CONFORM TO THE ASTM D2241 CLASS 200 PIPE. 7.8.\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ s..:::: I , H----i"'"'y"'"~ II II II ,----'' II II II II II II II II II II II II II II I ~----I I ~ I L___ __ _ I • 0 0 □ □ 0 • N ELEVATIONELEVATIONSTATION STATIONSTORM LINE A1-A5 PROFILE85868890929496981001021041061081108586889092949698100102104106108110-0+500+000+501+001+502+002+503+003+504+004+505+005+506+006+507+007+50-0+500+000+501+001+502+002+503+003+504+004+505+005+506+006+507+007+50ELEVATIONELEVATIONSTATION STATIONSTORM LINE A3-A6 PROFILE85868890929496981001021041061081101121148586889092949698100102104106108110112114-0+500+000+501+001+502+002+50-0+500+000+501+001+502+002+50ELEVATIONELEVATIONSTATION STATIONSTORM LINE C PROFILE85868890929496981001021041061081108586889092949698100102104106108110-0+500+000+501+00-0+500+000+501+00ELEVATIONELEVATIONSTATION STATIONSTORM LINE B PROFILE85868890929496981001021041061081108586889092949698100102104106108110-0+500+000+501+001+50-0+500+000+501+001+50ELEVATIONELEVATIONSTATION STATIONSANITARY SEWER PROFILE85868890929496981001021041061081101121148586889092949698100102104106108110112114-0+500+000+501+001+502+002+503+003+504+004+50-0+500+000+501+001+502+002+503+003+504+004+50151LF - 8" PVCSDR-35 @ 0.40%SSMH#1RIM=102.00INV IN=92.00(E)INV OUT=91.90(N)247LF - 8" PVCSDR-35 @ 0.40%SSMH#2RIM=99.50INV OUT=93.00(W)LIFT STATION#1RIM=98.50INV IN=91.30BOTTOM=86.50PROPOSED GRADEEXISTING GRADEELEVATIONELEVATIONSTATION STATIONSTORM LINE D PROFILE85868890929496981001021041061081108586889092949698100102104106108110-0+500+000+501+00-0+500+000+501+00165LF - 48"RCP @ 0.67%145LF - 42"RCP @ 1.31%249LF - 36"RCP @ 1.61%135LF - 30"RCP @ 1.48%WI#A2THROAT=102.00INV IN=93.10(S)INV OUT=93.10(W)JB#A3TOP=99.40INV IN=95.00(E)INV IN=95.00(S)INV OUT=95.00(N)SWCB#A4TOP=106.00INV IN=99.00(S)INV OUT=99.00(W)DI#A5GRATE=104.50INV OUT=101.00(N)172LF - 30"RCP @ 1.16%WI#A6THROAT=101.00INV OUT=97.00(N)JB#A3TOP=99.40INV IN=95.00(E)INV IN=95.00(S)INV OUT=95.00(N)41LF - 24"RCP @ 1.21%DWCB#B2TOP=97.82INV IN=94.50(S)INV OUT=94.50(NW)25LF - 18"RCP @ 2.20%DWCB#B3TOP=97.82INV OUT=95.05(N)44LF - 15"RCP @ 2.29%DWCB#C2TOP=100.80INV OUT=95.00(E)43LF - 24"RCP @ 2.32%OCS#D2TOP=98.50INV OUT=93.00(N)MES#A1INV OUT=92.00MES#C1INV OUT=94.00MES#B1INV OUT=94.00MES#D1INV OUT=92.00PROP. GRADEPROP. GRADEEXISTING GRADEPROP. GRADEEXISTING GRADEPROP. GRADEPROP. GRADEPROP. GRADESHEETC06TLSDRAWNDATESCALEJOB No.SEE DRAWINGSEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSANITARY & STORM SEWERPROFILESCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Street02.55VERTICAL SCALE: 1" =5'1503060GRAPHIC SCALEHORIZONTAL SCALE: 1" = 30'~ l I ~ _l I I I I L ___ _ I j111 1 JIJJ , , J I ' I I J I I I I I I l _l I I I _l J J J ' I I j ' I I I I I I ' .I I I I j i I fl j II ',C-1---,_,__ ' IIJ +-+-+1 ----t-11-M, --r-rr1J 11 1 1 1 1 1 1 1 1 1 1 b+-c:::P--I ~r-l 1 ~ -I ----"---= 1 J J 1 I J J J _J I J ±_l ' l J II I J I I 1 I 1 ~ , , I I - I I -, oe-j I I · · I I I J _l I 1 1 J 1 1 1t 1t1tU1~u.--f~1"""ff1-~±r=eH+i I I I I I J 1 JI' I I I J II J I I ,r II II IJ I J I+---+-, rT j ,.d=p:~, FF~ 11--llaa ' I I J j IJI 1 .J~ J=l'F'I II Ill I IJJi I I I I I j Id-- / I I I I -I cc!_ I l J ~-, I I JI I I I 1 JI I J J 1 1 I JJ 1 i i i 1_ n I D • 1 J _J 1 ' 1 1 J 1 1 1 1 -l Common Area 1Green Space 0.42 ac.BLUE ISLAND ST. 66 FT. R/W(10%)XX X XXXXXXXXXXXXXXXXXXGRAVELMETALFENCEASPHALTPOSTS FOR FENCEUNDER CONSTRUCTION1/2"CRS(26014)1/2"RBF1/2"CRS(26014)1/2"CRS(26014)3/4"CTIF1/2"RBF0.6' WEST1/2"CRF(MOORE)1/2"CRF(MOORE)1/2"CRF (MOORE)5.5' EAST OF CORNER1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE)4"X4"CMF1/2"CRF(26014)1/2"CRF(26014)1/2"CRF (26014)GRAVELASPHALTCommon Area 2FST DITTMANN, GEORGE WETAL DITTMANN, MA249 BLUE ISLAND AVEFAIRHOPE AL 36532MOHLER, CLARA EVIE702 WINN AVEFAIRHOPE AL 36532DAUGHTRY, DIANE206 BLUE ISLAND AVEFAIRHOPE AL 36532ROSS, JOAN (LIFE ESTATE)114 ASHLEY DRFAIRHOPE AL 36532BARTER, EDWARD J & VERA A13 BUGLE RETREAT (MA)SPANISH FORT AL 36527BEEBE, ALLISON ECKERT ETALBEEBE, DANIEL118 ASHLEY DRFAIRHOPE AL 36532LUNDBERG, REBECCA DOOLEY ETVIRCARL G120 ASHLEY DRFAIRHOPE AL 36532GILBERT 1998 MANAGEMENTTRUST13714 A L CHESTERHOUSTON TX 77079TAYLOR, ROBERT PENDLETON ETALTAYLOR, RE253 BLUE ISLAND STFAIRHOPE AL 36532WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXPINE/24"OAK/24"OAK/23"PINE/38"PINE/29"PINE/28"OAK/21"OAK/30"OAK/24"OAK/22"OAK/26"OAK/22"PINE/36"OAK/21"OAK/39"OAK/24"OAK/20"OAK/34"PINE/31"PINE/31"OAK/27"OAK/25"OAK/26"OAK/39"OAK/20"PINE/30"OAK/20"OAK/21"OAK/22"OAK/26"4 FT. HOGWIRE FENCE4 FT. CHAIN LINK FENCE ON-LINEFENCE ON-LINE5 FT. CHAIN LINKFENCE ON-LINE5 FT. CHAIN LINK3 FT. WOOD FENCE0+001+002+003+004+004+951+200+001+00HERMITAGE COURT 50 FT. R/WWELCH, JAMES R92 TONSET RD.ORLEANS MA 02653WELCH, JAMES R92 TONSET RD.ORLEANS MA 02653DEVELOPER TOINSTALL SIDEWALKSIN FRONT OFCOMMON AREASDEVELOPER TOINSTALL SIDEWALKSIN FRONT OFCOMMON AREASLOT OWNER/BUILDERTO INSTALLSIDEWALKS IN FRONTOF RESIDENTIAL LOTSLOT OWNER/BUILDERTO INSTALLSIDEWALKS IN FRONTOF RESIDENTIAL LOTSSTREET LIGHT (TYP.)DEVELOPER TOINSTALL SIDEWALKSIN FRONT OFCOMMON AREAS12346785Common Area 3Detention120015306030 SCALESHEETC07TLSDRAWNDATESCALEJOB No.1"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION &STREET LIGHT PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetLOT237 L __ _ LOT238 LOT239 N LOT240 I\ I I I I I NOTE:CONSTRUCTION JOINTS ARE REQUIRED BETWEEN ALL POURSSEPARATED BY MORE THAN 30 MINUTES TIME.PLACE LONGITUDINAL CONSTRUCTION JOINT AT CENTERLINE OF ROADWAYS WHEN PAVEMENT IS WIDER THAN 12'.TEN FEET (10') SPACING BETWEEN CONTRACTION JOINTS OR AS SHOWN ON PLANS.FILL JOINTS TO WITHIN 1/8" OF SURFACE WITH JOINT SEALER.1. 2.3.4.tt/41/4"BROOM FINISH (TYP.)1.25t5'THICKEN EDGE WHERE-EVER EDGE IS SUBJECT3/8" PREMOLDED EXPANSIONJOINT FILLER ADJACENT TO ALL STRUCTURES OROTHER CONCRETE.tSAWN CONTRACTION JOINTISOLATION JOINTTO WHEEL LOADS.JOINTING AT STRUCTURESSTRUCTURE OR CASTING5.WHEN A JOINT FALLS WITHIN 5' OF A MANHOLE, LIGHT POLE BASE, OR OTHERSTRUCTURE, SHORTEN ONE OR MORE PANELS ON EITHER SIDE OF STRUCTURETO ALLOW CONTROL JOINTS TO FALL AT STRUCTURE.LONGITUDINALJOINTTRANSVERSEJOINTISOLATION JOINTSEENOTE 5.AND SEALDOWELED JOINT1/4"1"tSAWCUTTIED LONGITUDINAL JOINTTIE BAR#5 X 36"@ 24" O.C.t/2t/2ONE SIDE @ 12" O.C.14" LENGTH, LIGHTLY GREASESMOOTH DOWEL, 3/4" DIA.,SCALE: NTSCONCRETE PAVEMENT JOINTS DETAILS6.CONCRETE PAVEMENTS SHALL BE CONSTRUCTED, JOINTED, REINFORCED, ANDFINISHED TO MEET ACI GUIDELINES.1/4"1"AND SEALSAWCUT1ST POUR2NDCONSTRUCTION JOINTSEALANTRESERVOIRAND SEALPOURHALF ROUND KEY JOINT.2tAND SEALSAWCUT1.5" - ALDOT SECTION 424A,8" - COMPACTED SUBGRADEALDOT SECTION 401 PRIME COATSUPERPAVE BITUMINOUS WEARING SURFACE8" - ALDOT SECTION 821 GRANULAR BASE(COMPACTED TO 100% STANDARD DENSITY, ASTM D-698)(100% STANDARD DENSITY, ASTM D-698)SCALE: NTSASPHALTIC CEMENT PAVEMENT DETAILNOTE: PAVING SECTION / DESIGN PROVIDED BY GEOCON ENGINEERING & MATERIALS TESTING, INC.S.E. CIVIL EXPRESSES NO WARRANTY FOR THE USE OF THIS PAVING SECTION. ALL ASPHALT MATERIALAND PAVING OPERATIONS SHOULD MEET APPLICABLE SPECIFICATIONS OF THE ASPHALT INSTITUTE ANDALABAMA DEPARTMENT OF TRANSPORTATION.RKnow what'sbelow.before you dig.CallSHEETC08TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILS201905108/24/20Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566TYPICAL SIDEWALK DETAILALL SIDEWALKS SHALL BE 4" THICKCONTRACTION JOINTS SHALL BE SPACED AT 5'-0" FOR SIDEWALKS 5' WIDE ANDFOR SIDEWALKS 5' TO 8' WIDE, SPACINGOF CONTRACTION JOINTS SHALL BE EQUALFOR SIDEWALKS OVER 8' WIDE, SPACE CONTRACTION JOINTS AS SHOWN ON DRAWINGSCONTRACTION JOINTS SHALL BE 1" DEEP AND EDGED WITH 1/8" RADIUS.PROVIDE 1/2" EXPANSION MATERIAL WHERE SIDEWALK ABUTS CONCRETEA LAYER OF #15 FELT IS REQUIRED BETWEEN WALK AND ADJACENT50' MAX. SPACING BETWEEN EXP. JOINTSCONTRACTION JOINTSLESS.TO WIDTH.STRUCTURE.PARALLELING CONCRETE CURB.8.7.6.5.4.3.SCALE: NTSNOTES:CURB OR PAVEMENT1.2.1/4" EXP. JOINTBUILDING PAD12"SEE NOTE #63'-0"4"1/4" EXP. JOINT1/2" EXP. JOINTCONCRETE.FOR SIDEWALKS 10' OR GREATER OR WHEN SIDEWALKS ABUT PARKING WHERE THEREIS NOT A CURB, THICKEN WALK TO 12" IN 3'.24" ROLL CURB10"10 1/2"7"COMPACTED BASENOTE:1. PROVIDE #6 X 18" LONG, SMOOTH DOWELS AT ALL EXPANSION JOINTS.2. 3/4" EXPANSION JOINTS WITH BITUMINOUS SEALANT AT 30 FEET INTERVALS13" R24"14"AND AT ALL RADII AND AT DRAINAGE STRUCTURES.3. CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 3,000 PSI.4. LIGHT BROOM FINISH ON ALL SURFACES, ALL RADII TO BE TRUE ARCS.5. PROVIDE (2) #4 BARS, 10' LONG, CENTERED OVER ALL TRENCH CROSSINGS.6. PROVIDE (2) #6 X 2.5' LONG BARS TO CONNECT EXISTING AND NEW CURBS.7. GUTTER SHALL PITCH AS REQUIRED TO CONVEY DRAINAGE.6"ADJACENT PAVING6"BREAK-A-WAY TYPEU-CHANNEL POST TYP.7'-0"4"24"12"SCALE: NTSSIGNAGE DETAILR1-130"X30"NOTE:SEE DETAIL FOR JOINTS6" - 4,000 PSI CONCRETE (MIN. 600 PSI FLEXURAL STRENGTH)SCALE: NTSCONCRETE PAVEMENT DETAILWELDED WIREMESH (TYP.)2" ABOVESUBGRADESUBGRADE PREPARED PER GEOTECHNICAL REPORT6" - CRUSHED LIMESTONE (#67 STONE)SCALE: NTSGRAVEL PAVEMENT DETAILSUBGRADE PREPARED PER GEOTECHNICAL REPORTSPEED LIMIT - R2-12%10"10 1/2"7"COMPACTED BASE13" R24"14"6"ADJACENT PAVING6"2%SHED GUTTERRECEIVING GUTTER3:1 MAX2'3:1 MAXGRASSED WATERWAYTO BE SODDED WITHBERMUDA ROLLS AND PINNEDSCALE: NTSGRASS LINED SWALE DETAILVARIES• SCALE: ITTS SPEED LIMIT 20 RKnow what'sbelow.before you dig.CallSHEETC0920190510TLSDRAWNDATESCALEJOB No.8/24/20N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSB1.5'4"SLOPE PAVINGREINFORCED CONCRETESLOPE4"THK 3000 PSIWWF 6" x 6" -W2.9 x W2.9FLOW LINECONCRETEEND ELEVATIONPER ALDOT SPECIFICATIONS AND STD. DWG. HW-614-SP.NOTE:WILL BE ATTACHED.* IN ORDER TO COMPLY WITH FHWA SAFETY REQUIREMENTSTHIS DIMENSION SHALL BE 3-1/4" WHEN A GRATEALL SLOPED PAVED HEADWALLS ARE TO BE CONSTRUCTEDMITERED END SECTION (MES)LONGITUDINAL SECTIONSCALE: NTS*4"8"4" MAX2" CLEAR3' MINMINMAX2" CLEAR1.5'B1.5'MIN4"MAXACivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetNOTE 1: CLEARANCE BETWEEN PIPE AND TRENCH WALL SHALL BE ADEQUATE TOSEE NOTE 1EXCAVATION LINEBEDDINGHDiENABLE SPECIFIED COMPACTION BUT NOT LESS THAN Do/6MIDDLE BEDDINGLOOSELY PLACEDUNCOMPACTED BEDDINGEXCEPT FOR TYPE 4Do/3FOUDATIONDoOVERFILL OR BACKFILLSW, ML, OR CLHAUNCHLOWER SIDEDo (MIN.)OUTER BEDDINGMATERIAL ANDCOMPACTION EACHSIDE, SAMEREQUIREMENTSAS HAUNCHDo/6 (MIN.)BEDDINGHDiMIDDLE BEDDINGLOOSELY PLACEDUNCOMPACTED BEDDINGEXCEPT FOR TYPE 4Do/3FOUDATIONDoOVERFILLSW, ML, OR CLHAUNCHLOWER SIDEDo (MIN.)OUTER BEDDINGMATERIAL ANDCOMPACTION EACHSIDE, SAMEREQUIREMENTSAS HAUNCHEMBANKMENT INSTALLATIONTRENCH INSTALLATIONTYPE 1Do/24 MINIMUM; NOT LESSTHAN 3". IF ROCKFOUNDATION, USE Do/12MINIMUM; NOT LESS THAN 6".95% CATEGORY I90% CATEGORY I,95% CATEGORY II, OR100% CATEGORY IIIUNDISTURBED NATURAL SOIL WITH FIRMNESSEQUIVALENT TO THE FOLLOWING PLACED SOILS:90% CATEGORY I, 95% CATEGORY II, 100% CATEGORY III, OR EMBANKMENT TO THE SAME REQUIREMENTS.INSTALLATIONTYPEBEDDINGTHICKNESSHAUNCH ANDOUTER BEDDINGTRENCH INSTALLATIONLOWER SIDEEMBANKMENT INSTALLATIONLOWER SIDETYPE 2Do/24 MINIMUM; NOT LESSTHAN 3". IF ROCKFOUNDATION, USE Do/12MINIMUM; NOT LESS THAN 6".90% CATEGORY I, OR85% CATEGORY I,90% CATEGORY II, OR95% CATEGORY IIIUNDISTURBED NATURAL SOIL WITH FIRMNESSEQUIVALENT TO THE FOLLOWING PLACED SOILS:85% CATEGORY I, 90% CATEGORY II, 95% CATEGORY III, OR EMBANKMENT TO THE SAME REQUIREMENTS.95% CATEGORY IITYPE 3Do/24 MINIMUM; NOT LESSTHAN 3". IF ROCKFOUNDATION, USE Do/12MINIMUM; NOT LESS THAN 6".85% CATEGORY I,90% CATEGORY II, OR95% CATEGORY IIIUNDISTURBED NATURAL SOIL WITH FIRMNESSEQUIVALENT TO THE FOLLOWING PLACED SOILS:85% CATEGORY I, 90% CATEGORY II, 95% CATEGORY III, OR EMBANKMENT TO THE SAME REQUIREMENTS.85% CATEGORY I,90% CATEGORY II, OR95% CATEGORY IIITYPE 4NO BEDDING REQUIRED,EXCEPT IF ROCK FOUNDATION,USE Do/12 MINIMUM, NOTLESS THAN 6".NO COMPACTIONREQUIRED EXCEPTIF CATEGORY III, USE85% CATEGORY IIINO COMPACTIONREQUIRED EXCEPTIF CATEGORY III, USE85% CATEGORY IIINO COMPACTIONREQUIRED EXCEPTIF CATEGORY III, USE85% CATEGORY IIIRCP STORM PIPE BEDDING DETAILSCALE: NTSAS REQUIREDDIA.15"SLOPE4:1A2'-5"DIMENSIONSB5'-3"18"4:13'-6"5'-6"24"4:15'-6"6'-0"6"3'-0"6"8'-0"4'-6"8'-0"SCALE: NTSDOUBLE WING CATCH BASIN (DWCB) DETAIL#5 BARS 4" O.C. EACH WAYCAST IRON COVER7 1/2"VARIES 6 1/2"SECTION "A-A"6"9"1 1/2"2" WEEPHOLES10"8"4"5 1/4""4/36"1'- 6"6"6"2 #6 BARS4'- 0"3'- 0"6"LINE ALONG TOP OF STREET CURB OF WHICH IT IS A PART.GRADE LINE ALONG FRONT OF INLET COVER SHALL CONFORM TO GRADENOTE:18"THROATELEVATIONAND SPECIAL DWG I-621-S INDEX NUMBER 645.ALL DWCB ARE TO BE CONSTRUCTED PER ALDOT SPECIFICATIONS1.2.AA48"4:113'-9"8'-0"2'-0"JUNCTION BOX FRAME AND COVER24"Ø HEAVY DUTY COVERNOTE:BOX SIZE SHALL BE ADEQUATE TO ACCOMMODATE SIZES AND ANGLES OF ENTRY OF ALL PIPESENTERING STRUCTURE WITH AMINIMUM WALL THICKNESS OF 6"BETWEEN PIPES.SCALE: NTSJUNCTION BOX (JB) DETAILTO CREATE A WATER TIGHT SEALPRECAST REINFORCED CONCRETEMANHOLE SECTIONCONFORMING TO LATESTREVISION OF ASTM C913REINFORCED CONCRETE COLLARSAS NEEDEDFLEXIBLE JOINT SEALANT - TO FILLAT LEAST 75% OF JOINT CAVITYSET FRAME IN FULLBED OF MORTAR6"3'-0" MIN.8"MINREINFORCED TO MEETH-20 LOADINGOUTSIDE OF PIPE+2" CLEARANCEMIN. 0.14 SQ. IN. STEEL PERVERTICAL FOOT, PLACEDACCORDING TO ASTM C913SPECIFICATIONSSTEPS ON ALL STRUCTURESOVER FOUR FEET TALLREFER TO SPECS3" CLEARMORTAR ALL JOINTSIMPRINTED WITH "STORM"AGGREGATE FOUNDATION6" COMPACTED GRADEDSINGLE WING CATCH BASIN (SWCB) DETAIL7 1/2"6"3'-0"6"4'-6"SCALE: NTS8'-0"#5 BARS 4" O.C. EACH WAYCAST IRON COVER9"VARIESSECTION "A-A"6 1/2"6"2" WEEPHOLES1 1/2"4"5 1/4"410"8"6""/31'- 6"6"6"4'- 0"LINE ALONG TOP OF STREET CURB OF WHICH IT IS A PART.GRADE LINE ALONG FRONT OF INLET COVER SHALL CONFORM TO GRADENOTE:2 #6 BARS3'- 0"ELEVATION6"2. ALL SWCB ARE TO BE CONSTRUCTED PER ALDOT SPECIFICATIONSA18"THROATAND SPECIAL DWG I-621-S INDEX NUMBER 645.1.AELEVATION=97.50OUTLET PIPEELEVATION=98.50PLUG AFTER FINAL4" PVC FOR SKIMMERELEVATION=93.00STRUCTURE BOTTOMSTRUCTURE TOPSECTION A-AOUTLET CONTROL STRUCTURE (D2) DETAILAGGREGATE FOUNDATION6" COMPACTED GRADEDAGGREGATE FOUNDATION6" COMPACTED GRADEDEMERGENCY OVERFLOW SCALE: NTS6"SECTION B-BOUTLET PIPE6'3'ELEV.=93.003'DISCHARGE PIPEPLAN VIEW48"48"JUNCTION BOX FRAME AND COVEREJIW 1337 W/ "STORM" CASTED IN COVER OR APPROVED EQUAL(EAST SIDE ONLY)EMERGENCY OVERFLOWSTABILIZATION1'3' WEIRELEVATION=95.751' WEIRELEVATION=94.00Lc=-coi+n0--~ I-• ·l ,,..-:::;:.:.:::::--...~-I I L 1 I I I 1• 1. --I .,, .d -r 0 ~ t ft-_L RKnow what'sbelow.before you dig.CallSHEETC10TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILS50' MIN.ALABAMA HIGHWAY DEPARTMENTCOARSE AGGREGATE GRADATION NO. 1NON-WOVEN CLASS IVHARD SURFACEPUBLIC ROAD6" MIN.20' MIN.SCALE: NTSCONSTRUCTION EXIT PADCEPREPAIR ASNEEDEDGEOTEXTILE UNDERLINER201905108/24/20Civil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetSCALE: NTSSECTION B-BCURB INLET PROTECTIONPAVEMENTGUTTERFLOWFLOWCATCH BASIN9" DIAMETER WATTLE PLACED TO ALLOWCATCH BASINOVERFLOW OF LARGER STORM EVENTSBFLOWCURBINGPAVEMENTBCIPPLACE SANDBAG BETWEEN THETHROAT AND THE WATTLE TOPROVIDE AN OVERFLOW POINTPLACE SANDBAG OVERWATTLE TO PREVENT MOVEMENTPLACE SANDBAG OVERWATTLE TO PREVENT MOVEMENTDIVERSIONSCALE: NTS2:1 SLOPE4' MIN.3" MIN. FREEBOARDDV12" FLOW DEPTHDIVERSION IS TO BE STABILIZEDWITH SOD, SOD TO BE PINNED18"MIN.18"MIN.JOINTOVERLAP 1/3 CIRCUMFERENCE18"18"MIN.MIN.PIPE SECTIONISOMETRIC VIEWFILTER FABRICFILTER FABRICSTORM PIPE JACKETOF THE PIPEOUTLET PROTECTION (RIP RAP)PLANCOMPACTED SUBGRADESCALE: NTSMIRAFI 140NFILTER FABRICOR APPROVEDEQUAL18"OUTFALLd10 - 10lbs, d50 - 50lbs, d90 - 100lbsALDOT CLASS 1 RIP RAPSECTIONSEE PLANOPRIP RAP FLUSHWITH GROUNDSEE PLANd10 - 10lbs, d50 - 50lbs, d90 - 100lbsALDOT CLASS 1 RIP RAPSCALE: NTSBAFFLE DETAILWIRE FENCE WITH COIR MESH BLANKET ATTACHEDINSTALLED PER SEDIMENT BARRIER DETAILSTAKE TO SUPPORTFENCE, ROPE, OR WIRESTEEL SUPPORT POSTS,NOTE:INSTALL 3 BAFFLES PER POND, SPACED EQUALLY PERPENDICULAR TO FLOW PATH.10'MAX.24" INTO BOTTOM OR SIDETIGHT ROPE OR WIRE ONTOP TO PREVENT SAGGING27"27"ALUMINUM STRAPSSUSPENDING INLETINLET1" VENT WITHYELLOW TIP2 1/2" PVC FLOAT4" SCH 40 COUPLINGCONNECTION1 1/2" HOSE, SS CLAMPS2" THREADED MALE NIPPLEON OUTLET END2" INLETEXTENSIONSKIMMER SHOWN INFLOATING POSITION2"2" HEAD ON CENTEROF INLET AND ORIFICE1 1/2" SCH 40 SOLID PVCBARREL OR "ARM"1. SKIMMER TO BE ATTACHED TO A OUTLET STRUCTURE WITH A 4" SCH 40 PIPETHROUGH THE BOTTOM OF THE STRUCTURE. PIPE TO BE CAPPED AFTER FINAL STABLIZATION. 2. DIMENSIONS ARE APPROXIMATE, NOT INTENDED AS PLANS FOR CONSTRUCTION.3. BARREL (SOLID, NOT FOAM CORE PIPE) SHOULD BE 1.4 TIMES THE DEPTH OF WATER WITH A MIN.LENGTH OF 6 FEET SO THE INLET CAN BE PULLED TO THE SIDE FOR MAINTENANCE. IF MORE THAN 8FEET LONG WEIGHT MAY HAVE TO BE ADDED TO INLET TO COUNTER THE INCREASED BUOYANCY.4. INLET TAPERS DOWN FROM 2" MAX. INLET TO A 1-1/2" BARREL AND HOSE. BARREL IS SMALLERTO REDUCE BUOYANCY AND TENDENCY TO LIFT INLET BUT IS SUFFICIENT FOR FLOW THROUGH INLETBECAUSE OF SLOPE. THE INLET ORIFICE CAN BE REDUCED USING THE PLUG AND CUTTER PROVIDED TOCONTROL OUTFLOW RATE.5. INLET IS 4" PIPE BETWEEN THE STRAPS WITH ALUMINUM SCREEN DOOR ACCESS TO THE 2" INLET ANDORIFICE INSIDE.6. CAPACITY IS 3,283 CUBIC FEET PER DAY MAXIMUM WITH A 2 INCH INLET AND 2" OF HEAD.INLET CAN BE REDUCED BY INSTALLING A SMALLER ORIFICE USING THE PLUG AND CUTTER PROVIDED TOADJUST FLOW RATE FOR THE PARTICULAR BASIN VOLUME AND DRAWDOWN TIME REQUIRED.7. SHIPPED ASSEMBLED. USER GLUES INLET EXTENSION AND BARREL, INSTALLS VENT, CUTS ORIFICE INPLUG AND ATTACHES TO OUTLET PIPE OR STRUCTURE. INCLUDES FLEXIBLE HOSE, ROPE, ORIFICE CUTTER, ETC.SCALE: NTS2" SKIMMER DETAILJ.W. FAIRCLOTH & SON, INCWWW.FAIRCLOTHSKIMMER.COMP.O. BOX 757HILLSBOROUGH, NC 27278919-732-1244BASIS OF DESIGNASSEMBLE THE SKIMMER FOLLOWING THEMANUFACTURER'S INSTRUCTIONSLAY THE ASSEMBLED SKIMMER ON THE BOTTOM OF THEBASIN WITH THE FLEXIBLE JOINT CONNECTED WATERTIGHT AT THE BASE OF THE RISER PIPE. BE SURE TOATTACH A ROPE TO THE SKIMMER AND ANCHOR IT TOTHE SIDE OF THE BASIN. THIS WILL BE USED TO PULLTHE SIMMER TO THE SIDE FOR MAINTENANCE.PREVENT THE SKIMMING DEVICE FROM SETTLING INTOTHE MUD BY EXCAVATING A SHALLOW PIT UNDER THESKIMMER OR PROVIDING A LOW SUPPORT UNDER THESKIMMER OF STONE OR TIMBER.SKIMMER NOTES:8. CONTRACTOR TO CUT A 1.9" DIAMETER HOLE IN THE SUPPLIED PLUG TO REDUCE THE FLOW RATE.Qi--------i 0---SCALE: NTS Qi-------0-- PERMANENT SEEDINGSCALE: NTSPSSPECIESSEEDING RATE/ACRENORTHCENTRALSOUTHSEEDING DATESBAHIAGRASS, PENSACOLA40 LBS--MAR 1-JULY 1FEB 1-NOV 1BERMUDAGRASS, COMMON10 LBSAPR 1-JULY 1MAR 15-JULY 15 MAY 1-JULY 15BAHIAGRASS, PENSACOLA30 LBS--MAR 1-JULY 1MAR 1-JULY 15BERMUDAGRASS, COMMON5 LBSBERMUDAGRASS, HYBRID (LAWN TYPES) SOLID SODANYTIMEANYTIMEANYTIMEBERMUDAGRASS, HYBRID (LAWN TYPES) SPRIGS 1/SQ FT MAR 1-AUG 1MAR 1-AUG 1FEB 15-SEPT 1FESCUE, TALL40-50 LBSSEPT 1-NOV 1SEPT 1-NOV 1--SERICEA40-60 LBSMAR 15-JULY15 MAR 1-JULY 15 FEB 15-JULY 15LIME RATE:1 TON PER ACRE ON LIGHT-TEXTURED, SANDY SOILS (IF THE COVER WILL BE TALL FESCUE AND CLOVER USE 2 TONS/ACRE.)2 TONS PER ACRE ON HEAVY-TEXTURED, CLAYEY SOILSFERTILIZER RATE:GRASSES ALONE: 400 LB/ACRE OF 8-24-24WHEN VEGETATION HAS EMERGED TO A STAND AND IS GROWING, FERTILIZE WITH 30 TO 40 LBS/ACRE OF 28-0-0MULCH RATE:PER MULCHING DETAILSERICEA & COMMON BERMUDAGRASS40-60 LBSMAR 15-JULY15 MAR 1-JULY 15 FEB 15-JULY 1510 LBSGRASS-LEGUME MIXTURES: 800 TO 1200 LB/ACRE OF 5-10-10 OR THE EQUIVALENTLEGUMES ALONE: 800 TO 1200 LB/ACRE OF 0-10-10 OR THE EQUIVALENTTEMPORARY SEEDINGSCALE: NTSTSSPECIESSEEDING RATE/ACRENORTHCENTRALSOUTHSEEDING DATESMILLET, BROWNTOP OR GERMAN 40 LBSMAY 1-AUG 1APR 1-AUG 15APR 1-AUG 15RYE3 BUSEPT 1-NOV 15 SEPT 15-NOV 15 SEPT 15-NOV 15RYEGRASS30 LBSAUG 1-SEPT 15 SEPT 1-OCT 15 SEPT 1-OCT15SORGHUM-SUDAN HYBRIDS40 LBSMAY 1-AUG 1APR 15-AUG 1APR 1-AUG 15SUDANGRASS40 LBSMAY 1-AUG 1APR 1-AUG 1APR 1-AUG 15WHEAT3 BUSEPT 1-NOV 1SEPT 15-NOV 15 SEPT 15-NOV15COMMON BERMUDAGRASS10 LBSAPR 1-JULY 1MAR 15-JULY 15 MAR 1-JULY 15CRIMSON CLOVER10 LBSSEPT 1-NOV 1SEPT 1-NOV 1SEPT 1-NOV 1LIME RATE:1 TON PER ACRE ON COARSE TEXTURED SOILS3 TONS PER ACRE ON FINE TEXTURED SOILSFERTILIZER RATE:APPLY 8-24-24 FERTILIZER PER MANUFACTURER'S RECOMMENDATIONSWHEN VEGETATION HAS EMERGED TO A STAND AND IS GROWING, FERTILIZE WITH 30 TO 40 LBS/ACRE OF 28-0-0MULCH RATE:PER MULCHING DETAILMULCHINGSCALE: NTSMUMATERIALRATE PER ACRE &NOTESSTRAW WITH SEED1 1/2 - 2 TONSSPREAD BY HAND OR MACHINE; ANCHOR WHEN(70 LBS-90 LBS)SUBJECT TO BLOWINGSTRAW ALONE (NO SEED)2 1/2 - 3 TONS(115 LBS-160 LBS)WOOD CHIPS5-6 TONS(225 LBS-270 LBS)TREAT WITH 12 LBS NITROGEN/TONBARK35 CUBIC YARDS(0.8 CUBIC YARDS)CAN APPLY WITH MULCH BLOWERPINE STRAW1-2 TONS(45 LBS-90 LBS)(PER 1000 SF)SPREAD BY HAND OR MACHINE; ANCHOR WHENSUBJECT TO BLOWINGSPREAD BY HAND OR MACHINE; WILL NOT BLOW LIKESTRAWPEANUT HULLS10-20 TONS(450 LBS-900 LBS)WILL WASH OFF SLOPES. TREAT WITH 12 LBSNITROGEN/TONUNDISTURBED GROUNDLENGTH - 5' MIN. SPACED 10' MAX O.C.44" TYPE "A" GEOTEXTILE FABRICCONFORMING TO AASHTO M288DISTURBED NOTE:OVERLAP JOINTS IN FABRICAT POST TO PREVENT LEAKAGEOF SILT AT SEAM.COMPACTED BACKFILLFLOWSCALE: NTSSILT BARRIER TYPE "A"STEEL "T" POST 1.3LB/FT MIN.TRENCHFABRICFRONT VIEWSIDE VIEWSBSILT FENCE ROLL 1ROLL JOINT FOR JOINING TWO SILT FENCE SECTIONSSTEEL POSTGROUND(WOVEN WIRE FENCE BACKING)10' MAX. OC6"32"36" MIN.24" MIN.32"6"6"24" MIN.W/ WIRE BACKSILT FENCE ROLL 2POSTS (ONE POST APPLICABLE FOR TYPES A & B FENCE)ROLL THE ENDS OF EACH SECTION OF FENCE ONEOR MORE TIMES BEFORE INSTALLING THE POSTSRKnow what'sbelow.before you dig.Call4'4'2'WOOD STAKESTAKE WITHIN 2' OFTHE END OF WATTLE8" STRAW WATTLEEMBEDDED IN A2'CROSS SECTIONSCALE: NTSWATTLE INSTALLATION DETAIL2" DEEP TRENCH8" STRAW WATTLEEMBEDDED IN A2" DEEP TRENCHSHEETC11TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSPLANSCALE: NTS3. FRAME TO BE WRAPPED WITH WIRE BACKED SILT FENCEFABRIC DROP INLET PROTECTIONSIDE VIEW & NAILED TO THE FRAME @ 6" O.C.1. THE SEDIMENT BOX TO BE MADE OF 2"X4" P.T. BOARDS 2. THE MAX. POST SPACING IS 2'.2"X4" P.T. POSTS TYP.COMPACTED GRADEBRACINGINLET2"X2" P.T. CROSSFIPTYPE"A" SILT FENCEINSTALLED SECURELYAGAINST THE EXTERIORSURFACE OF THE INLETW/ WIRE BACKINGTYPE"A" SILT FENCEW/ WIRE BACKINGINLET2' MAX.TYPE"A" SILT FENCEW/ WIRE BACKING12"12" MIN.30" MAX.FABRIC BURIED 12"W/ COMPACTED EARTH FILL2"X4" P.T. POSTS TYP.INSTALLED SECURELYAGAINST THE EXTERIORSURFACE OF THE INLET201905108/24/20Civil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Streetoi--------oi--------01--------\ .. \ --...... . .. .. r 1 oi--------0--- RKnow what'sbelow.before you dig.CallSHEETC12TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSTYPICAL HYDRANT AND VALVESCALE: NTS25' MAX.10' MIN.MIN. COVERUNDISTURBED MATERIALBACKING AGAINSTCLASS "C" CONC.AS REQUIREDROTATE HYDRANTBOX AND COVERADJUSTABLE VALVEM.J. FITTINGS (TYP)6" GATE VALVETEEMAINWATER(1 EACH SIDE)2 TIE RODS (TYP)GRAVEL BEDDINGDRAIN HOLESAT LEAST 6" ABOVERUN GRAVEL TOSTONE OR BANK1/2" TO 1" CRUSHED PROVIDE 7 CU. FT.UNDISTURBED MATERIALBACKING AGAINSTCLASS "C" CONC.UNDISTURBED EARTHFINISH GRADETO GRADE AS REQUIREDHYDRANT TO BE ADJUSTED4 1/2" PUMPER & TWO 2 1/2"M&H MODEL 129T W/HOSE CONNECTIONTHRUST BLOCK DETAILSCALE: NTSXB-1/4 BEND2500 PSICONC.A2500 PSICONC.XX2500 PSIATHRUST BLOCKING TO BE PER NFPA-24 REQUIREMENTS. REFER TO NFPA-24FOR SIZE AND DETAILS FOR THRUST BLOCKING AND RODDING. SUBMIT SHOPDRAWINGS FOR APPROVAL BY ENGINEER. THE FIRE LOOP WILL BE CERTIFIED INCONC.EXPENSE TO BE IN ACCORDANCE WITH THESE DOCUMENTS, NFPA GUIDLINES, ANDTHE LOCAL FIRE MARSHALL PRIOR TO COMPLETION.WRITING BY THE FIRE PROTECTION SUBCONTRACTOR AT THE SUBCONTRACTORSD-1/16 BENDC-1/8 BEND3'-0"MANHOLE WALLMANHOLEGASKETTAKE-UPCLAMPPOWERSLEEVETYPICAL "BOOT" DETAILPSX ASSEMBLY AS MANUFACTURED BYPRESS-SEAL GASKET CORPORATION ORAPPROVED EQUALSCALE: NTSSECTION F-F24-3/4" DIA.CLEAR OPENING20" DIA.1-1/4"1-3/4"9-1/4"8"36" DIA. FLANGEMANHOLE FRAME & COVERPLAN SO THAT NO ROCKING IS POSSIBLE. FORMS THE COVER SEAT SHALL BE MACHINEDNOTE: THE PORTION OF THE FRAME AND COVER WHICHMATERIAL - CAST IRONCOVER - 120FRAME - 260MIN. WEIGHTSPICK HOLE(NON-PENETRATING)FF1"1"22 3/4 " DIA. COVERPICK HOLE(NONPENETRATING)CC6"5"2'-0"RFORM INVERTS OFINCOMING PIPES TOMAIN CHANNELFORM CONCRETE PAVING INM.H. @ INVERT AS SHOWNMANHOLE WITH THREE ORMORE PIPES AT INVERTSHOULDER REQ'D.ONLY WHEN RUNNINGBOARD USEDRUNNING BOARDWHERE REQ'D.(SEE DETAIL)CONCRETEPAVING5'-10"SLOPE:2" IN 12"4"SECTION C-C8"5"5"4'-0"6"SANITARY SEWER MANHOLE DETAILSCALE: NTSPLANAASECTION B-BDISTANCE BETWEEN INVERT OF PIPE AND OUTSIDE OF BELLDETERMINES THE ELEVATION OF TOP OF 8" CONCRETE SLAB.SECTION A-AVARIESBBSEE DETAIL THIS SHEET.5'-10"WHERE REQUIREDRUNNING BOARDSCONCRETE SLABSEE NOTE "A"SEE DETAIL THIS SHEET.OUT FOR LARGER SIZE.& SMALLER. BREAK PIPEFOR PIPE SIZES 24" DIA.5"5"COVER FRAMETO SUIT4'-0" DIA.(SHORTER WHEN REQ'D.)4'-0"FRAME AND COVER.3"LADDER RUNGSSEE NOTE "B"LADDER RUNGS 1'-3" C.C.VERTICALLY PLACEDFIRST RUNG PLACEDBETWEEN TOP AND SECONDBRICK COURSEPOLYPROPYLENE PLASTIC AND SHALL BE TYPE "PS-1-B" ASMANHOLE STEPS SHALL BE STEEL RODS ENCASED INMANUFACTURED BY M.A. INDUSTRIES, INC., OR AN APPROVED EQUAL.NOTE "A"NOTE "B"201905108/24/20Civil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Street RKnow what'sbelow.before you dig.CallPIPEREQ'D. MIN. 1 1/2 INCH BITUMINOUSCONCRETE PATCH WEARINGSURFACE (MIX 429)EXISTINGASPHALTPAVEMENTEXISTINGBASE COURSEREQ'D. SS1 ORSS1h TACK COAT 1'1'REQ'D: SAW CUT(TYP. )BACKFILL MATERIALMIN. MIN.MIN. MIN.TRENCHWEARING SURFACE1'BASE MATERIAL1'REQ'D. 6 INCHMIN. THICKNESS OF BASE MATERIALPAVEMENT PATCHSCALE: NTSLIMIT OF PAYMENT TRENCH WIDTHS AND PAVING CUT- BACKS468101214151618202430364248404244464850515254566066727884NOMINAL PIPE DIAMETER (INCHES)TRENCH WIDTH (INCHES)TRENCHWIDTHNOTES:THE JAGGED EDGES OF THE EXISTING PAVEMENT ALONG THE TRENCH CUT SHALLBE SQUARED AND CUT TO A NEAT LINE WITH AN APPROPRIATE SAW ALONG STRAIGHTLINES PARALLEL TO THE CENTER OF THE PAVEMENT CUT.PAVINGCUT- BACKPAVINGCUT- BACKVERTICAL SIDEWALLS PROPERLYSHEATHED ANDBRACEDDIA. OFPIPESCALE: NTSALL STRIPING MUST BE REPLACED WITH THERMOPLASTIC.SHEETC13TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSCURBING OREDGE OF PAVINGPUBLICRIGHT-OF-WAYPRIVATEPROPERTYFLOWTO CUSTOMERWATERMETER3/4" OR LARGER TYPE "K" COPPERPER DRAWING4'-0"4'-0"MIN. 18" BELOWFIN. GRADEPLLPSERVICE LINEWATER MAINRESIDENTIAL METERSCALE: NTSPVC BEDDINGSCALE: NTSOF PIPESPRING LINE6" LAYERS COMPACTEDBEDDING, IF REQ'D.PIPE12"12"8" MIN.3' MIN.COVER12"TO 85% STANDARD PROCTORLAYERS COMPACTEDHAUNCHING, MAX. 6",TO 90% STANDARDPROCTORLAYERS COMPACTEDINITIAL BACKFILL, MAX. 6",TO 95% STANDARDPROCTORMAX. 6" LAYERS COMPACTED TO 100%BACKFILL WITH SELECT MATERIALSTANDARD PROCTOR (TOP 24"OF FILL TO BE COMPACTED TO 95%MODIFIED PROCTOR UNDER STRUCTURES AND ROADWAYS)MATERIAL SHALL BESANDCLASS 1B MATERIAL, MAX. MAXMAXPRE-PACKAGED (JH WRIGHT) LIFT STATION INCLUDES:2 TSURUMI 80C22.2 SUBMERSIBLE CUTTER PUMP, 3HP, 3/230/602 BASE ELBOWS2 STAINLESS STEEL GUIDE RAIL PIPE2 STAINLESS STEEL UPPER GUIDE RAIL BRACKET1 60X144 FRP BASIN W/ANTI-FLOAT FLANGE, HATCH & VENT (WET WELL, PRE-PIPED)1 48X48 FRP VALVE BOX WITH HATCH & VENT (PRE-PIPED)3 3" CAST IRON GATE VALVE2 3" CAST IRON CHECK VALVE1 LT 3" DUCTILE IRON PIPING & FITTINGS FOR WET WELL AND VALVE BOX2 PRESSURE GAUGE4 MERCURY CONTROL FLOATS1 STAINLESS STEEL CABLE HANGER1 PRIMEX DUPLEX CONTROL PANEL AS FOLLOWS:NEMA 4X 304 SS Wall Mount Enclosure w/ aluminum deadfront & drip shieldSquare D QOU Main Emergency Breaker w/ interlockTerminals To Land Generator WiresDistribution Block For Generator HookupSquare D QOU Pump BreakersSquare D Surge Protection w/ fusesPrimex PC-2000 ControllerVoltage Monitor w/ fuse protectionSquare D 22MM HOA, Running Light3 Elapsed Time MetersAlarm Light Mounted On Side Of Enclosure1 START-UPLIFT STATION DETAILSCALE: NTSEXIST. GRADE2'-3"POWER CABLEMERCURY CONTROLFLOATS4"MIN4'LEAD PUMP ON PUMPS OFF8" GRAVELLAG PUMP ON ALARMLIFTINGCHAINALARM LIGHT ON SIDEQUICK SERVICEDISCONNECTMETER36" MIN18" HATCHSS GUIDERAILSPRIMEX DUPLEXCONTROL PANEL(SEE NOTES)SS CABLEHANGERLIGHTNING ARRESTORAHEAD OF CONTROL PANEL(GE OR APPROVED EQUAL)2-4"X4" PT POSTSIMBEDDED IN CONCRETETO SURFACE WITH PTDECKING TO CREATEMOUNTING WALL201905108/24/20Civil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island Street+ ~ - I .====-----, \ b I. RKnow what'sbelow.before you dig.CallSHEETC14TLSDRAWNDATESCALEJOB No.N.T.S.SEALAFFIXREVISIONDATECONSTRUCTION DETAILS201905108/24/20Civil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566Hermitage CourtResubdivisionA Resubdivision of Lot 2Hermitage Court Unit One (Slide 1092-A)Blue Island StreetLEGEND NO.EXISTINGGROUND2%EXISTINGGROUND2%1ITEM NO.654A-001DESCRIPTIONSOLID SODDING (CENTIPEDE)2210A-000OR210D-022UNCLASSIFIED EXCAVATIONORBORROW EXCAVATION (LOOSE TRUCKBED MEASUREMENT) (A-2-4(0) OR A-4(0)4623C-012COMBINATION CURB & GUTTER, TYPE M-145301A-034GRANULAR BASE, SECTION 821, 8" COMPACTED THICKNESS (TWO 4 INCH LIFTS)6401A-001BITUMINOUS TREATMENT A7424A-361SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATESIZE MIX, ESAL RANGE C/D, APPROXIMATELY 1.5" COMPACTED THICKNESS (165 LBS/SQ YD)157ROAD CENTERLINE9'9'640' R/WSCALE: NTSHERMITAGE COURT TYPICAL SECTION A1' OVERHANG5212'4'5'41.5%3618A-000CONCRETE SIDEWALK, 4' THICK34:1 MAX.DEVELOPER TO INSTALLSIDEWALKS IN FRONT OFCOMMON AREAS.BUILDERS TO INSTALLSIDEWALKS IN FRONT OFLOTS.2'4'5'31.5%4LEGEND NO.EXISTINGGROUND2%EXISTINGGROUND1ITEM NO.654A-001DESCRIPTIONSOLID SODDING (CENTIPEDE)2210A-000OR210D-022UNCLASSIFIED EXCAVATIONORBORROW EXCAVATION (LOOSE TRUCKBED MEASUREMENT) (A-2-4(0) OR A-4(0)4623C-012COMBINATION CURB & GUTTER, TYPE M-146301A-034GRANULAR BASE, SECTION 821, 8" COMPACTED THICKNESS (TWO 4 INCH LIFTS)7401A-001BITUMINOUS TREATMENT A8424A-361SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATESIZE MIX, ESAL RANGE C/D, APPROXIMATELY 1.5" COMPACTED THICKNESS (165 LBS/SQ YD)168ROAD CENTERLINE9'9'740' R/WSCALE: NTSHERMITAGE COURT TYPICAL SECTION B1' OVERHANG6212'4'5'51.5%3618A-000CONCRETE SIDEWALK, 4' THICK34:1 MAX.DEVELOPER TO INSTALLSIDEWALKS IN FRONT OFCOMMON AREAS.BUILDERS TO INSTALLSIDEWALKS IN FRONT OFLOTS.2'4'5'31.5%45623C-012COMBINATION CURB & GUTTER, TYPE M-14 (MODIFIED)4:1 MAX.4:1 MAX.NOTE:TOP ELEV 92.00 SHALL BE MAINTAINED AROUNDTHE ENTIRE STILLING BASIN (LEVEL SPREADER).BOTTOM EL.=90.00TOP EL.=92.00TOP OF BERM10'10.0' MIN.BACKFILL W/SELECT BORROWEXISTINGGROUND3' MIN.CORE MATERIAL TOBE DETERMINED BYGEOTECHNICAL ENGINEERSECTION1313SCALE: NTSSTILLING BASIN DETAILPOND BOTTOM3:1 3:1CORE MATERIAL3:13:1SCALE: NTSTYPICAL BERM DETAIL--_7 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 I ~ i-r11~ s ~11r-i _L__ __ _ -l I--71_ 7. 111====111=111--1 ··•-111=111=1,,-···1 Emily Boyett From: Sent: To: Subject: Some additional comments: GEORGE & MARY DITTMAN <gditt@bellsouth.net> Wednesday, October 21, 2020 6:57 PM planning Case: SD 19.39 & Case ZC 20.07 The applicant has owned this land for a long time. Has the applicant ever shown a 'zoning hardship' for owning land located in the R-1 designation? Has the applicant shown that by adhering to the existing R-1 standards has created an 'unnecessary hardship' for the applicant? Is the owner of the land unable to sell his land because of the R-1 zoning designation? Has the applicant shown that they have not created a 'self-inflicted financial hardship' where they seek relief from the City thru a rezoning petition ..... at the expense of neighborhood residents in the surrounding R-1 area? So, why do we have a Zoning Ordinance? Just some more questions. Thanks for listening George Dittmann 249 Blue Island Ave 1 10/20/2020 Case: SD 19.39 Case: ZC 20.07 Rezoning Request: R-1 to PUD, Subdivision Name: Hermitage Court Re-subdivision I would like the Planning Commission members to deny this rezoning and subdivision request. And 1 would invite the Planning Commission to ask the Planning Department for a review of the 'highest and best' land use for this low-lying land area along Blue Island. The landowner has plenty of area in the parcel to comply with the R-1 low density standards. The R-1 land use designation doesn't seem to impose any undue restrictions that would compromise the rights of the current owners use of their property. And what about the rights of surrounding neighbors who have chosen to live on Blue Island. Are we losing the neighborhood character that we chose to live in when we purchased our home 4 years ago. The R-1 designation insures our property values and affords us protections from encroaching land use alternatives. In a sense, changing the land parcel to a PUD designation could be considered by some folks as an application of 'spot zoning'. In the immediate area surrounding the 4.39 acre site there are several single family homes with large lots over 1 acre each. There exists 3 single family homeowners with lot sizes over 2 acres. And there are many deep lot residents 100' x 300' up and down Blue Island. These large lot sizes have created the character and charm of this area of Blue Island. The proposed development doesn't seem to conform to the surrounding indigenous housing environment. Although there are many variables that influence property values this zoning change may not protect existing property values. Squeezing 8 lots into a low-lying 4 acre site just doesn't seem to fit the nature of the surrounding housing environment. This proposal certainly doesn't emulate the 'organic architecture' philosophy of Architect Frank Lloyd Wright. This rezoning and development proposal would seem to fit more closely to the 'track housing' you typically find all along Hwy 181 and Hwy 31. Its a quality environment versus quantity issue. Added value and character to the neighborhood versus meeting minimum standards or in this case a lowering building standards. Under the 'organic architecture' approach of Mr. Wright maybe 3-4 one acre lots would better blend and create a 'housing' harmony within this area along Blue Island. In his review of this development proposal, Mr. Wright, probably wouldn't call it a development plan but refer to it as a 'house packing' scheme. The highest and best land use of this 4.39 acre site may need to be further reviewed by the planning department. From a 'visual survey' of Fairhope neighborhoods there seems to be a lack of open area mixed within each neighborhood. This site for years has long been used as a rain water collection basin for the neighborhood. In a heavy rain, a river of water flows thru the center area of this property. Given the nature of the site a neighborhood 'green space/open space' may be a better alternate land use than housing. I would like to invite planning commission members to visit the area and envision what an 'open space' alternative could possibly add to this area and to all of Fairhope. Water flow from Ingleside St, Lincoln St., and Winn St. streams into the culvert under Blue Island thru the development site. On August 261\ 2019, the development group invited neighbors to discuss the proposal at the Civic Center downtown. Many questions were asked about water drainage and runoff October 20, 2020 HAND DELIVERED TO City of Fairhope Planning Commission 555 S. Section Street Fairhope, AL 36532 RE: Public Hearing November 5, 2020 Case SD 19.39: FST Hermitage, L.L.C. request of preliminary plat approval Hermitage Court Resubdivision Dear Commission Members: We oppose the subject resubdivision based on concerns with storm drainage and increased traffic on Blue Island. A large area ofland drains through that property. Often in heavy rains, Winn Ave is completely covered with water. The yard across the street at 206 Blue Island regularly floods during heavy rains. There are no sidewalks on Blue Island. Residents who walk their dogs or walk for exercise must walk in the street. Mothers with babies in carriages, children dropped off by the School bus must walk in the street. Traffic is already fairly heavy. Additional housing density should not be approved until and after Blue Island has sidewalks for pedestrian safety. Sincerely, /~ .......-.-----, G~byJ\ \ . 1 . ~~.A/U Robert P. and Re e Taylor 253 Blue Island A venue Fairhope, AL 36532 10/21/2020 Case: SD 19.39 Case: ZC 20.07 Rezoning Request: R-1 to PUD, Subdivision Name: Hermitage Court Re-subdivision. Dear Planning Commission members: I would like to point out the petitioner has failed to post notice according to Ordinance 557, section 8.61, amended by ordinance 1025 requiring the petitioner to post signage giving public notice adjacent to a publicly dedicated street no later than 15 days before the planning commission meeting. I am opposed to the applicants request for a Re-zoning request from an R-1 to a PUD. By allowing this zoning change from an R-1 to a PUD it will benefit the petitioner to the detriment of the surrounding property owners. If there was no mistake made when the property was originally designated R-1, shouldn't the petitioner show the mistake the City failed to recognize in the development of the Comprehensive Zoning Plan. Is there a regulation that the property have an archeological survey and wetlands survey done by an independent registered engineer prior to initial site preparation and site construction? Thank you for your consideration. ~ Gary W lv'lurrie 104 Blue Island Ave Fairhope, Al 36532 BIGCAN O E RUNSTATE HWY 181COU NTRY WOODSDRHOLLOWBROOK AV STATE HWY 104 City of FairhopePlanning Commission November 5, 2020 ¯STATE HWY 181STATE HWY 104 SD 20.34 - Planter's Pointe Shopping Center Legend COF Corp. Limits COF Planning JurisdictionCOF Zoning PUD - Planned Unit Development R-1 - Low Density Single-Family ¯ ¯ ^ Project Name:SD 20.34 Planter's Pointe Shopping Center Site Data:+/-21.24 acresProject Type:Multiple Occupancy ProjectJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:388078General Location:Northwest corner of the intersection of ST HWY 104 and ST HWY 181Surveyor of Record:Thompson EngineeringEngineer of Record:Thompson EngineeringOwner / Developer:BYC, LLCSchool District:Fairhope East Elementary, Middle, High SchoolRecommendation:ApprovalPrepared by: Mike Jeffries 1 SD 20.34 Planters Pointe Shopping Center – November 5, 2020 Summary of Request: The owner and applicant is BYC, LLC. Jake Gibbs with Thompson Engineering is the engineer of record for the project. This application is for a 15 unit Multiple Occupancy Project Located at the northwest corner of St Hwy 181 and St Hwy 104. The property is unzoned Baldwin County but lies within the Planning Jurisdiction of Fairhope and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. The 15 units comprise of one proposed grocery store with the availability of a 14 unit connected retail center. This application is for preliminary approval. If approved an application for final MOP approval must be submitted to closeout the project and record any necessary documents. Comments: - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage is handled on site and directed to a detention pond located on the northwest side of the property behind the proposed building. - Commercial MOP’s require a minimum 10% greenspace. 11% is being provided as shown on greenspace plan. o A waiver has been requested to allow for greenspace to be counted in the highway construction setback along St. Hwy. 181. The applicant’s waiver request is included in the staff report. Staff does not have any objection to the request as the ROW for expanding St. Hwy. 181 has already been acquired. - The proposed building complies with the 20’ building setback and the 35’ maximum height. - Entrances are off both St. Hwy. 181 and St. Hwy. 104. At time of construction all applicable permits will be required from ALDOT. - Any future subdivision or additional units not included with this application will require an application through the City of Fairhope. - Note 2 on the recorded plat calls for sidewalks to be provided at time of development application. Sidewalks are being provided for the proposed development. Future subdivisions or development will require additional sidewalks. Staff Recommendation: Approve with the following condition: 1. Approval of greenspace waiver request. 2. Future subdivisions or development shall comply with notes on recorded plat S-2725-E. 1. Provide a water flow model data to the standards of the City of Fairhope Water Department. 2. Provide sidewalks on all streets within the Planning Jurisdiction of the City of Fairhope. STATE ROUTE 181 ROW VARIESSTATE ROUTE 104 80' ROWEXIT STATE ROUTE 181 ROW VARIESSTATE ROUTE 104 80' ROWFeet060120 PROFESSIONALNO. 25751PARKING SUMMARY: L s-00·04•20"-E 863.27' 1 o· MINIMUM BUILDING SETBACK L ~ ~----------------------------------------------------------------------7'11 I -----------"""""'-'-lil.llWllliG ~ ~ 71 I -ING SETBACK / '-. '-. I _J -\ ,_ "' ex> a, <D i:, --! I lq ii "' I CD GREENSPACE, PUBLIC CESS USE EASEMENT () 0 z 'cl ;o C cl i5 z "1 CD I~ I~ r'l I ~ GREENSPACE, PUBLIC ~ACCESS USE EASEMENT ,~ ~ ;o C z r'l 1: ,~ I I I I PROPOSED GROCERY STORE 48,387 SF -FIRST FLOOR 3,060 SF -MEZZANINE 51,447 SF (TOTAL) F.F.E. 119.50 \ r REQ'D DETENTION POND ___/\ \ .J. OUTLINE {SEE GRADING PLAN) / J ...__ ____ _ N-oo·oo·oo"-E --------GREENSPACE, PUBLIC ACCESS USE EASEMENT L ------------------~ Ml ____________________________________ ~• ~~UIL ING SETBACK S-00"15'38"-W 2 12'Wc 12"W 7 -------------------------1-~---G---G---G---G---G---G---G---G---G---REVISION NO 1280.83' Iii 6 F (THIS SETBACK IS MORE STRINGENT THAN THE REQUIRED HIGHWAY CONSTRUCTION SETBACK OF 1 oo· MEASURED FROM THE RO CENTERLINE) 12"W•L------6''FM-----6"FM---------6"FM-----s"rn K 6"F 12"W 12"W 12"W 121riw "'-l-~-EWLY AC UIRED REQUIRED PARKING CODE (PER ARTICLE 4 SPACES - 0 TO 400 SF 1 SPACE/ 400 SF -400 TO 5000 SF 1 SPACE/500 SF -OVER 5,000 SF TOTAL BUILDING SIZE: 68,022 SF REQUIRED PARKING CALCULATION: IV, SEC E): 4 + ((500-400)/400) + ((68022-5000)/200) TOTAL PARKING PROVIDED: 422 331 ADA ACCESSIBLE PARKING REQUIRED: 9 (MIN. 2 VAN) ADA ACCESSIBLE PARKING PROVIDED: 16 (15 VAN) 12"W THIS DRAWING REPRESENTS DESIGNS PREPARED BY THO'-iPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND 15 NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AIJTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. REVISION NO DESCRIPTION L.W. CAVE REAL ESTATE, INC. PLANTERS SHOPPING POINTE CENTER REVISION NO REVISION NO DESCRIPTION DATE BY REVISION NO DESCRIPTION DATE BY REVISION NO DESCRIPTION DATE BY A ISSUED FOR PERMIT 06 23 20 FEL 2970COTTAGEHILLRD.,STE. 190 MOBILE, ALABAMA 36606 1· -60' 1:1 MOBILE, AL SJE LJG TEL: (251) 666-2443 FAX: (251) 666-6+22 APPROVED BY ATE FEL OVERALL SITE PLAN JUNE 22, 2020 19-1101-0224 ))( SEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLYSEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLYP1PF1P4SS1P2P8SS1P3SS1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P1P10SPLIT FACESPLIT FACE COLUMN BASES (TYP @ PUBLIX)SPLIT FACECS1P10SPLIT FACE COLUMN BASES (TYP @ PUBLIX)CS1P1SPLIT FACESV1BR1P4P9P8SS1CS1P1SPLIT FACESV1CS1P1SPLIT FACEBR1SS1SS1P2P8SS1P10SPLIT FACE COLUMN BASES (TYP @ PUBLIX)CS132'-10 1/2"33'-2"30'-10 1/2"36'-0"30'-10 1/2"32'-10 1/2"18'-6"))(28'-0"SV1P8PF2P9P3CS1P1SV1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACESPLIT FACEPF2CS1BR1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P3P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2CS1BR1P320'-0"22'-0"22'-0"28'-4"P8PF2P9P3CS1P1SV1SPLIT FACESV1BR1SEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLY))(P1PF1P4SS1SPLIT FACECS1P1SMOOTH FACESS1P2P8SS1P1SPLIT FACEP2P8SS1P1SPLIT FACEP3SS1P3SS1BR1CS1P10SPLIT FACE PILASTER (TYP)PF2BR1P328'-10 1/2"30'-0"32'-10 1/2"30'-10 1/2"32'-10 1/2"17'-7"))(28'-0"20'-0"SV1P8PF2P9P3CS1P1SV1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACESPLIT FACEPF2BR1SPLIT FACEP3P122'-0"))(16'-0"P1SMOOTH FACE(GROCERY)GENERAL NOTESALL COLORS BASED ON GROCERY TENANT PROTOTYPE COLOR SCHEME/ OPTION #1; VERIFY ALL COLORS WITH TENANT DRAWINGS, AND NOTIFY ARCHITECT OF ANY DISCREPANCIES 1.ALL EXTERIOR PAINT TO BE SATIN FINISH2.ALL BOLLARDS & GUARD RAILS/RAILINGS AT PRIMARY FACADES TO BE STAINLESS STEEL FINISH3.ALL COPINGS, FLASHINGS, GUTTERS, DOWNSPOUTS, & MISC. TRIM METALS FOR GROCERY TENANT (INCLUDING AT REAR/RECEIVING FACADES) SHALL BE STAINLESS STEEL PER GROCERY TENANT CRITERIA; REFER TO TENANT DRAWINGS4.ALL COPINGS, FLASHINGS, GUTTERS, DOWNSPOUTS, & MISC. TRIM METALS NOT OTHERWISE NOTED AT RETAIL SHOPS SHALL BE PREFINISHED METAL (COLOR TO BE AS SELECTED BY ARCHITECT)5.I HEREBY CERTIFY THAT THIS PLAN AND SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTEREDARCHITECT OR ENGINEER UNDER THE LAWS OF THE STATE OFAS SIGNIFIED BY MYHAND AND SEAL.'$7( &$''3/27 5(9,(:(' '5$:1%< 125 West Romana Street, Suite 660Pensacola Florida 32502850/439-1552 (p)850/439-1554 (f)5(9,6,216A2.01BLW08/18/2020JFDEXTERIOR ELEVATIONSRFP17-1275PLANTERS POINTEGROCERY & RETAIL SHOPSHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532ALABAMAREVDATEBYDESCRIPTION108/13/2020BLWREVISIONSPERMEETINGCOMMENTS D3$57,$/(;7(5,25(/(9$7,21 ($67 E3$57,$/(;7(5,25(/(9$7,21 ($67 (;7(5,25(/(9$7,21 6287+ (;7(5,25(/(9$7,21 1257+ 5(7$,/ (;7(5,25(/(9$7,21 :(67 5(7$,/ EXTERIOR FINISHES SCHEDULEBR1 WESTCHESTER VELOUR TEXTURED ACME BRICKCS1 CAST STONEP1 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYP2 NA 19-0025 STOLIT 1.0P3 NA 19-0026 STOLIT 1.0P4 NA 19-0027 STOLIT 1.0P5 NA 19-0028 STOLIT 1.0P6 NA 19-0029 STOLIT 1.0P7 NA 19-0030 STOLIT 1.0P8 NA 19-0032 STOLIT 1.0P9 NA 19-0030 STOLIT 1.0P10 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYPF1 PREFINISHED METAL - (PAINT TO MATCH CANOPY COLOR)PF2 PREFINISHED METAL COPING (RETAIL SHOPS) - COLOR AS SELECTED BY ARCHITECTSS1 STAINLESS STEEL COPING (PUBLIX)SV1 BEACH PEBBLE LEDGECUT 33 ELDORADO STONET1 6"X6" TILE 0Q85 GRAY PAVERALL COLORS BASED ON GROCERY TENANT PROTOTYPE COLOR SCHEME/ OPTION #1___ , y ___ , Lj: _______ _ t-======'-------_J I /~ I ' ' ' I 1 \ I ----______ ' ----------- -r I D -~ LJ----~: = ,',',',',', I ,',',',', ::;, ~~ ~ ~ = I I 17---~ ~ i~ /;, I n ~ I/ D---'/! cV o---1 ~ o----, I - -~ I 0 GENERAL NOTESALL COLORS BASED ON GROCERY TENANT PROTOTYPE COLOR SCHEME/ OPTION #1; VERIFY ALL COLORS WITH TENANT DRAWINGS, AND NOTIFY ARCHITECT OF ANY DISCREPANCIES 1.ALL EXTERIOR PAINT TO BE SATIN FINISH2.ALL BOLLARDS & GUARD RAILS/RAILINGS AT PRIMARY FACADES TO BE STAINLESS STEEL FINISH3.ALL COPINGS, FLASHINGS, GUTTERS, DOWNSPOUTS, & MISC. TRIM METALS FOR GROCERY TENANT (INCLUDING AT REAR/RECEIVING FACADES) SHALL BE STAINLESS STEEL PER GROCERY TENANT CRITERIA; REFER TO TENANT DRAWINGS4.ALL COPINGS, FLASHINGS, GUTTERS, DOWNSPOUTS, & MISC. TRIM METALS NOT OTHERWISE NOTED AT RETAIL SHOPS SHALL BE PREFINISHED METAL (COLOR TO BE AS SELECTED BY ARCHITECT)5.))(SEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLYSEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLYP1PF1P4SS1P2P8SS1P3SS1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P1P10SPLIT FACESPLIT FACE COLUMN BASES (TYP @ PUBLIX)SPLIT FACECS1P10SPLIT FACE COLUMN BASES (TYP @ PUBLIX)CS1P1SPLIT FACESV1BR1P4P9P8SS1CS1P1SPLIT FACESV1CS1P1SPLIT FACEBR1SS1SS1P2P8SS1P10SPLIT FACE COLUMN BASES (TYP @ PUBLIX)CS132'-10 1/2"33'-2"30'-10 1/2"30'-10 1/2"32'-10 1/2"18'-6"36'-0"))(28'-0"SV1P8PF2P9P3CS1P1SV1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACESPLIT FACEPF2CS1BR1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2P3P3P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACEPF2CS1BR1P3SEE GROCERY TENANT DRAWINGSFOR ALL WORK BETWEEN GRID LINES 0.9 & 8. COLORS/FINISHES SHOWN FOR REFERENCE ONLYP8PF2P9P3CS1P1SV1SPLIT FACESV1BR120'-0"22'-0"22'-0"28'-4"))(P1PF1P4SS1SPLIT FACECS1P1SMOOTH FACESS1P2P8SS1P1SPLIT FACEP2P8SS1P1SPLIT FACEP3SS1P3SS1BR1CS1P10SPLIT FACE PILASTER (TYP)PF2BR1P328'-10 1/2"32'-10 1/2"30'-10 1/2"32'-10 1/2"17'-7"))(16'-0"P1SMOOTH FACE))(28'-0"20'-0"SV1P8PF2P9P3CS1P1SV1P3CS1P1BR1CS1P10SPLIT FACE PILASTER (TYP)SPLIT FACESPLIT FACEPF2BR1SPLIT FACEP3P122'-0"I HEREBY CERTIFY THAT THIS PLAN AND SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTEREDARCHITECT OR ENGINEER UNDER THE LAWS OF THE STATE OFAS SIGNIFIED BY MYHAND AND SEAL.'$7( &$''3/27 5(9,(:(' '5$:1%< 125 West Romana Street, Suite 660Pensacola Florida 32502850/439-1552 (p)850/439-1554 (f)5(9,6,216A2.02BLW08/18/2020JFDEXTERIOR ELEVATIONS - COLORRFP17-1275PLANTERS POINTEGROCERY & RETAIL SHOPSHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532ALABAMAREVDATEBYDESCRIPTION108/13/2020BLWREVISIONSPERMEETINGCOMMENTS D3$57,$/(;7(5,25(/(9$7,21 ($67 E3$57,$/(;7(5,25(/(9$7,21 ($67 (;7(5,25(/(9$7,21 6287+ (;7(5,25(/(9$7,21 :(67 5(7$,/ (;7(5,25(/(9$7,21 1257+ 5(7$,/ EXTERIOR FINISHES SCHEDULEBR1 WESTCHESTER VELOUR TEXTURED ACME BRICKCS1 CAST STONEP1 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYP2 NA 19-0025 STOLIT 1.0P3 NA 19-0026 STOLIT 1.0P4 NA 19-0027 STOLIT 1.0P5 NA 19-0028 STOLIT 1.0P6 NA 19-0029 STOLIT 1.0P7 NA 19-0030 STOLIT 1.0P8 NA 19-0032 STOLIT 1.0P9 NA 19-0030 STOLIT 1.0P10 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYPF1 PREFINISHED METAL - (PAINT TO MATCH CANOPY COLOR)PF2 PREFINISHED METAL COPING (RETAIL SHOPS) - COLOR AS SELECTED BY ARCHITECTSS1 STAINLESS STEEL COPING (PUBLIX)SV1 BEACH PEBBLE LEDGECUT 33 ELDORADO STONET1 6"X6" TILE 0Q85 GRAY PAVERALL COLORS BASED ON GROCERY TENANT PROTOTYPE COLOR SCHEME/ OPTION #2EXTERIOR FINISHES SCHEDULEBR1 WESTCHESTER VELOUR TEXTURED ACME BRICKCS1 CAST STONEP1 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYP2 NA 19-0025 STOLIT 1.0P3 NA 19-0026 STOLIT 1.0P4 NA 19-0027 STOLIT 1.0P5 NA 19-0028 STOLIT 1.0P6 NA 19-0029 STOLIT 1.0P7 NA 19-0030 STOLIT 1.0P8 NA 19-0032 STOLIT 1.0P9 NA 19-0030 STOLIT 1.0P10 SHERWIN WILLIAMS ELASTOMERIC PAINT COLOR #7019 GAUNTLET GRAYPF1 PREFINISHED METAL - (PAINT TO MATCH CANOPY COLOR)PF2 PREFINISHED METAL COPING (RETAIL SHOPS) - COLOR AS SELECTED BY ARCHITECTSS1 STAINLESS STEEL COPING (PUBLIX)SV1 BEACH PEBBLE LEDGECUT 33 ELDORADO STONET1 6"X6" TILE 0Q85 GRAY PAVERALL COLORS BASED ON GROCERY TENANT PROTOTYPE COLOR SCHEME/ OPTION #1_-_I D C -------=-j L--Lj: _______ _ t-======-------_J <✓-,.-.ry.ry,y.ry,y.r,.-✓y.r-y.ry,y.ry✓, ((',----/ \_~_,J-.__,..-<-.._~_,..-,.___~~_,-,.___.r-'-..__,J-.._~~_)6 www.ducotedesign.comA9.0108/18/2020EXTERIOR PERSPECTIVEPLANTERS POINTEHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532b Jared Ducote DARCHITECT www.ducotedesign.comA9.0208/18/2020EXTERIOR PERSPECTIVEPLANTERS POINTEHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532b Jared Ducote DARCHITECT www.ducotedesign.comA9.0308/18/2020EXTERIOR PERSPECTIVEPLANTERS POINTEHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532__ _,___----~ Jared Ducote ARCHITECT www.ducotedesign.comA9.0408/18/2020EXTERIOR PERSPECTIVEPLANTERS POINTEHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532b Jared Ducote DARCHITECT HIGHWAY 181HIGHWAY 1041/A9.055/A9.052/A9.053/A9.054/A9.05I HEREBY CERTIFY THAT THIS PLAN AND SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTEREDARCHITECT OR ENGINEER UNDER THE LAWS OF THE STATE OFAS SIGNIFIED BY MYHAND AND SEAL.'$7( &$''3/27 5(9,(:(' '5$:1%< 125 West Romana Street, Suite 660Pensacola Florida 32502850/439-1552 (p)850/439-1554 (f)5(9,6,216A9.05BLW08/18/2020JFDLINE OF SIGHT EXHIBITRFP17-1275PLANTERS POINTEGROCERY & RETAIL SHOPSHWY 104 AND HWY 181FAIRHOPE, ALABAMA 35532ALABAMAREVDATEBYDESCRIPTION176$29(59,(:6,7(.(</,1(2)6,*+7/,1(2)6,*+7/,1(2)6,*+7/,1(2)6,*+7/,1(2)6,*+7C,\------------------------0 ():------0 -===---------------0\------- EXITEXITNORTH 0feet1201" = 60'60180TREESCOMMON / BOTANICAL NAMEAllee Lacebark ElmUlmus parvifolia `Allee`Bald CypressTaxodium distichumChaste TreeVitex agnus-castusChinese PistachePistacia chinensisDwarf Southern MagnoliaMagnolia grandiflora `Little Gem`Eagleston HollyIlex x attenuata `Eagleston`Loblolly PinePinus taedaMuskogee Crape MyrtleLagerstroemia indica `Muskogee`October Glory Red MapleAcer rubrum `October Glory`Sweet BayMagnolia virginianaWillow OakQuercus phellosSHRUBSCOMMON / BOTANICAL NAMEAdagio Maiden GrassMiscanthus sinensis `Adagio`Dwarf AzaleaRhododendron kurume `Snow`Dwarf PodocarpusPodocarpus macrophyllus `Dwarf Pringles`Dwarf RosemaryRosmarinus officinalis `Prostratus`Dwarf RosemaryRosmarinus officinalis `Prostratus`Dwarf Walter`s ViburnumViburnum obovatum `Dwarf Walter`s`Dwarf YauponIlex vomitoria `Nana`Fringe FlowerLoropetalum chinense `Purple Diamond`Knock Out Shrub RoseRosa x `Radrazz` TMMojo PittosporumPittosporum tobira `Mojo`Pink Drift Groundcover RoseRosa x `Meijocos` TMPink Muhly GrassMuhlenbergia capillarisPurple Pixie LoropetalumLoropetalum chinense `Purple Pixie`Sea Green JuniperJuniperus chinensis `Sea Green`Shishi Gashira CamelliaCamellia sasanqua `Shishi Gashira`Sunshine LigustrumLigustrum sinense `Sunshine`Sweet ViburnumViburnum odoratissimumVariegated Flax LilyDianella tasmanica `Variegata`Virginia SweetspireItea virginicaWax MyrtleMyrica ceriferaGROUND COVERSCOMMON / BOTANICAL NAMEAfrican IrisDietes vegetaCentipede SodEremochloa ophiuroidesGiant LiriopeLiriope giganteaSeasonal ColorSeasonal ColorPLANT LEGENDPRESERVED GREEN SPACE1.05 Acres0.34 Acres0.93 Acres0 0 0 • (l) 0 0 0 0 0 • 0 0 • 0 0 THIS DRAWING REPRESENTS DESIGNS PREPARED BY THO'-iPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND 15 NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AIJTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. II I I I I I I I I I I I I I I I I I I I L _______________________________ _ REVISION NO CJ} REVISION NO REVISION NO REVISION NO REVISION NO REVISION NO DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION SITE DATA TABLE Total Site Area: Total Green Space Required (10%): Total Green Space Provided: u 7J ... -~ ~ 21.24Acres 2.124Acres 2.321Acres L.W. CAVE REAL ESTATE, INC. PLANTERS SHOPPING POINTE CENTER 2970COTTAGEHILLRD.,STE. 190 MOBILE, ALABAMA 36606 1" = 60' 1:1 MOBILE, AL CG CG TEL: (251) 666-2443 FAX: (251) 666-6+22 GREEN SPACE PLAN APPROVED BY ATE J N RAWIN N . FEL MAY 30, 2020 19-1101-0224 L3.00 Please review the information herein and request for waiver. If you have any questions or need additional information, please do not hesitate to call me at 251.752.0358. Sincerely, THOMPSON ENGINEERING, INC. Jake Gibbs, PE Principal Civil Engineer / 251.6666477 fax www. thorn psone ngireer: ng. corn . w. - -- GREENSPACE AREA IN HIGHWAY CONSTRUCTION SETBACK = 10,670 SF ---- ...... . . . . . . . . ♦ •• ♦ ♦ •• ♦ ♦ ♦ •• ♦ •• ♦ ♦ .......... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .................. • ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ • • • ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ ♦• ................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......................... .......................... • • ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ ♦• ♦ •• ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ ......................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • • ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ •• ♦ ♦ •• ♦ ♦ ...................... . . . . . . . . . . . . . . . . . . . . . . ---~ --------__,.--- -:::::-----------.:-:::.::=::-: _____________________..,._ ______ _ --- SHm u.oa • CAVE REAL ESTATE, INC . MOBILE, AL thorn son ----------- GREENSPACE AREA IN HIGHWAY CONSTRUCTION SETBACK = 71 2 SF ""O ""O -irr----iQ__,.._---11--;!!Mr -+r -- ,:;;:--___________ _ I =----=,--_I_ --I - --....,;;;,,----:-------- 1 - PLANTERS SHOPPING POINTE CENTER D STATE HWY 104 LAWRENCE RDHIGBEE RDCity of FairhopePlanning Commission November 5, 2020 ¯ SD 20.42 - Fairhope Motorcoach Resort, Phase ll Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Fairhope Motorcoach Resort, Phase IISite Data:3.88 acresProject Type:MOPJurisdiction:ETJZoning District:UnzonedPPIN Number:381094General Location:North side of State Highway 104 approximately .3 miles east of Higbee RoadSurveyor of Record:Trey Jinright,IIIEngineer of Record:Hunter SmithOwner / Developer:Grand Properties, LLCSchool District: Fairhope East Elementary, Fairhope Middle Schoool, & Fairhope High School Recommendation:ApprovalPrepared by: Carla Davis \, /.. .--=l::=f~t:;;:---'""':r-::-:·• _:}::·:_-. ,, , ..... APPLICATION FOR SUBDIVISION PLAT APPROVAL Applicarion Type, 0 VilL,11" Subdiviston D r,elhnin111y Mal O Mlnor Subdivl.!ion O lnJimnal (No fee) D Final Plo1 '4l1" Mul tiple Ocoup:mcy Project Auachmonts: ~Articl"" of Incorporation or Lisi •II associated i~VCIIOJ1' Dale of Appfioation: 7123/20 Property Owner / Leaseholder Information Name of Property Owner: Grand Properties, UC Phone Number: (251} 928-1960 Address of Property Owner: --P.~O~, =B=o•~9~0~4 _____________ _ Cily: Montrose State: Zip: 36559 Proposed Subdivision Name: Fairhope Molon:oa~h Resort Phase II No. Acres in Plat: _________ No. Lots/Units: _______ _ Parcel No: 05-46-01-01-0-000-004.001 Current Zoning: -=un=z=on=ed~---- Authorized Agent Information 1>1a1 must bo .s1g1wd by 1t\t 1HOfk""Y ow1kr before i.c:ce pll'U\('e b), the Cily or rabhope Name of Authorized Agent: JA DE Consullino.1.LC Phone Number. !251} 928-3443 Address: P.O. Box 1929 City: Fairhope State~ AL Zip: 36533 Contact Person: Perry C. "Trey· Jinright, 111, PE Surveyor /Engineer Infoanation Name of Firm: Smllh Kolb & Associates Phone Number: (251) 626-0404 Address: P.O. Box 7082 City: Spanish Fort State: AL Zip: 36577 Contact Person: Hurter Smith. PLS Pla t Fee Caleulalion: Reference : Ordinance 1269 Signatures: I certify that J run the property owner/leaseholder of the above described property ~1d hereby submit this plat to the City (or review. •If property is ownc4 bY, 'rhope Single Tax Corp, an authorized Single Tax representative shall sign this opplica • C ~v i !> kt..<!.<- Property Owner/Leaseholder Printed Name 7 /23 /zo Date I I Sign11turc N/A Fairhope Single Trut Corp. (If Applicable} Pote 10 ortO CERrIFICATION OF PROPERTY OWNE R NOTIFICAT lON LIST As Required by the City of Fairhope Hearin gs on Subdivision p la t applications require notification ro all property owners adjacent to the proposed subdlvisfon. This list must be the most current property owners' recortls available from the Baldwin County Revenue Office. By signing below, I Grand Properties LLC , (applicant) do hereby certify that the p roperty owner list attached to this application was obtained from the Baldwin County Revenue Office and is a complete list of all real property ownezzrs/le 7es gacen~ to the property submitted from Subdivision approval. ~ ~ 7/23/2020 -====-------Sign n lure of Applicant or Au thori2ed. Agent Da te of Appl ication Summary of Request: Public hearing to consider the request of Grand Properties, LLC for preliminary plat approval of Fairhope Motorcoach Resort, Phase II, a 12-unit multiple occupancy project. The subject property is unzoned and approximately 3.88 acres. The property is located on the north side of State Highway 104 approximately .3 miles east of Higbee Road. The previous Phase I, was approved in 2016 and consisted of 45 units. Once Phase II is completed, the overall development will consist of 57 total units (spaces). Comments: The applicant has provided a site plan illustrating Phase II of the Fairhope Motorcoach Resort which will have 12 condominium units that consist of a motorcoach space with a parking pad and a cottage. A Traffic Study was conducted and approved in 2016 during the submission of Phase I which included both Phase I as well as Phase II. The site is serviced by Baldwin County Sewer, Riviera Utilities for electricity, Fairhope Utilities for gas and water, and AT&T. The site is outside of the City of Fairhope’s fire jurisdiction and there are no other Fire and Rescue services identified or listed. With regards to the greenspace requirements, the overall site is required to provide 10% greenspace. Phase I consist of 45 units with an estimated 22.93 acres with 0.53 acres of wetland area, and 1.26 acres of existing right-of-way. Based on the number of units and the acreage Phase I has an estimated 50.50 % of green space which appears to meet the required amount. Phase II consist of 12 units with an estimated 5.07 acres with 0.48 acres of proposed right-of-way. Based on the number of units and the acreage Phase II has an estimated proposed green space percentage of 53.45% ; thus meeting the greenspace requirements as well. Waiver Request: Article VI Section D. Sidewalks requirement in the City of Fairhope Subdivision Regulations which states, “sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope.” The applicant has provided a letter stating the following regarding the request for a sidewalk waiver: This project is an extension of the previously approved and constructed phase 1. Phase 1 was approved without have any sidewalks. Furthermore phase 2 does not front on a public road that has any sidewalks in this more rural part of the community. The applicant is correct when stating that the previous Phase I did not require sidewalks to be constructed; and there does not appear to be any sidewalks within the immediate vicinity. Therefore, staff understands the applicants request for a sidewalk waiver. A. WAIVER STANDARDS: (Staff response in purple) Waivers may be granted where the Planning Commission finds that the following conditions exist: 1. An extraordinary hardship may result from strict compliance with these regulations due to unusual topographic or other physical conditions of the land or surrounding area not generally applicable to other land areas. Article VI Section D. - Sidewalks: Staff is neutral on this standard. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. 3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the Zoning Ordinance, or the Comprehensive Plan. Article VI Section D. - Sidewalks: Staff finds that this waiver will not nullify the intent of the regulations. 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. - Sidewalks: Staff is neutral on this standard. 5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public; Article VI Section D. - Sidewalks: No, the waiver shall not have adverse effects. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “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; • Not applicable 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; • Not applicable 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 preliminary approval of SD 20.42 conditional upon the following: 1.) The approval of a sidewalk waiver. 2.) The Final approval will need to satisfy the condominium requirements per article II in the Subdivision Regulations. 3.) Final approval will need to include an easement for the water system. X XX X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX\ \\ \\ \\ \ \ \ \ \12345671989101112131415161718202122232425262728293031323343343536 37383940 4142454425' BUFFER05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED25' BUFFER25' BUFFERPHASE II:220,856 SF±5.07 AC±12 UNITS05-46-01-01-0-000-004.001GRAND PROPERTIES, LLCP.O. BOX 904MONTROSE, AL 36559UNZONED05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONED25' BUFFER 474849505152535455565746S0°19'04"W 621.47'N89°56'32"W 100.00'N0°19'04"E 122.69'N89°40'00"W 136.76'S75°05'33"W 7 4 . 2 4'S0°19'04"W 45.13'S59°37'43"E 23.97'S0°19'04"W 485.24'N59°37'43"W 116.97'S6°49'13"W 132.81'S44°40'56"E 113.81'S0°39'26"W 26.90'S89°47'16"E 100.00'S89°20'34"E 223.62'114 Jinright & Associates Development Engineers208 Greeno Road N., Ste. C Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.comFAIRHOPE MOTORCOACH RESORT PHASE IISITE AERIAL W/ TOPOAPPROX. 5.07 ACRESPROPOSED MOTORCOACH RESORT AL HWY 104FAIRHOPE, AL( IN FEET )01 inch = ft.GRAPHIC SCALE606060SITE DATA TABLE (PHASE II)STATE OF ALABAMACOUNTY OF BALDWINTAX PARCEL ID: 05-46-01-01-0-000-004.001TOTAL TRACT SIZE:5.07 ACRES ± (220,856 SF ±)EXISTING ZONING: BALDWIN COUNTY UNZONEDPROPOSED USE: MOTORCOACH RESORTBUILDING SETBACKS:FRONT:15'SIDE (COTTAGE):5'SIDE (PAD):3'REAR:5'AREA & DIMENSIONAL DATA:NUMBER OF UNITS W/ COTTAGE:12 UNITSNET DENSITY:2.37 UNITS/ACREIMPERVIOUS SURFACE AREA:38,944 SF ≈ 0.89 ACLINEAR FEET OF STREETS:745 LF (PRIVATE)AVERAGE UNIT SIZE:6,798 SFSMALLEST UNIT SIZE:5,554 SFLARGEST UNIT SIZE:13,997 SFTOTAL OPEN SPACE:120,416 SF ≈ 2.76 ACUSEABLE OPEN SPACE:120,416 SF ≈ 2.76 AC*MAX. COTTAGE HEIGHT:25'MIN. FINISHED FLOOR ELEV.:111.50'UTILITY INFORMATIONCONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES"LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL)OR BY CONTACTING LOCAL UTILITY COMPANIESWATER: FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532JAY WHITMAN(251) 928-8003SEWER:BALDWIN COUNTY SEWER SERVICE14747 UNDERWOOD RD, SUMMERDALE, AL 36580JENNY WILLIAMS(251) 971-1516POWER:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532MIKE ALLISON(251) 928-8003GAS:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532TERRY HOLMAN(251) 928-8003TELEPHONE:AT&T2155 OLD SHELL RD, MOBILE, AL 36607WADE MITCHELL(251) 471-8361~DE CONSULTING FAIRHOPE MOTORCOACH RESORT PHASE II GRAND PROPERTIES, LLC Jinright & Associates Development EngineersPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION208 Greeno Road North Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com CA-3157-E GRADE, DRAIN, BASE AND PAVEWATER DISTRIBUTIONSEWAGE COLLECTION SYSTEMALABAMA STATE HWY 104JULY 2020C1C2C3C4C5C6C7C8C9C10-C11C12C13COVER SHEETEXISTING CONDITIONS/DEMOLITION PLANOVERALL SITE PLANGENERAL LAYOUT/PHASE II SITE PLANTYPICAL ROADWAY SECTIONROADWAY ALIGNMENT PLANUTILITY PLANGRADING & DRAINAGE PLANCIVIL CONSTRUCTION NOTESCIVIL CONSTRUCTION DETAILSEROSION CONTROL PLANEROSION CONTROL DETAILSINDEX TO SHEETS:SHEETDESCRIPTIONVICINITY MAPSITENOT TO SCALEUTILITY INFORMATIONCONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES"LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL)OR BY CONTACTING LOCAL UTILITY COMPANIESWATER: FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532JAY WHITMAN(251) 928-8003SEWER:BALDWIN COUNTY SEWER SERVICE14747 UNDERWOOD RD, SUMMERDALE, AL 36580JENNY WILLIAMS(251) 971-1516POWER:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532MIKE ALLISON(251) 928-8003GAS:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532TERRY HOLMAN(251) 928-8003TELEPHONE:AT&T2155 OLD SHELL RD, MOBILE, AL 36607WADE MITCHELL(251) 471-8361GRAND PROPERTIES, LLCPO BOX 904MONTROSE, AL 36559PAT ACHEE(251) 928-1960(251) 463-5390PREPARED FOR:TBM #1 - PAINT DOT ON NORTH HEADWALL OF 4'X6' BOXCULVERT CROSSING HWY 104.ELEV = 87.00BENCHMARK INFORMATION:F.AfDgHf0PE Al1/f0Tf0RO0.Al C/H RE:J?ORT PH.Al:,',/£ ff Fairhope, AL LEGEND XXBENCHMARKEXIST. WIRE FENCEEXIST. PIPEEXIST. 1 FOOT CONTOUREXIST. 5 FOOT CONTOUREXIST. GRADE SPOT ELEVATIONEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLETO BE REMOVEDTO BE REMOVEDTO BE REMOVEDTPTP TPTPTPTREE PROTECTIONREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEEXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELEXIST. RIP RAP\ \\ \EXIST. SPLIT RAIL FENCEX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX1231915161718202122232425262728293031323343343536 37383940 41424544TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPPHASE II:220,856 SF±5.07 AC±05-46-01-01-0-000-004.001GRAND PROPERTIES, LLCP.O. BOX 904MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.501FST EQUITY TRUST COMPANY CUSTODIAN FBO JP.O. BOX 259MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED05-46-01-01-0-000-004.002FAIRHOPE MOTORCOACH RESORT CONDOMINIUMUNZONEDREQD., SAWCUT & REMOVE APPROX. 120 LF OF EX. RIBBON CURB.PROVIDE SMOOTH SAWCUT EDGE FOR NEW STREET CONNECTION.REQD., REMOVE EXIST. 30" OAK TREE05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONED S0°19'04"W 485.24'N59°37'43"W 116.97'S6°49'13"W 132.81'S44°40'56"E 113.81'S0°39'26"W 26.90'S89°20'34"E 223.62'S89°47'16"E 100.00'S0°19'04"W 621.47'N0°19'04"E 621.20'N89°56'32"W 100.00'N0°19'04"E 122.69'S59°37'43"E 23.97'N89°40'00"W 136.76'S75°05'33"W 74.24'S0°19'04"W 45.13'XXXXXX\ \\ \\ \\ \\ \ \ \ \ \ \ \REQD., REMOVE APPROX. 120 LF OF EX. 8" WATERMAIN.(COORDINATE W/ LOCAL UTILITY COMPANY)SURVEY PROVIDED BY:( IN FEET )01 inch = ft.GRAPHIC SCALE4040401. ALL NEW WORK SHOWN IN THESE PLANS SHALL COMPLY WITHAPPLICABLE STATE, FEDERAL AND LOCAL BUILDING AND UTILITYINSTALLATION CODES.2. NO WORK SHALL COMMENCE, INCLUDING DEMOLITION, UNTIL ALLAPPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED,INSPECTED BY THE PROJECT ENGINEER, AND APPROVED.3. EROSION CONTROL DEVICES ARE TO BE INSTALLED PRIOR TO ANYCLEARING OR EARTHWORK OPERATIONS AND SHALL BE MAINTAINEDTHROUGHOUT CONSTRUCTION AND UNTIL PERMANENT GROUND COVER ISESTABLISHED IN ALL DISTURBED AREAS.4. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL,STATE, AND FEDERAL LAWS AND REGULATIONS.NOTES:EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ONAVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFYLOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITYIMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANYDISCREPANCIES THAT ARE FOUND.EXISTING UTILITIES DISCLAIMER:1. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL,STATE, AND FEDERAL LAWS AND REGULATIONS.2. TREES FOR REMOVAL ARE MARKED WITH A DEMOLITION "X".3. CLEAR AND GRUB ALL AREAS WITHIN POND AND ROADWAY FOOTPRINTS.DEMOLITION NOTE:EXISTING CONDITIONS/DEMO PLAN 1" = 40'C2EXIST. COND./DEMO PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 H r I .. l I ~ RBF6. CRF8 CRSO ---160--txl tJ ® @ Iii ~ ~ -'VVVVVVV'v r-1 L---P•J•kolAddr•H: Mollla1Add,...,: lllllU.li,11..-,,ll r.O.Ru7tU S■llfl: Spullbror1,ALJ65l? Spul,.Fort,AL365l? (251)'?'-0404 12345671989101112131415161718202122232425262728293031323343343536 37383940 4142454447484950515253545556574605-46-01-01-0-000-003.501FST EQUITY TRUST COMPANY CUSTODIAN FBO JP.O. BOX 259MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED05-46-01-01-0-000-004.002FAIRHOPE MOTORCOACH RESORT CONDOMINIUMUNZONED05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONEDPHASE II:220,856 SF±5.07 AC±12 UNITS05-46-01-01-0-000-004.001GRAND PROPERTIES, LLCP.O. BOX 904MONTROSE, AL 36559UNZONED25' BUFFER25' BUFFER25' BUFFER25' BUFFERCOT T AG ETYPICAL SITE LAYOUTNTSNOTE: ACTUAL DIMENSIONS MAY VARY FROMSITE TO SITE W/ ARCHITECTURAL DESIGN( IN FEET )01 inch = ft.GRAPHIC SCALE606060OVERALL SITE PLAN 1" = 60'C3OVERALL SITE PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20SITE DATA TABLE (PHASE II)STATE OF ALABAMACOUNTY OF BALDWINTAX PARCEL ID: 05-46-01-01-0-000-004.001TOTAL TRACT SIZE:5.07 ACRES ± (220,856 SF ±)EXISTING ZONING: BALDWIN COUNTY UNZONEDPROPOSED USE: MOTORCOACH RESORTBUILDING SETBACKS:FRONT:15'SIDE (COTTAGE):5'SIDE (PAD):3'REAR:5'AREA & DIMENSIONAL DATA:NUMBER OF UNITS W/ COTTAGE:12 UNITSNET DENSITY:2.37 UNITS/ACREIMPERVIOUS SURFACE AREA:38,944 SF ≈ 0.89 ACLINEAR FEET OF STREETS:745 LF (PRIVATE)AVERAGE UNIT SIZE:6,798 SFSMALLEST UNIT SIZE:5,554 SFLARGEST UNIT SIZE:13,997 SFTOTAL OPEN SPACE:120,416 SF ≈ 2.76 ACUSEABLE OPEN SPACE:120,416 SF ≈ 2.76 AC*MAX. COTTAGE HEIGHT:25'MIN. FINISHED FLOOR ELEV.:111.50'NOTE:* AS MEASURED IN FAIRHOPE ZONING ORDINANCE.,;;;;;-_p :z: ~ I I I I I ----------------e-----1 I I ------------PHASE I: 998,968 Sr± 22.93 AC± 45 UNITS ------------------------------------ ---- ---- ---- ---- ---- ---- _ ___j 0 EX. LAKE APPROX. 2.8 AC ± I -~ J --~ ------- ---- ---- ---- ---- - --- - --- -I I I I LL-----------------------~ i I ------------------------------7 I I X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX47484950515253545556571231915161718202122232425262728293031323343343536 373839404142454425' BUFFER 25' BUFFER46TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPREQD., 12" RIBBON CURBREQD., 12" RIBBON CURB REQD., 12" RIBBON CURBREQD., CURB TRANSITIONREQD., 18" CURB & GUTTER (TYPE M-7)PER ALDOT SPECIAL DWG PC (ACG-71) (INDEX 62310)REQD., 2 EA - "DO NOT ENTER" SIGNS(5,821 SF)(13,997 SF)(8,671 SF)(6,739 SF)(5,995 SF)(5,680 SF)(5,555 SF)(5,554 SF)(5,564 SF)(5,732 SF)(6,022 SF)(6,252 SF)25' BUFFER25' BUFFER LEGEND BENCHMARKREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 18" CONCRETE CURB & GUTTERPROPOSED 12" CONCRETE RIBBON CURBEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED HEAVY DUTY ASPHALTPROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINPROPOSED LOT LINEXXEXIST. WIRE FENCEEXIST. PIPE\ \\ \EXIST. SPLIT RAIL FENCEEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. RIP RAPTPTP TPTPTPTREE PROTECTIONCO T T AG ETYPICAL SITE LAYOUTNTSNOTE: ACTUAL DIMENSIONS MAY VARY FROMSITE TO SITE W/ ARCHITECTURAL DESIGN( IN FEET )01 inch = ft.GRAPHIC SCALE404040GENERAL LAYOUT/PHASE II SITE PLAN 1" = 40'C4GENERAL LAYOUT/PH II SITE PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 NOTES TO CONTRACTOR:1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDINGINDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATESTBUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORSRESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDINGFOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDINGFOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFYTHE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTINGSLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.).3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TOENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDEVIDEO TO THE OWNER.4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTORSHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FORREVIEW.5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THEDURATION OF THE PROJECT.6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITHGEOTECHNICAL RECOMMENDATIONS.7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALLBE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITYPROVIDERS.SITE DATA TABLE (PHASE II)STATE OF ALABAMACOUNTY OF BALDWINTAX PARCEL ID: 05-46-01-01-0-000-004.001TOTAL TRACT SIZE:5.07 ACRES ± (220,856 SF ±)EXISTING ZONING: BALDWIN COUNTY UNZONEDPROPOSED USE: MOTORCOACH RESORTBUILDING SETBACKS:FRONT:15'SIDE (COTTAGE):5'SIDE (PAD):3'REAR:5'AREA & DIMENSIONAL DATA:NUMBER OF UNITS W/ COTTAGE:12 UNITSNET DENSITY:2.37 UNITS/ACREIMPERVIOUS SURFACE AREA:38,944 SF ≈ 0.89 ACLINEAR FEET OF STREETS:745 LF (PRIVATE)AVERAGE UNIT SIZE:6,798 SFSMALLEST UNIT SIZE:5,554 SFLARGEST UNIT SIZE:13,997 SFTOTAL OPEN SPACE:120,416 SF ≈ 2.76 ACUSEABLE OPEN SPACE:120,416 SF ≈ 2.76 AC*MAX. COTTAGE HEIGHT:25'MIN. FINISHED FLOOR ELEV.:111.50'NOTE:* AS MEASURED IN FAIRHOPE ZONING ORDINANCE.I _,..-/ ~15_' M_IN~, B~,S-~L .,._t;~.:/•' I I I _/ __ / __ /_ _ __ _/_ ____ /_ " \ ;'/~ , . -I I 5' MIN, B,S,L, I "'· ¾ -z::z:5P :z: -<.21J ~ RBF8 CRF8 CRSO TYPICAL ROADWAY SECTION NTSC5TYPICAL SECTIONFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 2.0%2.0%20' ROADWAY9' PAVEMENT9' PAVEMENT12"12"16"1354678FINISHED GRADE22' ROADWAY10' PAVEMENT10' PAVEMENT12"18"16"FINISHED GRADE1.5%-2.0%1.5%-2.0%91TYPICAL ROADWAY SECTIONSTA 0+00 TO 0+70.732.0%2.0% ROADWAY WIDTH VARIESVARIESVARIES12"12"16"1FINISHED GRADETYPICAL ROADWAY SECTIONSTA 0+70.73 TO 2+03.17TYPICAL ROADWAY SECTIONSTA 6+64.11 TO 7+45.182.0%2.0%22' ROADWAY10' PAVEMENT10' PAVEMENT12"12"16"1FINISHED GRADETYPICAL ROADWAY SECTIONSTA 2+03.17 TO 6+64.111ITEM 424-A, SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE, 34" MAXIMUM AGGREGATESIZE MIX, ESAL RANGE B, (165 LBS/SY), (PER SY)2ITEM 401-A, BITUMINOUS TREATMENT, TYPE "A", PRIME COAT (0.25 GAL/SY), (PER SY)3ITEM 604-A, WOVEN GEOTEXTILE SEPERATION FABRIC, (MIRAFI 160N OR APPROVED EQUAL), (PER SY)4ITEM 230-B, ROADBED PROCESSING (MODIFIED ROADBED), 8" COMPACTED THICKNESS, (PER SY)2223546783546783546782ITEM 301-A, GRANULAR SOIL BASE COURSE, ALDOT 821, TYPE "A", ROAD MIXED, 6" COMPACTEDTHICKNESS, (PER SY)5ITEM 623-C, 12" RIBBON CURB, (PER LF)6ITEM 654-A, SOLID SOD, TWO STRIPS WIDE, (PER SY)7ITEM 650-A, TOPSOIL, 4" COMPACTED THICKNESS, (PER CY)8ITEM 623-C, COMBINATION CURB AND GUTTER, TYPE M-7 (ALDOT), (PER LF)9TYPICAL ROADWAY SECTION SCHEDULES:NOTES:1) CONCRETE FOR ALL CURBS SHALL BE A MIN. OF 3000 PSI.2) CURBS TO BE PLACED BY SLIP FORM METHOD OR APPROVED EQUAL.3) TRAVERSE JOINTS TO BE FORMED IN CONCRETE INTEGRAL CURB DIRECTLY OVER EACH TRAVERSE JOINT IN PAVING OR GUTTER.4) CONTRACTION JOINTS TO BE PLACED AT 10' INTERVALS AND EXPANSIONJOINTS TO BE PLACED AT 50' INTERVALS.5) GRADING AND SOD PLACEMENT SHALL BE INSTALLED TO ENSURE POSITIVE SURFACE WATER DRAINAGE OVER TOP OF CURB.6) EXPANSION JOINTS: USE PREMOULDED EXPANSION JOINT FILLER CONFORMING TO ASTM D1751 OR D 1752 (OR APPROVED EQUAL).ASPHALT PAVINGALDOT TYPE M-7(NTS)12" RIBBON CURB(NTS)ASPHALT PAVINGw~ Ct Ct I I 0~ I I 1 • I --• I· • 1 1 • I 0 e----. I . • 1 -I --I I i;-I 0 --!1 0 --~ ~ :::i.:j ,--~ -~ ~ ! ~ I -cc:i.:j I ! 0 0 0 0 0 ~i Ct 0 :':*: tlo.25748 :*: Ct ~"\1: PROF'/.SIONI\L: e::E I I \$3~~Ltij I ,,,,,,,f,-,1-!1!~~\\\'-"" I I I 1 • I --• I· • 1 I 1 • --I I . I . • 1 --I I I I / !; I 1'7,, !; 12" --,1, oh ,1, ~ 7 1111111111111111111111. .. -: !.'.I ~1 ~ I --i'fF ~ ~lTl~fTI~ffilMl . • • ~ z 1 ~ ~ ~ -I I --I 1~~m~m~ • • : • • // ~//~ -111::::lll=III: • • • "/"/~ ~ ) -,11::::111=1 •• /!/, ~ ··-111-1/✓ 18" X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX47484950515253545556571231915161718202122232425262728293031323343343536 37383940 4142454425' BUFFER 25' BUFFER460+001+002+003+00 4+00 5+00 6+007+00 7+45.18 BP: 0+00.00EP: 7+45.18PC: 0+81.17PC: 4+63.54 PC: 6+03.69PT: 3+39.52 PT: 5+12.64PT: 6+64.11 PRC: 1+95.15PRC: 2+78.99 0+501+502+503+50 4+50 5+506+50 L1 L2L3L4C1C2C3C4C5STA:0+90.42OFF:10.70'RSTA:1+39.38OFF:14.92'RSTA:1+88.14OFF:11.49'RSTA:2+03.17OFF:11.00'LSTA:1+36.51OFF:14.76'LSTA:0+70.73OFF:10.00'LSTA:6+64.11OFF:11.50'R(5,821 SF)(13,997 SF)(8,671 SF)(6,739 SF)(5,995 SF)(5,680 SF)(5,555 SF)(5,554 SF)(5,564 SF)(5,732 SF)(6,022 SF)(6,252 SF)25' BUFFER25' BUFFER LEGEND BENCHMARKREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 18" CONCRETE CURB & GUTTERPROPOSED 12" CONCRETE RIBBON CURBEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED HEAVY DUTY ASPHALTPROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINPROPOSED LOT LINEXXEXIST. WIRE FENCEEXIST. PIPE\ \\ \EXIST. SPLIT RAIL FENCEEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. RIP RAPALIGNMENT LINE DATALINE #L1L2L3L4LENGTH81.17'124.02'91.05'81.07'BEARINGN90°00'00"WS00°00'00"ES05°44'30"ES05°25'26"WSTART STATION0+00.003+39.525+12.646+64.11START POINT (E,N)(1864529.3013, 199749.6970)(1864370.0499, 199531.7591)(1864372.5083, 199358.7157)(1864381.7850, 199207.8024)END STATION0+81.174+63.546+03.697+45.18END POINT (E,N)(1864448.1301, 199749.6970)(1864370.0499, 199407.7376)(1864381.6177, 199268.1189)(1864374.1215, 199127.0918)ALIGNMENT CURVE DATACURVE #C1C2C3C4C5DELTA ANGLE093°17'20"011°43'00"008°25'40"005°44'30"011°09'57"CHORD BEARINGS43°21'20"WS02°34'10"WS04°12'50"WS02°52'15"ES00°09'32"ECHORD LENGTH101.80'83.70'60.47'49.08'60.32'ARC LENGTH113.97'83.84'60.53'49.10'60.41'TANGENT74.14'42.07'30.32'24.57'30.30'RADIUS70.00'410.00'411.50'490.00'310.00'START STATION0+81.171+95.152+78.994+63.546+03.69START POINT (E,N)(1864448.1301,199749.6970)(1864378.2454,199675.6810)(1864374.4934,199592.0687)(1864370.0499,199407.7376)(1864381.6177,199268.1189)END STATION1+95.152+78.993+39.525+12.646+64.11END POINT (E,N)(1864378.2454,199675.6810)(1864374.4934,199592.0687)(1864370.0499,199531.7591)(1864372.5083,199358.7157)(1864381.7850,199207.8024)ROADWAY ALIGNMENT PLAN 1" = 40'C6ROADWAY ALIGNMENTFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 ( IN FEET )01 inch = ft.GRAPHIC SCALE404040NOTE:DIMENSIONS SHOWN ARE TO THE EDGE OF ASPHALT UNLESSOTHERWISE NOTED.I _L I I _/ __ ~ RBF 6. CRF6. CRSO M 'CJ ® © !!I -s::5P :z: ~ X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX47484950515253545556571231915161718202122232425262728293031323343343536 37383940 4142454425' BUFFER 25' BUFFER46PHASE II:220,856 SF±5.07 AC±05-46-01-01-0-000-004.001GRAND PROPERTIES, LLCP.O. BOX 904MONTROSE, AL 36559UNZONEDREQD., CONNECT TO EX. S.S.M.H. BY COREDRILLED HOLE W/ JACK & BOOT(COORDINATE W/ LOCAL UTILITY COMPANY)APPROX. 8" DI INV (IN): 101.37*INSIDE DROP CONNECTION REQUIREDREQD., PIPE TRANSITIONREQD., 8" 11.25° BENDREQD., 8" 45° BENDREQD., 2 EA - 8" 45° BENDREQD., 8" 45° BENDREQD., FIRE HYDRANT ASSEMBLYREQD., 1 - 8"x8" TAPPING SLEEVE1 - 8" TAPPING VALVEREQD., REMOVE EXIT. 8" DEAD END PLUGAND CONNECT TO EXIST. 8" WATERMAINSREQD., 2 EA SS LATERAL PER SITE (TYP)REQD., 2 EA SS LATERAL PER SITE (TYP)REQD., 2 EA SS LATERAL PER SITE (TYP)REQD., WATER SERVICE (TYP)REQD., WATER SERVICE (TYP)REQD., WATER SERVICE (TYP)05-46-01-01-0-000-003.501FST EQUITY TRUST COMPANY CUSTODIAN FBO JP.O. BOX 259MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED05-46-01-01-0-000-004.002FAIRHOPE MOTORCOACH RESORT CONDOMINIUMUNZONED05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONED S0°19'04"W 485.24'N59°37'43"W 116.97'S6°49'13"W 132.81'S44°40'56"E 113.81'S0°39'26"W 26.90'S89°20'34"E 223.62'S89°47'16"E 100.00'S0°19'04"W 621.47'N89°56'32"W 100.00'N0°19'04"E 122.69'S59°37'43"E 23.97'N89°40'00"W 136.76'S75°05'33"W 74.24'S0°19'04"W 45.13'(5,821 SF)(13,997 SF)(8,671 SF)(6,739 SF)(5,995 SF)(5,680 SF)(5,555 SF)(5,554 SF)(5,564 SF)(5,732 SF)(6,022 SF)(6,252 SF)25' BUFFER25' BUFFERXXXXX\ \\ \\ \\ \\ \ \ \ \ \ \ \REQD., WATER METER PIT W/6" WATER METERREQD., 2 - 8"x6" REDUCERREQD., 8" DBL. BACKFLOWASSEMBLY W/ DBL. VINYLWRAPPED INSULATIONREQD., 1- 8" GATE VALVE LEGEND BENCHMARKREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 18" CONCRETE CURB & GUTTERPROPOSED 12" CONCRETE RIBBON CURBEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED HEAVY DUTY ASPHALTPROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINPROPOSED LOT LINEXXEXIST. WIRE FENCEEXIST. PIPE\ \\ \EXIST. SPLIT RAIL FENCEEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. RIP RAPTP TP UTILITY PLAN 1" = 40'C7UTILITY PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20UTILITY INFORMATIONCONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES"LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL)OR BY CONTACTING LOCAL UTILITY COMPANIESWATER: FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532JAY WHITMAN(251) 928-8003SEWER:BALDWIN COUNTY SEWER SERVICE14747 UNDERWOOD RD, SUMMERDALE, AL 36580JENNY WILLIAMS(251) 971-1516POWER:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532MIKE ALLISON(251) 928-8003GAS:FAIRHOPE PUBLIC UTILITIES555 S. SECTION ST, FAIRHOPE, AL 36532TERRY HOLMAN(251) 928-8003TELEPHONE:AT&T2155 OLD SHELL RD, MOBILE, AL 36607WADE MITCHELL(251) 471-8361EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLEINFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH,SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEERSHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND.EXISTING UTILITIES DISCLAIMER:( IN FEET )01 inch = ft.GRAPHIC SCALE404040NOTES TO CONTRACTOR:1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDINGINDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATESTBUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORSRESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDINGFOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDINGFOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFYTHE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTINGSLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.).3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TOENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDEVIDEO TO THE OWNER.4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTORSHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FORREVIEW.5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THEDURATION OF THE PROJECT.6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITHGEOTECHNICAL RECOMMENDATIONS.7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALLBE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITYPROVIDERS.1111 I -----i ----------7 , ..• ·.·• I 0/ I I I 40• L _ J __ J __ I __ ! __ l _ _I_ ____ I_ -z::z:5.P :z: -<.21J / \ 0 ,,. El.(11):102.20' El.(ll),102.20' El.(OUl):102.1o' / EX. LAKE APPROX. 2.8 AC ± ~ RBF8 CRF8 CRSO X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX1231915161718202122232425262728293031323343343536 37383940 414245440.50%112.95112.70112.70114.800.50%114.70114.50 H.P.114.70114.20114.20110.40TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP108.75 T.O.C.108.25108.75108.50108.70109.25 T.O.C.108.75108.25114 LEGEND BENCHMARKREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 18" CONCRETE CURB & GUTTERPROPOSED 12" CONCRETE RIBBON CURBEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED HEAVY DUTY ASPHALTPROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. 1 FOOT CONTOUREXIST. 5 FOOT CONTOUREXIST. GRADE SPOT ELEVATIONPROPOSED 1 FOOT CONTOURPROPOSED 5 FOOT CONTOUR159160FINISHED GRADE ELEVATION (TOP OF CURB)FINISHED GRADE ELEVATIONDRAINAGE DIRECTIONPROPOSED RIP RAP W/ FILTER BLANKETEXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINPROPOSED LOT LINEXXEXIST. WIRE FENCEEXIST. PIPE\ \\ \EXIST. SPLIT RAIL FENCEEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. RIP RAPTPTP TPTPTPTREE PROTECTIONGRADING & DRAINAGE PLAN 1" = 40'C8GRADING & DRAINAGE PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 ( IN FEET )01 inch = ft.GRAPHIC SCALE404040SURVEY PROVIDED BY:NOTES TO CONTRACTOR:1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDINGINDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATESTBUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORSRESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDINGFOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDINGFOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFYTHE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTINGSLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.).3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TOENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDEVIDEO TO THE OWNER.4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTORSHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FORREVIEW.5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THEDURATION OF THE PROJECT.6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITHGEOTECHNICAL RECOMMENDATIONS.7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALLBE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITYPROVIDERS.NOTE:FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THEPLANS IS THE GUTTER FLOW LINE ELEVATION.TBM #1 - PAINT DOT ON NORTH HEADWALL OF 4'X6' BOXCULVERT CROSSING HWY 104.ELEV = 87.00BENCHMARK INFORMATION:ALL DISTURBED AREAS SHALL BE PROPERLY STABILIZED. 4" MINIMUMTOPSOIL SHALL BE SPREAD ACROSS ALL DISTURBED SURFACES ONCEFINAL GRADING HAS BEEN ESTABLISHED. CONTRACTOR TO PROVIDESEED/SOD AS PER EROSION CONTROL PLAN AND STABILIZE DISTURBEDAREAS PER ADEM REQUIREMENTS.NOTE:-z::z:5.P :z: -<.21J ~ RBF8 CRF8 CRSO ~ ~ --~160~-'i-1s3_60 ------16050 roe ~~~~::/1~~7"' S■llfl: Spullbror1,ALJ65l? Spul,~ Fort,AL365l? (251)'?'-0404 CIVIL CONSTRUCTION NOTES NTSC9CIVIL CONSTRUCTION NOTESFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 1. THE CONTRACTOR IS RESPONSIBLE FOR COMPLIANCE WITH ALL STATE, LOCAL AND FEDERALLAWS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT ALL OF THESE LAWS ANDREGULATIONS HAVE BEEN MET.2. THE CONTRACTOR SHALL NOTIFY JADE CONSULTING'S RESPECTIVE TESTING COMPANY AND ANYLOCAL JURISDICTIONAL INSPECTOR FOR APPROVAL 48 HOURS BEFORE THE BEGINNING OF ANYSUBSEQUENT PHASE OF CONSTRUCTION.3. THE CONTRACTOR SHALL IMMEDIATELY INFORM THE ENGINEER OF ANY DISCREPANCIES ORERRORS DISCOVERED IN THE PLANS.4. THE CONTRACTOR IS REQUIRED TO COORDINATE WITH THE ONE-CALL LINE LOCATE CENTER FORTHE MARKING OF UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALLRENEW CONFORMATION NUMBERS AS OFTEN AS REQUIRED DURING THE DURATION OF THEPROJECT. THE CURRENT CONFORMATION NUMBER SHALL BE ON PROJECT SITES AT ALL TIMES.5. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE THE LOCATION OF ANY AND ALLEXISTING UNDERGROUND UTILITIES AND TO TAKE WHATEVER STEPS ARE NECESSARY TOPROVIDE FOR THEIR PROTECTION. THE ENGINEER HAS DILIGENTLY ATTEMPTED TO LOCATE ANDINDICATE ALL EXISTING FACILITIES ON THESE PLANS. HOWEVER, THIS INFORMATION IS SHOWNFOR THE CONTRACTORS CONVENIENCE ONLY. THE ENGINEER ASSUMES NO RESPONSIBILITY FORTHE LOCATION OF UTILITIES SHOWN OR NOT SHOWN. THE CONTRACTOR IS TO CONTACT THEUTILITY COMPANIES FOR EXACT LOCATION OF THEIR UTILITIES PRIOR TO STARTINGCONSTRUCTION. ANY AND ALL DAMAGE MADE TO UTILITIES BY THE CONTRACTOR SHALL BE THESOLE RESPONSIBILITY OF THE CONTRACTOR TO REPAIR AND REPLACE.6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO EXISTING INFRASTRUCTURE.7. ALL WATER CONSTRUCTION METHODS AND MATERIALS SHALL CONFORM TO THE LATESTEDITION OF THE "STANDARDS AND SPECIFICATIONS" OF FAIRHOPE PUBLIC UTILITIES.8. ALL SEWER CONSTRUCTION METHODS AND MATERIALS SHALL CONFORM TO THE LATESTEDITION OF THE "STANDARDS AND SPECIFICATIONS" OF BALDWIN COUNTY SEWERSERVICE.9. ALL MANHOLES WITHIN THE 100 YEAR FLOOD PLAIN SHALL BE CONSTRUCTED THREE (3) FEETABOVE GRADE.10. THE CONTRACTOR SHALL EMPLOY ALL NECESSARY MEASURES TO ENSURE THAT THE PROJECT ISOSHA COMPLIANT.11. THE CONTRACTOR SHALL EXPLORE EXISTING STRUCTURES, UTILITIES AND PIPING SO THAT ANYREQUIRED ADJUSTMENT MAY BE MADE.12. ANY EXCESS MATERIAL FROM CONSTRUCTION ACTIVITIES SHALL BE LEGALLY DISPOSED OF BYTHE CONTRACTOR AT HIS EXPENSE.13. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE LOCATION AND INVERTS OF ALLUTILITIES PRIOR TO COMMENCEMENT OF ANY WORK ITEM. THE PROJECT ENGINEER SHALL BENOTIFIED IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.14. CONTRACTOR IN RESPONSIBLE FOR ALL COORDINATION WITH ALL RESPECTIVE UTILITYPROVIDERS AND AUTHORITIES. PROPER NOTICE SHALL BE GIVEN PRIOR TO ANY WORK STARTING.15. CONTRACTOR IS RESPONSIBLE FOR PROVIDING ADEQUATE BEDDING AND HAUNCHING FOR ALLIMPROVEMENTS.16. CONTRACTOR SHALL REPLACE ANY FAULTY OR IMPROPERLY INSTALLED IMPROVEMENTS AT HISEXPENSE.17. THE CONTRACTOR SHALL EMPLOY A LAND SURVEYOR REGISTERED IN THE STATE OF ALABAMA TORESET ANY PROPERTY MARKERS DAMAGED DURING CONSTRUCTION AT HIS EXPENSE.18. ALL PRESSURE PIPE FITTINGS, WATER AND SEWER SHALL BE CAST OR DUCTILE IRON.19. CONTRACTOR SHALL NOT DEVIATE FROM PLANS WITHOUT PROPER CONSENT.20. NO SEPARATE PAY ITEM FOR REMOVAL OF ASPHALT, CONCRETE, PIPE, INLETS, ETC. WORK TO BECONSIDERED A SUBSIDIARY ITEM OF CLEARING AND GRUBBING.21. CONTRACTOR SHALL STRICTLY FOLLOW THE LOCAL AUTHORITIES AND/OR GEOTECHNICALREPORTS FOR ALL GRADING, BACKFILLING, AND PAVING REQUIREMENTS. ALL RESPECTIVE TASKSSHALL BE APPROVED BY RESPONSIBLE INSPECTOR PRIOR TO ACCEPTANCE.22. THE CONTRACTOR WILL ENSURE THAT POSITIVE AND ADEQUATE DRAINAGE IS MAINTAINED ATALL TIMES WITHIN THE PROJECT LIMITS. THIS MAY INCLUDE, BUT NOT BE LIMITED TO,REPLACEMENT OR RECONSTRUCTION OF EXISTING DRAINAGE STRUCTURES THAT HAVE BEENDAMAGED, REMOVED OR REGRADED AS REQUIRED BY THE ENGINEER.23. ALL GRAVITY PIPES SHALL BE LAID ON SMOOTH CONTINUOUS GRADES WITH NO DETECTABLEBENDS AT JOINTS.24. ALL STORM DRAINAGE INLET STRUCTURES SHALL HAVE A NEENAH CAST IRON FRAME AND COVER,OR APPROVED EQUAL, FOR ACCESS.25. SOIL TESTING AND ON-SITE INSPECTION SHALL BE PERFORMED BY AN INDEPENDENTGEOTECHNICAL ENGINEER. THE SOILS ENGINEER SHALL PROVIDE COPIES OF TEST REPORTS TOTHE CONTRACTOR, THE OWNER AND THE OWNER'S REPRESENTATIVE AND SHALL PROMPTLYNOTIFY THE OWNER, HIS REPRESENTATIVE AND THE CONTRACTOR SHOULD WORK PERFORMEDBY THE CONTRACTOR FAIL TO MEET THESE SPECIFICATIONS. THE CONTRACTOR SHALL PROVIDEADEQUATE NOTICE TO SOILS ENGINEER FOR THE REQUIRED TESTING OF THE PROJECT.26. THE CONTRACTOR SHALL PROVIDE ANY EXCAVATION AND MATERIAL SAMPLES NECESSARY TOCONDUCT REQUIRED SOIL TESTS. ALL ARRANGEMENTS AND SCHEDULING FOR THE TESTINGSHALL BE THE CONTRACTORS RESPONSIBILITY.SITE NOTES:PROJECT NOTES:1. ALL TRAFFIC CONTROL SHALL COMPLY WITH THE LATEST EDITION OF THE MANUAL ONUNIFORM TRAFFIC CONTROL DEVICES (MUTCD).2. NECESSARY BARRICADES, SUFFICIENT LIGHTS, SIGNS AND OTHER TRAFFIC CONTROLMETHODS MAY BE NECESSARY AS PER THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES,PART IV. THESE DEVICES SHALL BE PROVIDED AND MAINTAINED THROUGHOUTCONSTRUCTION. NO SEPARATE PAYMENT WILL BE MADE FOR TRAFFIC CONTROLREQUIREMENTS.3. ALL TEMPORARY TRAFFIC CONTROL SHALL COMPLY WITH PART VI OF THE MUTCD LATESTEDITION.TRAFFIC CONTROL NOTES:1. ALL EROSION CONTROL PROCEDURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH THE"ALABAMA HANDBOOK FOR EROSION CONTROL AND STORMWATER MANAGEMENT ON CONSTRUCTIONSITES AND URBAN AREAS".2. ALL BEST MANAGEMENT PRACTICES (BMP) PROCEDURES SHALL BE IN PLACE AND INSPECTED PRIOR TO ANYLAND DISTURBING ACTIVITY.3. ALL DISTURBED AREAS SHALL BE TEMPORARILY GRASSED AND MULCHED IF THEY WILL BE LEFTUNATTENDED FOR 13 DAYS.4. ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE PROJECT ENGINEER AND/OR LOCALJURISDICTIONAL INSPECTOR.5. CONSTRUCTION ENTRANCE/EXIT PADS SHALL BE INSTALLED BY THE CONTRACTOR AT CONSTRUCTIONACCESS POINTS PRIOR TO LAND DISTURBANCE AND SHALL BE MAINTAINED THROUGHOUT THE PROJECT.(NO DIRECT PAYMENT)6. THE APPROVED BEST MANAGEMENT PRACTICES PLAN SHALL BE PRESENT ON THE SITE WHENEVER LANDDISTURBING ACTIVITY HAS BEGUN.7. SILT FENCE AND/OR EROSION CONTROL NETTING SHALL BE PLACED ALONG THE DOWNSTREAM SIDE OFALL PROPOSED FILL CONSTRUCTION.8. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ACCOMPLISH EROSION CONTROL FOR ALL DRAINAGEPATTERNS CREATED AT VARIOUS STAGES DURING CONSTRUCTION.9. WHEN REQUIRED CONTRACTOR SHALL INSPECT EROSION CONTROL MEASURES AT THE END OF EACHWORKING DAY AND RAIN EVENT TO ENSURE MEASURES ARE FUNCTIONING PROPERLY. CONTRACTOR SHALLPROPERLY MAINTAIN ALL BMP'S IN ACCORDANCE WITH THE "ALABAMA HANDBOOK FOR EROSION CONTROLAND STORMWATER MANAGEMENT ON CONSTRUCTION SITES AND URBAN AREAS".10. CONTRACTOR SHALL IMMEDIATELY REPAIR AND/OR REPLACE ANY DAMAGED OR IMPROPERLY FUNCTIONINGBMP.11. ANY SILT IN THE DETENTION POND SHALL BE REMOVED AS DIRECTED BY THE PROJECT ENGINEER ORLOCAL AUTHORITY. THE DETENTION POND SHALL ALSO BE REGRADED TO FINAL DESIGN PRIOR TO FINALACCEPTANCE OF PROJECT. THERE IS NO DIRECT PAYMENT FOR THIS ACTIVITY.12. ALL DISTURBED AREAS MUST BE PERMANENTLY STABILIZED IN ACCORDANCE WITH THE HANDBOOK PRIORTO FINAL ACCEPTANCE.13. CONTRACTOR SHALL ROUTINELY CLEAN OUT ANY SILT ACCUMULATION FROM THE PROJECTS DRAINAGESTRUCTURES AS REQUIRED BY PROJECT ENGINEER AND/OR LOCAL AUTHORITY.14. CONTRACTOR IS SOLELY RESPONSIBLE FOR SEDIMENT CONTROL AND STORMWATER MANAGEMENT FORPROJECT. CONTRACTOR SHALL NOTIFY PROJECT ENGINEER IMMEDIATELY OF ANY FAILING BMP.SEDIMENT CONTROL & STORMWATER MNGMNT NOTES:PHASE ONE·INSTALL CONSTRUCTION ENTRANCE/EXIT·CLEAR AREA REQUIRED FOR SILT FENCE PLACEMENT·INSTALL SILT FENCE (SBA)PHASE TWO·CONSTRUCT AND STABILIZE WATER QUALITY PONDS/SEDIMENT BASINS·WATTLES, INLET, AND OUTLET PROTECTION TO BE INSTALLEDPHASE THREE·DEMOLITION AND REMOVAL OF DEMO DEBRIS·CLEAR/GRUB REMAINING SITE AREASPHASE FOUR·INSTALL STORM DRAINAGE MEASURES·GRADE SITE TO ROUGH GRADESPHASE FIVE·CONSTRUCT UTILITIES (WATER, SEWER)·BUILDING CONSTRUCTION BEGINSPHASE SIX·CONSTRUCT ROADS (PAVING, CURB AND GUTTER, SIDEWALKS)·BUILDING CONSTRUCTION CONTINUESPHASE SEVEN·BUILDING CONSTRUCTION COMPLETED·STABILIZE DISTURBED AREAS WITH SOLID SOD·INSTALL PERMANENT LANDSCAPINGPHASE EIGHT·REMOVE BMP MEASURESPHASE NINE·REMOVE SILT FENCE·CONVERT SEDIMENT BASINS TO PERMANENT FUNCTION BIO-RETENTION PONDS BYREMOVING CAPTURED SEDIMENT AND REPLACING THE TOP 6" OF FILTER MEDIAINSTALLED IN PHASE TWO WITH CLEAN 6" FILTER MIX OF 50% COMPOST/50% SAND·PROJECT COMPLETE, FINAL INSPECTION, FILE NOTICE OF TERMINATIONCONSTRUCTION PHASE SEQUENCE:PARKING STRIPING NOTE:PARKING STRIPES ON CONCRETE SHOULD ALWAYS BE YELLOW AND PARKING STRIPES ONASPHALT SHOULD ALWAYS BE WHITE UNLESS OTHERWISE SPECIFIED IN THECONSTRUCTION DOCUMENTS. NON-WOVEN GEOTEXTILE FABRICWRAPPED PIPE JOINT DETAILPIPE DIAMETER/RISEPIPE DIAMETER/RISEPIPE DIAMETER/RISE N.T.S.TOP AND FLOOR SLAB TABLE - TYPE J5'-0"8'-0"7'-0"6'-0"5'-0"7'-0"6'-0"5'-0"6'-0"6'-0"5'-0"4'-0"3'-6"MIN. MAX.8"8"10"8"10"10"10"10"2'2'2'2'2'2'2'2'29'25'27'20'25'11'25'15'#6 @ 6' CTRS. B.W.#6 @ 6' CTRS. B.W.#7 @ 6' CTRS. B.W.#6 @ 6' CTRS. B.W.#7 @ 6' CTRS. B.W.#7 @ 6' CTRS. B.W.#7 @ 4 1/2"CTRS.B.W.#7 @ 4 1/2"CTRS.B.W.6'-0"6'-0"6'-0"6'-0"7'-0"8'-0"UNLIMITEDUNLIMITED7' OR 8'6'6'ALT. AI.D.ALT. BMAX.SLABTHICKNESS OVER TOP SLABALLOWABLE FILLTOP & FLOOR SLABSREINFORCINGWIDTH LENGTH8"2-#6 BARSALL AROUND8"6'-0" UNLESS OTHERWISE SHOWN 15' MAX. DEPTH CORNER FILLET**BOTH WAYS#4 BARS @ 9" CTRS.**#4 BARS@ 12" CTRS.BOTH WAYS1-1/4" CL.4'-0" 6"12"4'-0"4'-0"#6 BARSALL AROUNDFILLET EACH CORNER4 ' - 0 " D ia .WITH TYPE "P" BOTTOM DETAILR-1878-A6G W/ TYPE C GRATE4'-0" DIA.OR 6" REINFORCED CONC.REINFORCED CONCRETE8" BRICK OR NON-ONE CAGE #4 @ 12" CTRS.BOTH WAYS IN CENTER1/3 OF CONCRETE WALL.**#4 BARS @ 9" CTRS.BOTH WAYS15' MAX. DEPTH 6'-0" UNLESS OTHERWISE SHOWN8"**ALTERNATE BALTERNATE A * SEE SLAB TABLE** PERIPHERAL BARS OR STRAIGHT ENDEMBEDMENTS MAY BE USED IN LIEU OFSTANDARD HOOKS. IN ACCORDANCE WITHDETAILS INDEX No. 201, SH. 3 OF 5.CIVIL CONSTRUCTION DETAILS (1)NTSC10CIVIL CONSTRUCTION DETAILS (1)FAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20PLANTREE PROTECTION DETAILNTSEXISTING GRADE1/3 BURIAL OF OVERALL POST48" MIN.NOENTRY48" MIN. CHAIN LINK FENCECHAIN LINK FENCE POST @MAX 10' O.C.TYPICAL TREE PROTECTION SIGNAGE(SEE DETAIL)DRIPLINESIGNIFICANT RETAINED TREECHAIN LINK BARRICADECHAIN LINK FENCE POSTSIGNIFICANT RETAINED TREENOTES:1. PROTECTIVE BARRICADES SHALL BE PLACED AROUND ALL SIGNIFICANTRETAINED TREES AND SHALL REMAIN IN PLACE UNTIL LAND ALTERATION, SITECLEARING, AND CONSTRUCTION ACTIVITIES ARE COMPLETE.2. BARRICADES FOR THE PROTECTIVE RADIUS SHALL BE ERECTED WITH AMIN. DISTANCE OF 20' FROM THE TRUNKS OF HERITAGE TREES AND 10' FROMTHE TRUNKS OF OTHER RETAINED TREES.3. TREE PROTECTION SIGNAGE MUST BE POSTED EVERY 20' ALONG THE FENCE.TREEPROTECTIONZONENOENTRYKEEP ALL EQUIPMENT ANDMATERIALS OUTSIDE OFFENCED AREATREE PROTECTION SIGNAGENTS7 CU. FT. OF #57 STONE FOR DRAIN SUMPBURY LINE IS 1" ABOVE GROUND4-1/2" PUMPER CONNECTION FACING ROAD4.5'THRUST BLOCKMAXIMUM DISTANCE 15'MINIMUM DISTANCE 4'18" MIN.24" MAX.24" x 24" x 4"CONCRETE SLAB24" x 6" THICKCONCRETE COLLARVALVE BOXBACK OF CURB OREDGE OF PAVEMENTWATERMAINTYPICAL FIRE HYDRANT SETTING1. FIRE HYDRANTS SHALL BE PLACED AT STREET INTERSECTIONS OR IN THE RIGHT-OF-WAY ADJACENT TO SIDE LOT LINES WHENEVER POSSIBLE.2. ALL VALVES MUST BE RATED AT WORKING PRESSURE OF 200 PSI AND TESTED AT A PRESSURE OF 250 PSI.3. ALL FIRE HYDRANTS MUST BE ACCOMPANIED BY A MANUFACTORERS CERTIFICATE THAT STATES EACH FIRE HYDRANT HAS BEEN TESTED AT AWWA SPECIFICATIONS C502-85 OR LATER VERSION.4. CONCRETE STRENGTH TEST REQUIRED FOR ALL POURED-IN-PLACE CONCRETE.5. FIRE HYDRANTS SHALL BE MUELLER CENTURIAN NO. A-423 OR APPROVED EQUAL.NOTES:HYDRANT VALVE ANCHORING TEEW/INTEGRALLY CAST STANDARD MJGLAND ON 6" PLAIN END BRANCH6" MECHANICAL JOINT VALVESTANDARD MJ GASKETSSTANDARD MEGA-LUGS11.75" - 8" x 6" TEES13.75" - 10" x 6" TEES14.75" - 12" x 6" TEES17.75" - 16" x 6" TEES19.75" - 20" x 6" TEES21.75" - 24" x 6" TEESGRADELOK STYLE6" CONNECTING PIECE W/INTEGRALLYCAST STANDARD MJ GLANDSFIRE HYDRANTWATER MAINNOTE:13"-24"-36"-48"-60"LENGTHS AVAILABLEGRADE-LOCS CAN BE USED TO ADJUST HYDRANTS TO PROPER BURY DEPTH.TYPICAL FIRE HYDRANT INSTALLATIONWATER MAINCONCRETE TOP W/ 1/4 BARS AT 9" O.C. ' I ' I ' ----1---, I l---+--~---1 CONCRETE BOTTOM W/ 1/4 BARS AT 9" O.C. USE BRICK TO RAISE MANHOLE CASTING TO GRAOE AND TO SET GRADE OF CASTING TO SLOPE OF FINISHED GRADE. STORM SEWER MANHOLE RING AND COVER WALLS SHALL BE 6" THICK, PRECAST OR REINFORCED CONCRETE W/ 1/4 BARS AT 9" O.C. POURED-IN-PLACE SEE PLAN JUNCTION BOX DETAILS NTS CONCRETE BOTTOM W / 1/4 BARS AT 9" O.C. STORM SEWER MANHOLE RING AND COVER SEE PLAN Til6a111!ifn1cht ... ,1, ,i,~_..,,W'illlb~fl•n lrw.orll!!!!Clconc-el1t._!1!JS. .m:i!!!ictlramas-•'• t~lf,O" •,ti ttl'1 OIi ft5'to!°" ~I► ,1)'9:1 ~l»!.l!Gfke-F~ mlutOtlal 4111~-oM;, me R-66,n.:!il~ l!i IC JU I )[,t. t!2 .,._ I I 11m .,,, ~~l!i-7taic5 ~~M,_.---,-------;,~~~,~---, "2<1.i.42 2a:!li I '3Q-J;18" 1.39.tS I 3.'.li..42" I IJ'IICTII! 11."" li!ld,4 I 6'Jhl qtl& t 31 .1112 :1'8 ◄59 I llh54 lli21Call,,._. .... IQ.JC5&1tl I tlllh.75.11 CIVIL CONSTRUCTION DETAILS (2)NTSC11CIVIL CONSTRUCTION DETAILS (2)FAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20*PLANPROFILETYPICAL TEE AND LATERAL INSTALLATIONNOTE:90°90°4"4"LATERAL TRENCH SECTIONSTANDARD CLEAN-OUT..................................................................................4"6"....................................................CLEAN-OUT COVERTO GRADENOTES:1. CLEAN-OUT PIPE SIZE SHALL MATCH EXISTING LATERAL.2. NEW SEWER LATERALS AND CLEAN-OUTS SHALL BE6-INCH.3. ENTIRE WYE SECTION TO BE ENCASED IN CONTROLLEDLOW STRENGTH MATERIAL OR GRANULAR FILL.BEDDINGMATERIALSEWER LATERALENCASEMENTTRENCH WIDTH45° BEND45° WYEMANHOLE-PIPE CONNECTION~ DETAIL [F MMflLE FIR PIPE 21• DIA. I $MAbbER ~~~ .. lf..'"= r.~ ~ ~ ~rr...:e-.~~,-r. _,IIC'nlal ft llll,, 1.-.ntllS, lfC., la M #'PIIMll £alL. Dal IWNI.I: EIDI ..... K IIINCUD Wffll A -1tW IIIDIID 1tW DOI ta:1IDN tN mN 1191C11D ... A_,_ LM01111K11n'#e ... CCIIIRRU_..__,. -NTS -....... fir._ ... ~~ DETAIL IF DRIP CINIECTIIII INSIDE IF MMflLE ,~;~~ TD EPTl~-CINIECTIIII DETAIL .!MIi ~ F'RME I. COYER DETAIL E L r+D 4-D .!MIi Cilllll.li DETAIL IF ~ F'lR PIPE SIZES hOfflR 11WI 21· PIO: TEE E _J SANITARY SEWER MAIN E~-~COVERORPLUG STACK REO'O. IN SEWERS OVER 8' AS PER SPEC'S. IN DEPTH OR AS THE ENGINEER MAY DIRECT. FINISH GRADE !~-,., ~~; i ffi;~ • iii-"' LMIN.1/4" PER FT. ~ ~~: ~-=-1~~ ' -<----~COVERORPLUG ~~ "'-11114"BEND ASPERSPEC'S. STACK REC'D. IN SEWERS OVER 8' IN DEPTH ORAS THE ENGINEER MAY DIRECT STACK TO REST ON UNDISTURBED SOIL. SUGGESTED HOLE & BOOT DIAMETER PIPEO.D. DIMENSIONS RANGE(IN.) A B C 3 112· • 4 112"' 7" 6118" 4114 .. 5 3/8 .. • 7• 12· 10718"' 61/2" r.9112• 12• 107/8"' s· D 6" s· s· NOTE: NEOPRENE-EPDM BLENDED COMPOUND BOOT SHALL MEET ASTM C-923 8 3/16"' • 9 3/4"' 12· 10718"' 9114"' s· 9 1/4" -11" 16" 14718"' 10 112· s· 101/4"'-11"' 16" 14718"' 12· s· 12"'-133/4"' 16" 14718"' 13114"' s· 141/2"' • 16114"' 20· 187/8"' 15 3/4"' s· 153/4"'•17112"' 20· 18718"' 17• 19112"' -21114"' 24" 22718"' 20 314"' s· s· NTS CRUSHED ROCK FOUNDATION MINIMUM lRENCH WIDTH SHALL BE lHE DIAMAETER OF lHE PIPE PLUS e• ~ ~FINISH GRADE 1. ALL SUMCE LINES SHALL BE 4• MINIMUM DIAMETER. 2. THE MINIMUM SLOPE FOR 4• OR s• SERVICE LINES SHALL BE 1/4• PER FOOT. 3. BEDDING FOR HOUSE CONNECT WITHIN CITY ROW SHALL BE THE SAME /IS FOR SEWER WJN. LAID TO A MINIMUM Of 4• BELOW lHE PIPE INVERT ANO 4• JiB<:Nf. THE TOP Of THE PIPE. 4. SERVICE LINES t.>.RGER THAT s• MUST BE CONNECTED TO THE WJN AT A MANHOLE. 5. COMPACTION OF BACKflLL SHALL BE AS STATED IN THE STANDARD SPECIFICATIONS OF NORTH BALDWIN UTIUTIES. w~ 0~ X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP05-46-01-01-0-000-003.501FST EQUITY TRUST COMPANY CUSTODIAN FBO JP.O. BOX 259MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED05-46-01-01-0-000-004.002FAIRHOPE MOTORCOACH RESORT CONDOMINIUMUNZONED05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONEDCWADC IPIPIPIPCEPCEPGSGSWTLWTLWTLSBASBASBASBASSSSSSSSSS LEGEND BENCHMARKREBAR IRON PIPE FOUNDCAPPED IRON ROD FOUNDCAPPED IRON ROD SETCENTERLINECENTERLINEPROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 18" CONCRETE CURB & GUTTERPROPOSED 12" CONCRETE RIBBON CURBEXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED HEAVY DUTY ASPHALTPROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. 1 FOOT CONTOUREXIST. 5 FOOT CONTOUREXIST. GRADE SPOT ELEVATIONPROPOSED 1 FOOT CONTOURPROPOSED 5 FOOT CONTOUR159160FINISHED GRADE ELEVATION (TOP OF CURB)FINISHED GRADE ELEVATIONDRAINAGE DIRECTIONPROPOSED RIP RAP W/ FILTER BLANKETEXIST. LOT LINEEXIST. WATER LINEEXIST. GRAVITY SANITARY SEWER LINEEXIST. SANITARY SEWER FORCEMAINPROPOSED LOT LINEXXEXIST. WIRE FENCEEXIST. PIPE\ \\ \EXIST. SPLIT RAIL FENCEEXIST. SANITARY SEWER LIFT STATIONEXIST. GRATE INLETEXIST. DOME GRATE INLETEXIST. WIER INLETEXIST. RIP RAPTPTP TPTPTPTREE PROTECTION1. ALL EROSION CONTROL MEASURES ARE TO BE INSTALLED ANDMAINTAINED IN ACCORDANCE WITH THE LATEST ADEM STANDARDS.2. ALL AREAS LEFT UNATTENDED FOR LONGER THAN 13 DAYS SHALLBE COVERED WITH SEASONAL TEMPORARY SEEDING AND MULCHING.3. ALL SLOPES SHALL BE TRACKED. TRACKING TO BEPERPENDICULAR TO SLOPE4. NO WORK SHALL COMMENCE UNTIL ALL APPLICABLE EROSIONCONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THEPROJECT ENGINEER, AND APPROVED.5. STORMWATER DETENTION POND OR SEDIMENT BASIN SHALL BECONTRUCTED, INSPECTED, AND APPROVED PRIOR TO WORK ON ANYOTHER TASK, UNLESS OTHERWISE APPROVED BY THE PROJECTENGINEER.6. ALL DISTURBED AREAS WILL BE SOLID SODDED, SEEDED, AND/ORPROPERLY STABILIZED.7. 4" MIN TOPSOIL TO BE SPREAD ACROSS DISTURBED SURFACESONCE FINAL GRADING HAS BEEN ESTABLISHED.CONTRACTOR TO PROVIDE SEED/SOD AS PER EROSION CONTROLPLAN AND STABILIZE DISTURBED AREAS PER ADEM REQUIREMENTS.CEP Construction Exit PadGS Grass SwaleOP Outlet ProtectionIP Inlet ProtectionSBA Sediment Barrier(Silt Fence, Type A)WTL WattleDC Debris ContainmentCWA Concrete Washout AreaSSSolid SodEROSION CONTROL PLAN 1" = 40'C12EROSION CONTROL PLANFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 ( IN FEET )01 inch = ft.GRAPHIC SCALE404040SURVEY PROVIDED BY:NOTES -z::z:5.P :z: -<.21J ~ RBF8 CRF8 CRSO ~ ~ --~160~-'i-1s3_60 ------16050 roe EROSION CONTROL LEGEND P•J•kolAddr•H: Mollla1Add,...,: lllllU.li,11..-,,ll r.O.Ru7tU S■llfl: Spullbror1,ALJ65l? Spul,.Fort,AL365l? (251)'?'-0404 WIDTH = FULL WIDTH OF VEHICULARSTONE SIZE = 1 1/2" TO 3 1/2" DIA.PROVIDE PERIODIC TOP DRESSING WITHCOARSE AGGREGATEN.S.A. R-2(1.5"-3.5")GEOTEXTILE UNDERLINEREQUIREDASH A R D S U R F A C E P U B L I C R O A D ACCESS, 20' MINIMUM.2" STONE, AS NECESSARY.20' MIN.6" MIN.MINIMUM50'AACONCRETE WASHOUTSIGN DETAILSTAPLE DETAILPLANSECTION A-ATHIS METHOD OF INLET PROTECTION IS APPLICABLE AT CURBINLETS WHERE AN OVERFLOW CAPABILITY IS NECESSARY TOPREVENT EXCESSIVE PONDING IN FRONT OF THE STRUCTURE. SPECIFIC APPLICATION 1) THE STRUCTURE SHALL BE INSPECTED AFTER EACH RAIN AND REPAIRS MAINTENANCE 3) STRUCTURES SHALL BE REMOVED AND THE AREA STABILIZED WHEN THE2) SEDIMENT SHALL BE REMOVED AND THE TRAP RESTORED TO ITS ORIGINALSUITABLE AREA AND IN SUCH A MANNER THAT IT WILL NOT ERODE.DEPTH OF THE TRAP. REMOVED SEDIMENT SHALL BE DEPOSITED IN ADIMENSIONS WHEN THE SEDIMENT HAS ACCUMULATED TO 1/2 THE DESIGNREMAINING DRAINAGE AREA HAS BEEN PROPERLY STABILIZED.MADE AS NEEDED.STORMSEWERPIPE<1% GRADEdd0.4 (6xd) + d6 x dPLAN VIEWSIDE VIEW6 x d12" MIN.3 x dEROSION CONTROL DETAILS 1" = 40'C13EROSION CONTROL DETAILSFAIRHOPE MOTORCOACH RESORT - PH II GRAND PROPERTIES, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:1655.20JULY 2020GMD208 Greeno Rd. North, Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONNO.REVISION DATE APPR. 1 CITY SUBMITTAL 07/23/20 RUNOFF WATER W/ SEDIMENT BLOCK & GRAVEL CURB INLET SEDIMENT FILTER Table SB-1 Specifications for Sill Fence SpeclHcatlons TvpoA Tensile Strength Warp-260 (Lbs. Mln.'ASTM ll-4632) Fill-100 Elongation (% Max.) 40 (ASTM D-4632) ADS (Appamnt Opening Size) (Max. Sieve Size) (ASTM D-4751) no.30 Flow Rate (Gal/Min/Sq. Ft.) 70 (GDT-87) Ultraviolet Stablllt/ (ASTM 0-4632 after 300 hours 80 weaU,erlng In accordanco with ASTM ll-4355) Bursting Strength (PSI Min.) (ASTM 0-3786 Diaphragm Bursting 175 Strength Tester) Minimum Fabrle Width (Inches) 35 M-'lllumrollavet ilQe of 5 specimens. Percent Of required lnltlal mh'ti'num lenslle $Crength. FILTER BLANKET OR FABRIC ~ rrjo.ur:1-:W•--UJ.,;' 6""""· -No!ss: 1. The woven "'" fencing "'811 be fastened lo the up,lraam side of P0s15 by staples orwira ties. 2. Geo1ex11Je fabrlc shall be secuely SIDE VIEW fastened lo the wa,en wve fencing. (Not lo scale) Figure SB-1 Silt Fence-Type A (1) For fabric material requirements see Table SB-1 ('2) FOf post material reql.li'emen1s see Tables SB-3 and SB-4 Table SB-3 Post Size for Silt Fence Minimum Length Type of Post Size of Post Type A 4· Steel 1.31b./fl.min. RIPRAP OUTLET PROTECTION "'•i-'/J!IC: '••l>Ul~"JCrlO>I ~n ... ._ 11:rc=w•-u :.t:: ta:J:1151:C"!rl ~ ~ ' ~ -:: 5i. :a --f'l'-"'$ .:fl -c: ~ ... t,,e-.,;._ ,. .. ~...: ..:; t,.: -> 1.-»CJ111-...s-,..nr;;u._ •s·.ff3..-.:za.:p·w,._-.-ICJl'••"Y"• -,..1 ·.....-:-,,. ~ •11•s '-f" ,:."'°'. s, .. :c p,;.,,:1c --• ~ -.c-..... CJI -..: 1T;r_ !, .... 1.--.t-c:--...-.. ---=· •-,s,...,_,,,..._i .. w:c.s; -·. a._>e -:=,..-.i_ 1,-c....-:.'I"• ;l,S"ICl'I-:: -5 ---._""'1:31 ~ c.>'1....---a"""'-1!•~~ ~ ...... -~~:PIIC..,JXl...,-.,:-:3,ICll~<'-;...A.IOI .._,.-~-=-·=CJl-..-.... -~-~,c,.1c..•-,sc,;.. NTS SURFACE ROUGHENING STOR~ ~R~IN: l~LE~J: : : : : : : :WATTLE ................................. '............ ·.'"••:· ............... .. STORM DRAIN .PIP.E • • • ··.• '. .. ·, • • • • • • • ------irll'""'T"T" .-·. ... . .-_. _. _. _. _. _. ., .. ., .. ., .. ., ··"' ., .. ., .. ., .. ., .. TYPICAL INLET EROSION CONTROL NTS NTS WOOD OR METAL STAKES (2 PER BALE) STRAW BALES (2 BALES HIGH MAX) GRAVEL-Fill.ED BAGS IN CORNERS l-D 14'-9" MIN ' I I L-,-j..l Lt---1...Ll.J. -}--1-,-1 I I J I I '.J FRONIT'l!EW (1iot lo scale) GENERAL NOTES 1. TYPE "A" SILT FENCE SHALL BE USED IN AREAS OF CONCENTRATED 2. SILT FENCES ARE TEMPORARY EROSION CONTROL ITEMS THAT SHALL BE ERECTED OPPOSITE ERODIBLE AREAS SUCH AS NE\\\. Y GRADED FILL SLOPES AND ADJACENT TO STREAMS AND CHANNELS. FLOW. 3. SILT FENCE SHOULD BE PLACED WELL INSIDE PROPERTY BOUNDARY AND ALONG EDGE OF CLEARING LIMITS. THIS \\lLL ALLOW ROOM FOR A BACK-UP FENCE IF FIRST BECOMES FULL. SILT FENCES SHALL BE IN PLACE PRIOR TO ANY CONSTRUCTION OPERATION. 4. WHEREVER POSSIBLE, SILT FENCES SHALL BE CONSTRUCTED ACROSS A FLAT AREA IN THE SHAPE OF A HORSESHOE. THIS AIDS IN POND-ING OF RUNOFF AND FACILITATES SEDIMENTATION. 5. AFTER THE CONSTRUCTION AREA IS STABILIZED AND EROSION ACTIVITY CURTAILED, SILT FENCES SHALL BE REMOVED. 6. RING FASTENERS USED TO SECURE GEOTEXTILES TO WOVEN \\lRE SHALL BE 13 GA. (AMERICAN). 7. IF WOOD POSTS ARE USED, STAPLES FOR SECURING WOVEN \\lRE TO ~~1sfHp~~ ~gs~1': 1i~Ri~Yi!tEr◊L¥,~Nci~~N ~Jt,RLONG, 8. WOVEN \\lRE TO BE 12 1/2 GAUGE (MINIMUM}. SPECIFICATIONS CURRENT ALABAMA DEPARTMENT OF TRANSPORTATION AND THE ALABAMA HANDBOOK FOR EROSION CONTROL, SEDIMENT CONTROL AND STORM WATER MANAGEMENT ON CONSTRUCTION SITES AND URBAN AREAS STRAW BALES WOOD OR MET AL STAKES b I ;,, ~!:_~~D 2'-0" PAINTED WHITE BLACK LETTERS 6" HEIGHT ~~ SCREWS o «)n 16GAUGE LI l5TEEL Yt1RE Yt'EDGE LOOSE STRAW BETWEEN BALES WATTLES STONE PAD CONSTRUCTION EXIT TEMPORARY CONCRETE WASHOUT FACILITY SLOPE STABILIZATION INSTALLATION DETAIL NTS (ON GRADE) From:Trey Jinright To:Carla Davis; Buford King Cc:Sherry Ruth Subject:SD 20.42 Fairhope Motorcoach Resort Phase II Date:Monday, October 5, 2020 10:06:04 AM Good morning, Ms. Davis and Mr. King Please accept this email as a formal request for a Sidewalk Waiver for the Fairhope Motor Couch Resort Phase 2 development. This project is an extension of the previously approved and constructed phase 1. Phase 1 was approved without have any sidewalks. Furthermore phase 2 does not front on a public road that has any sidewalks in this more rural part of the community. Respectfully, Trey Jinright, P.E., LEED AP C: 251.895.0055 O: 251.928.3443 208 Greeno Road North, Suite C (36532) P.O. Box 1929 Fairhope, AL 36533 www.jadengineers.com CONFIDENTIALITY NOTICE- The information contained in this e-mail and any attachments to it may be legally privileged and include confidential information. If you are not the intended recipient, be aware that any disclosure, distribution or copying of this e-mail or its attachments is prohibited. If you have received this e-mail in error, please notify the sender immediately of that fact by return e-mail and permanently delete the e-mail and any attachments to it. USE OF DIGITAL FILES: Any digital files attached to this transmission have been provided for your convenience. JADE Consulting, LLC. makes no express or implied warranties as to its suitability of the attached electronic files for any specific purpose. Although we believe the attached files to be accurate and safe at the time of transfer these files can be easily changed or corrupted. Therefore, it is the user's responsibility to examine these electronic files for corruption or virus contamination prior to use. Coordination for updates is the responsibility of the recipient. We are also not responsible to the recipient or any other users allowed by the recipient to employ this data for updating the files or for compatibility with the user's hardware and/or software. VIA E-MAIL ATTACHMENT August 12, 2020 Trey Jinright JADE Consulting, LLC P. O. Box 1929 Fairhope, Alabama 36533 SD 20.42 Fairhope Motorcoach Resort Phase II Dear Mr. Trey Jinright, This review package is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Staff has reviewed the subject application to determine if the application meets all the requirements of the City of Fairhope Subdivision Regulations. Listed below you will find staff’s comprehensive review of items derived from the checklist for the various requirements of the above-referenced submission. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold text. Please note that the City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. The following non-exhaustive list summarizes the outstanding items requiring revision and resubmission or follow-up information for the subject application. • Article IV, Section C. – Please provide a plat showing 20’ minimum setback on all sides of the perimeter including both Phase I and II. • Article IV, Section C. – Please provide up to date availability letters from the associated utilities that will be used to service the site. • Article IV, Section C. - Need to identify the type of greenspace as identified by Table 4-1. Site data box should include greenspace as well. • Article IV, Section C. - Please verify the document includes the entire site regarding the flow model data. • Article IV, Section C. - Revise drawings to indicate if the streets will be dedicated to the city or the county. • Article V, Section C. - Revise drawings to depict the required greenspace. Greenspace will be required to reflect both Phase I and Phase II. • Article V, Section F. - Revise first page of the O & M agreement to change the date and the phase of the development. VIA E-MAIL ATTACHMENT • Article V, Section F. - Please clarify what type of buffer is depicted for the 25’ buffer that is displayed on drawing C3. • Article V, Section F. - Please provided the total number of TSS removal. Revise stormwater document to specify the actual amount. • Article VI, Section A. - The certificate of insurance does not call out “Errors and Omissions”. Please provide a revised document that states that it covers the errors and omissions insurance. • Article VI, Section D. - Please provide documentation to clarify if Phase I’s approval allowed a sidewalk waive approval for the entire site along Highway 104. • Article VI, Section F. - An individual water meter must be set for every lot/unit. One master meter is not acceptable. • Article VI, Section G. - Please provide a letter from the fire authority that has jurisdiction over this site to confirm fire hydrants and service is adequate. Additionally, the following comments were provided by the Building Department: • Gas Department- Developer is responsible for installing gas main. • Water Department- An individual water meter must be set for every lot. One master meter is not acceptable. The virtual DRC meeting is Thursday August 13, 2020 at 9:30 AM. You should have a received an email notifying you about how to access the meeting. Please contact me if you have not received this information with the link to join the meeting. The application is scheduled for Planning Commission consideration on Monday, September 10, 2020. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday, August 20, 2020. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide eighteen (18) copies of the revised plans in 11x17 format as well as Adobe pdf format on a compact disc as more fully described in the checklist summary above. Please feel free to contact me at (251) 928-8003 with questions. Respectfully, Carla L. Davis City Planner City of Fairhope MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 1 Last amended 7/28/2020 Date of review: August 7, 2020 Project: SD 20.42 MOP Development Fairhope Motorcoach Resort Phase II The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text. Pre-Application Submission Requirements (added to MOP requirements by resolution 2018-03) Article IV, Section B.1a-b. Pre-application Conference and Community meeting a. Pre‐Application Conference – All applications for major subdivisions, village subdivisions and Multiple Occupancy Projects must attend a mandatory pre‐application conference with City staff prior to making application so the developer may become familiar with the comprehensive plan and other rules which may affect the development. A pre‐application conference with the Planning Director and/or his/her authorized agent may be scheduled at the mutual convenience of both parties. b. Community Meeting – After the pre‐application meeting and prior to making application for a major subdivision, village Subdivisions or Multiple Occupancy Project the applicant must conduct a community meeting to solicit public input. (1) Notice of Community Meeting – The applicant shall notify all persons owning property adjacent to any specific property that is the subject of the application stating the date, time, location, nature and subject of the meeting. The location of the meeting shall be at a public facility unless the location of the development makes a public facility impracticable. Names and addresses shall be from the latest records of the county revenue office and accuracy of the list shall be the applicant’s responsibilit y. Where land adjacent to the subject property involves leasehold property, the names and addresses of the landowner and the leasehold improvements shall be notified. Upon application for a major subdivision, village subdivisions and Multiple Occupancy Projects, the following community meeting information must be provided: i. Copy of notice mailed to neighboring properties for the community meeting stating date, time, location, nature and subject of the meeting. ii. Copy of site plan or other descriptive information discussed iii. Attendance sign in sheet. iv. Meeting minutes ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Preliminary Plat Submission Requirements Article IV, Section C.1. Two (2) copies of the preliminary plat and two copies of all plans shall be submitted initially for staff review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 2 Last amended 7/28/2020 Article IV, Section C.1. Following staff review and comments, formal submission of the preliminary plat shall include eighteen (18) copies of the preliminary plat and one (1) copy of all plans. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format Comments: Staff requests the 18 copies of the preliminary plat and 1 copy of all plans be in 11x17 form. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Application for Subdivision Plat Approval ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certificate of County Zoning (IF APPLICABLE) ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Memorandum of Transmittal for Extra-Territorial Development (IF APPLICABLE) ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certification of Property Owner Notification List ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(1) Vicinity map at a scale not less than 1: 9600 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments Article IV, Section C.1.b.(2) Name and location of the proposed subdivision and names and location of any adjacent subdivisions. The name of the proposed subdivision shall not duplicate or closely approximate the name of any other subdivision covered by these regulations. The Commission shall have the final authority to designate the name of the subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 3 Last amended 7/28/2020 Article IV, Section C.1.b.(3) Names and addresses of the following: • owner • designer • applicant • all associated investors • record owners of lands immediately adjacent to subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(4) North point, linear and graphic scales, and date. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(5) Contour map at two-foot interval. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(6) Blocks and lots with dimensions and bearings for all lot lines and boundaries. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: For an MOP this will likely be N/A in most cases. Comments: Article IV, Section C.1.b.(7) Building set back lines shall be shown on the plat as required by the zoning ordinance or in absence of zoning, as required by deed restrictions. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross-Reference Article IV, Section H.2.(d) as applicable for MOPs in unzoned areas. Comments: Need to provide a plat showing 20’ min setback ON ALL SIDES of the perimeter that includes both phases Article IV, Section C.1.b.(8) Plan and profiles of all proposed utilities with connections (8) Plan and profiles of all proposed utility with connections to existing utility system and all proposed improvements. Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. The applicant shall submit one copy of utility letters stating availability of service. Utility letters and layout must be submitted from electric, water, sewer, phone, trash provider, and gas (if applicable), stating the property may be adequately served by such utility. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. Comments: Please provide up to date availability letters from the associated utilities that will be used to service the site. I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 4 Last amended 7/28/2020 Article IV, Section C.1.b.(9) Location/dimensions of lands to be dedicated or reserved for parks, open space or other public use ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Need to identify the type of greenspace as identified by Table 4-1 Article IV, Section C.1.b.(10) The existing or proposed zoning classification of the subdivision and all contiguous lands. Where there is no zoning in effect, the proposed use of the lots shall be shown on the plat. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please verify the document includes the entire site Article IV, Section C.1.b.(12) Street lighting plan ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(13) and Article V, Section D.5.a.(9) Tree protection plan for all required street trees or trees over 20” DBH. Tree protection fences shall be installed prior to land disturbance activities. (See Appendix G) ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Ordinance number 1444, Tree Ordinance Comments: Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(15) Submit a topographic survey with an aerial photograph with plat overlay. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(16) Pedestrian circulation plan ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 5 Last amended 7/28/2020 Article IV, Section C.1.b.(17) Site data box including but not limited to: • Total acreage of site • Acreage of common area(s) o Greenspace requirements of Article V, Section “C” are now applicable to an MOP per resolution 2018-02 effective 11-28-2018, as amended by resolution 2020-01 effective July 6, 2020. • Total number of lots or units • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☐Accepted ☒Revise and Resubmit per comments Commentary: If the unit count includes more than 30 dwelling units, a second entrance may be required to comply with the International Fire Code. Comments: Greenspace requirements in accordance with Article V, Section C will be required. Article IV, Section C.1.b.(18) Applicants shall provide site data and all applicable permits relative to items such as soils, wetlands, flooding, drainage, natural features and potential archeological features. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(19) Maximum drawing size and scale shall be limited to 24"x 36” and 1:100, respectively ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: See Article IV, Section C.1. for staff request regarding eighteen (18) copies of drawings in 11x17 format following initial staff review. Comments: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Staff requests the digital copy of all plans be in Adobe PDF format supplied on a compact disc. Article IV, Section C.1.c. Street Plan Requirements: (1) Location of existing and proposed streets within and adjacent to subdivision (2) Widths and purpose of existing and proposed rights-of-way (ROW) and easements (3) Clear identification of ROW and location of any street included in Master Plan (4) Proposed curb radii for each street intersection or significant street curves (5) Proposed street names (6) Typical section for proposed streets, centerline profiles of all proposed streets with finish grades, at a scale of: 1"=50' horizontal and 1"=5' vertical, or 1"=100' horizontal and 1"=10' vertical ☐N/A ☐Accepted ☒Revise and Resubmit per comments I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 6 Last amended 7/28/2020 Commentary: For an MOP it is likely streets will not be dedicated to the city and will not comply with this section. Make certain it is clear what is and is not to be dedicated to the City or the County as applicable. Comments: Revise drawings to indicate if the streets will be dedicated to city or county. Article IV, Section C.1.d. Drainage plan prepared by professional engineer, including proposed method of storm water detention and means of controlling erosion during construction. Any portion of the land in the proposed subdivision subject to periodic inundation by storm drainage, overflow or ponding shall be clearly identified on the plat. Lands lying within the flood plain, V or A Zones, shall be clearly identified on the plat. Storm-water detention facilities shall be shown in the plans and calculations provided. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section F.3.a., b., and c. Comments: Article IV, Section C.1.e. Engineering Plans: all engineering plans shall be signed and stamped by the registered professional engineer of record. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.f. Phased development: where a phased development is proposed, the preliminary plat shall include all phase lines and a master plan showing the continuity of development proposed for the entire project. Each phase shall satisfy the requirements of these regulations individually. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, 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 Department, 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, signals, warnings, plantings and landscaping. There shall 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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 7 Last amended 7/28/2020 Article IV, Section C.1.h. Traffic Data and Traffic Study: Applications shall include trip generation data showing the projected average daily traffic (ADT) in a 24-hour period and projected peak-hour traffic generated by the development in the subdivision application. Peak hour traffic shall generally be the hours between 7 A.M. and 9 A.M. for morning and 4 P.M. and 6 P.M. for the evening and include the consecutive 60 minute segment in which traffic counts are projected to occur. In instances where the proposed application will have peak periods that differ from the general peak periods above, the Planning Commission may require that the analysis be conducted for the alternative peak periods. Trip generation data shall be based on the most recent edition of the Institute of Traffic Engineer’s Trip Generation Manual or actual data about similar developments in Alabama with the same types of uses and site conditions. A traffic study shall be required for all applications that will generate an average daily traffic (ADT) count of 1,000 trips or more, or which will generate 50 trips or more during any peak hour period. An agent selected by the City and paid for by the applicant shall perform the traffic study. The traffic study shall be used to determine what on-site and off-site street or traffic improvements may be necessary due to the development. The Planning Commission may condition the approval of the application on the applicant paying for or constructing those improvements or portions of improvements that are needed due to the traffic impact of the application based on all potential land uses. The traffic study shall include the following data along with an analysis of the data: (1) Estimates of trip generation for the proposed development showing projected inbound and outbound vehicle trips for morning and evening peak periods to identify the maximum combined hourly traffic volume associated with the peaking characteristics of the site development combined with the adjacent street traffic. (2) Projected traffic impact and trip distribution on existing and planned streets within the development and at major signalized and unsignalized intersections within ½ mile of the project site (study area) areas likely to be impacted by the development. Intersections of particular concern to the City may be added or omitted from the traffic study at the direction of the Planning Director; (3) Assignment of trips generated by the proposed development on existing and planned streets within the development and areas likely to be impacted by the development and within the project study area; (4) Intersection turning movements and traffic counts on all existing and planned intersections likely to be impacted by the proposed development. Traffic counts must be less than 3 years old to be used as base volumes for the traffic analysis; (5) Corresponding intersection levels of services shall be calculated for the peak periods for the intersections within the study area, utilizing the Highway Capacity Software (HCS) latest version, or Synchro traffic software, for the existing conditions and opening year of the project site. Intersections shall be considered deficient if Level of Service (LOS) D is exceeded, and improvements to meet this LOS threshold shall be identified; (6) Site access volumes and major unsignalized intersections within the study area shall be evaluated using the Manual on Uniform Traffic Control Devices (MUTCD) to demonstrate the need for installation of a traffic control signal, (7) Auxiliary turn lane requirements shall be evaluated at the site access points to identify if right turn and left turn ingress lanes are needed. Site access points that generate 40 or more right turns in one hour will be required to construct a right turn ingress lane. The need for constructing a left turn ingress lane shall be considered based on the Appendix criteria for left turn lane warrants; (8) Potential mitigating measures or trip reduction options. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 8 Last amended 7/28/2020 Article IV, Section C.1.i. List of Names and addresses of all persons to whom notice of a public hearing shall be sent, and the names and addresses of all owners of land immediately adjoining the proposed subdivision as their names appear upon the plats in the county tax assessor’s office, which will be certified or otherwise verified by the County, on the tax records of the County. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section C.1. Certification of Property Owner Notification List Comments: Article IV, Section C.1.j. The applicant shall post on any specific property, which is the subject of the application, on a sign facing each adjacent public street. The sign shall be furnished by the City at the time of application giving notice of the hearing. The sign shall be posted no later than 15 days prior to the hearing before the Planning Commission. It is the sole responsibility of the applicant to post the sign in accordance with these regulations. Failure to post this sign may result in nullification of the subdivision application and approval. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Currently this signage is furnished and installed by COF staff. Article IV, Section C.1.k. County Engineer Correspondence In the case of applications for a preliminary plat outside the City limits but within the jurisdiction of these regulations, the applicant shall be required to submit evidence in writing that plans for the subdivision shall have been received by the County Engineer for his/her review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: Article IV, Section C.1.l. Payment of filing fee as specified in the City’s most recent schedule of fees. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.2. Staff Review 2. Staff review – Applicants for a preliminary plat shall first submit the preliminary plat and plans to the Planning Director and/or his/her authorized agent for staffs review. The Director shall determine if the submittals meet all of the requirements of Section C.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the application and provide comments to the applicant. Following staff review and comments the applicant shall submit revised drawings for review by staff and the Planning Commission. The revised plans submitted shall reflect staff’s initial review comments. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 9 Last amended 7/28/2020 Article IV, Section C.5. Pre-Construction Conference 5. Pre-construction Conference – An onsite pre-construction conference with City representatives is required prior to initiation of any land disturbance activities. Construction of said improvements shall in no way obligate the Commission to grant Final Approval of the Plat, nor shall it obligate the City Council to accept such improvements for public maintenance. No owner or developer shall proceed with any site work under authority of preliminary plat approval until the completion of the preconstruction conference. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For the applicants information Article IV, Section C.6. a. and b. Expiration and Revocation 6. Expiration and Revocation - a. Any substantial deviation from the approved submittals during construction or failure to provide for traffic control, safety, environmental protection controls and/or best management practices and restoration of the site shall be grounds for the immediate suspension of the Preliminary Plat Approval and/or issuance of a stop work order. The Planning Commission shall have the power to reinstate Preliminary Approval when it is satisfied that conditions resulting in suspension have been mitigated. b. If a final plat is not submitted within two years or less after preliminary approval has been given, the preliminary approval shall expire and the preliminary plat shall be null, void and of no force or effect. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Greenspace Requirements (added to MOP requirements by Resolution 2018-02 as amended by Resolution 2020-01) Article V, Section C.2. Applicability and Requirements: the regulations in this Section C. shall apply to any development, whether or not in the City Limits. Greenspace amounts to be provided shall be calculated based on the net density of a subdivision and applied to the gross area of the subdivision to determine the required greenspace for the subdivision. For the purposes of this section, net density of a site is the resulting number of units per acre after removing public or private rights-of-way, storm water infrastructure, wetlands, water course and undevelopable land based on topography or physical constraints. Multiple Occupancy Project Greenspace Amount All commercial 10% Residential Greenspace Amount Less than 3 units per acre 10% 3 units per acre 15% 4-6 units per acre 20% More than 6 units per acre 25% ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Zoning Ordinance Article IV. Site Design Standards Section A. Open Space Commentary: Residential includes but is not limited to Mobile Home Developments and Manufactured Home Developments as defined by the City of Fairhope Zoning Ordinance, Baldwin County Zoning Ordinance, or Baldwin County Subdivision Regulations as applicable. Comments: Need to submit a landscape plan and greenspace calculations I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 10 Last amended 7/28/2020 Article V, Section C.3. Eligible Greenspace - Greenspace eligible for meeting the requirements of this section shall: a. be usable land for public active or passive recreation purposes. b. be located in FEMA FIRM map zones AO, A99, D, or VO. c. not be located in any wetland areas as defined by the Federal Government. d. not include any retention, detention or similar holding basins, unless: 1.The wet holding basin is clearly integrated into an open space/park site with adjacent land available for pedestrian facilities and passive recreation provided by the applicant. 2. Wet holding basin banks shall not exceed a 3:1 slope. 3. Greenspace credit for wet holding basins shall not exceed 30% of the surface area of the wet holding basin at the basin’s static water level. e. not include any right-of-way. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please show required greenspace on plans 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 arterial street, provided however, greenspace may be located adjacent to, but outside any highway construction setback lines. 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 property. e. The amount, distribution, location, and type of greenspace provided shall be context sensitive with the built 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 greenspace. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please show required greenspace on plans Article V, Section C.5. Greenspace Street Design – All construction, radii, and other specifications of the city are required to be met. a. In those locations that a public street is adjacent to the required greenspace, it is permissible to construct a street according to the following standards: (1) ROW: 50 feet (2) Paved: 18 feet minimum (3) On Street Parking: Posted one side; minimum width of 7 feet for parking; spaces must be painted on the paved surface. (4) Signage: The street must be posted as a one-way street. b. In those instances where it is permissible to construct a smaller street the following design guidelines must be adhered to: 1) There shall be no cul-de-sac; 2) The street must provide thru access; and 3) Valley gutter, roll down, or saucer type curbs designed and constructed to City standards may be used adjacent to the park area. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please show required greenspace on plans - I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 11 Last amended 7/28/2020 Article V, Section C.6. Greenspace for a Phased Project - Where a project is proposed to be phased, all or part of the greenspace areas may be located at the edge of the first phase as long as additional greenspace from future phases will be contiguous and in addition to that required on the first phase. All of the design requirements indicated above shall be applicable to any and all phased development. The percentage of greenspace shall be calculated on a cumulative basis in order to ensure that the greenspace requirement is met. Previously dedicated greenspace shall be subtracted from the minimum total percentage to ensure that the minimum percentage required by City is not exceeded. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Will be required to provide greenspace for both Phase I and Phase II Article V, Section C.7. Greenspace Maintenance - All required greenspace shall be indicated on the recorded plat as a public access and use easement. The plat must also have a note that the property is not dedicated to the City of Fairhope and that the City of Fairhope is not responsible for maintenance of any or all required greenspace. Lakes, ponds, watercourses or similar sites will be accepted for maintenance only if sufficient land is dedicated as a public recreation area, park or greenspace. Such areas must be approved by the Recreation Board and accepted by the City Council before approval of the plat. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For the applicant’s information Article V, Section C.8. Greenspace Hardship - Where there are unique and inherent characteristics of the land proposed for development, the Planning Commission may, by vote, reduce the greenspace requirements in whole or part. The Commission, however, may not require additional land area as is stated in Section C 2. However, a reduction of the greenspace requirements is totally contingent on the unique qualities of the land that are inherent, not man made, and would deprive a property owner of a reasonable return on the use of the land. It is the sole responsibility of the property owner to portray any and all “hardships” to the Planning Commission for final determination. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For the applicant’s information I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 12 Last amended 7/28/2020 Storm Water Standards Article V, Section F.3.a.(3)(a)(1) Storm Water Standards – Submittal Requirements - Minimum Requirements- Drainage Plan a. Minimum Requirements - All proposed subdivisions shall demonstrate compliance with this Section F., these Regulations, and all applicable state and federal laws and regulations by submitting a minimum of two (2) hard copies and one (1) electronic copy of the following plans and calculations: (1) Drainage Plan with adequate provision for storm and flood water control by channel, conduit or basins, which takes into account 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; (f) The effect of the 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: 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. How the design takes into account (Section F paragraph 3.b.) the potential for adverse effect. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section F.3.b. Adverse Effects Comments: Article V, Section F.3.a.(3)(a)(2) Storm Water Standards – Submittal Requirements - Minimum Requirements- Erosion and Sediment Control Plan (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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 13 Last amended 7/28/2020 Article V, Section F.3.a.(3)(a)(3) Storm Water Standards – Submittal Requirements - Minimum Requirements- Operations and Maintenance Plan (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 or owner for any required detention facilities or other storm water quantity and quality BMPs must be submitted with the 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 years to document that inspections have been completed and necessary maintenance has been performed. The first inspection report is due December 31 of the third year after construction has been completed. Inspection reports are then due by December 31 of every fifth 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. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Need to revise first page to change the date and the phase of the development. Article V, Section F.3.a.(3)(a)(4-6) Storm Water Standards – Submittal Requirements - Minimum Requirements (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 plan for coverage under the Alabama Department of Environmental Management for issuance of NPDES Permit, and permits from any other agency, where required; and, (6) Any additional engineering information City of Fairhope Staff or the Planning Commission deems necessary to make a decision on subdivisions and other development where adequacy of drainage is reasonably questioned. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 14 Last amended 7/28/2020 Article V, Section F.3.b. Storm Water Standards – Submittal Requirements - Adverse Effects 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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Commentary: Make absolutely certain the engineer clearly addresses downstream adverse effects. Comments: Article V, Section F.3.c. Storm Water Standards – Submittal Requirements - Additional Engineering Plans and Calculations 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 stormwater. (2) For projects not exceeding 200 acres, routing calculations shall be in legible tabulated form. Proof of adequacy of volume of retention and sizing computations for low flow structures shall be submitted. For projects exceeding 200 acres, the engineer shall provide detailed, documented verification of adequacy of design. (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. (4) A special design drawing shall be submitted for any single drainage structure of 20 square feet in area, or larger. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 15 Last amended 7/28/2020 Article V, Section F.3.d. Storm Water Standards – Submittal Requirements - Certifications and Seals 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”. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 16 Last amended 7/28/2020 Article V, Section F.4.a.-f. Storm Water Standards – 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 100 acres or greater. Feature Buffer Width (feet) Fish River 100 Other Watersheds 50 Mobile Bay 50 Wetlands (Jurisdictional and Isolated) 30 Ponds/Lakes/Isolated wetlands 30 c. The buffer applies to all properties except those properties that are an existing lot of record and/or included on an approved preliminary subdivision plat (as of appropriate date). 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 buffer intrusion and to assure adequate buildable area on each platted lot. Land within the buffer can serve to meet the minimum lot requirements. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please clarify what type of buffer is depicted for the 25’ buffer that is displayed on drawing C3. I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 17 Last amended 7/28/2020 Article V, Section F.4.h.-j. Storm Water Standards – Stream Buffers (Continued) 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 buffer requirements for areas not covered by the permit shall be applicable to the remainder of the proposed development site. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For the applicant’s information Article V, Section F.5.a. Storm Water Standards – Flow Control-Scope of Design 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 recommended by City of Fairhope Staff, the Planning Commission may require a storm frequency design as great as 100 years. (1) There shall be no storm water pumps. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 18 Last amended 7/28/2020 Article V, Section F.5.b. Storm Water Standards – Flow Control-Design Standards and Calculations b. Design Standards and Calculations - The method of determining storm water 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 100 acres, where: Q=estimated peak discharge in cubic feet per second c=coefficient of runoff (from table below) I=rainfall intensity, inches per hour, for a design storm derived from the time of concentration tc = time of concentration in minutes, from figure 4-13 of the Alabama Department of Transportation of Hydraulic Manual, included in 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, included in Appendix E. It is recommended that the intensity, “I” be obtained from the Intensity-Duration-Frequency curve for Mobile produced by the National Weather Service. (2) When the proposed development lies within a large watershed where flows from upstream drainage areas are passing through the proposed development, a rainfall-runoff model such as the Soil Conservation Service (SCS) technical release 20 (TR-20) should be used to calculate offsite flow. Flow should 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. The minimum slope for paved ditches shall be 0.5 percent and for non-paved ditches shall be one percent. Maximum design flow velocities shall conform to the current edition of the Alabama Highway Department 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 department of Transportation Standard Specifications for Highway Construction, current and the Alabama Department of Transportation Special Standard Highway Drawings. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Alabama Highway Department Hydraulics Manual, Alabama Department of Transportation Standard Specifications for Highway Construction, Alabama Department of Transportation Special Standard Highway Drawings. Comments: MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 19 Last amended 7/28/2020 Article V, Section F.5.c.-d Storm Water Standards – Site Facilities and Conformity with Other Standards 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. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For applicant’s information Article V, Section F.5.e.-f. Storm Water Standards – Flood Prone Areas and Lands Outside the City 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 Outside the City - Within the extra-territorial jurisdiction of the Fairhope Planning Commission, all engineering plans shall be subject to the more restrictive requirement of these provisions or of Baldwin County's Storm Water Management Plan. In those areas, the County Engineer's review shall be completed and his certificate of review shall accompany all plans submitted to the Commission. The following outline is provided to help insure that certain critical elements of design are in compliance with the objectives of desi gn: (1) Volume of retention for entire project (2) Tributary (Q) peak runoff to basin (3) Balanced maximum outflow rate from low flow structure (4) Ratios of inflow to outflow (differential rates) (5) Sizing of overflow facilities (6) Stability of dikes (7) Safety features (8) Maintenance features ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Baldwin County Storm Water Management Plan Comments: For applicant’s information I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 20 Last amended 7/28/2020 Article V, Section F.6. Storm Water Standards – Erosion Control 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 offsite 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 re- grassed. The use of red clay as a means of stabilizing detention ponds is prohibited. e. Temporary vegetation and/or mulching shall be provided 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 in erosion and sediment control such as a Certified Professional in Erosion and Sediment Control (CPESC). ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: National Engineering Field Manual for Conservation Practices and Alabama Handbook for Erosion Control, Sediment Control and Storm Water Management on Construction Sites and Urban Areas Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 21 Last amended 7/28/2020 Article V, Section F.7.a. Storm Water Standards – Detention and Retention Facilities a. 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 acre or more, multi-family residential developments of one acre or more, 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 Commission 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.) Storage and controlled release facilities may be required on smaller projects if it is determined in the Planning Commissions discretion that the intensity of the development could cause off-site storm water flow impacts during or after development. 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. However, 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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 22 Last amended 7/28/2020 Article V, Section F.7b.- e. Storm Water Standards – Detention and Retention Facilities (Continued) b. 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 burden shall be on the developer and his engineer to provide evidence in support of any proposal to alter or modify the requirement for detention. Storm water runoff from new development or significant redevelopment must not adversely affect downstream properties. In determining whether runoff from the new development or significant redevelopment causes an adverse impact, the following procedures will be used: (1) Attenuate post-development peak discharges to a level not to exceed the pre-development discharges for the 2-year through 100-year recurrence intervals. (2) Apply the “ten percent” rule. This rule is based on the premise that at a point downstream of a development site where the drainage area above the development is 10 percent or less than the total drainage area at a point downstream of the development; then impacts related to storm water runoff from the development are minimal from this point downstream. This rule recognizes that in addition to controlling the peak discharge from the outlet of a detention facility, these facilities change the timing of the entire outflow hydrograph for the stream or river in question. Where required, channel routing calculations must proceed downstream to a confluence point where the drainage area being analyzed represents ten percent or less of the total drainage area. At this point, if the effect of the hydrograph routed through the proposed storage facility on the downstream hydrograph is assessed and shown not to increase flows in downstream hydrographs, detention can be waived. If increased flows are found, then backwater calculations and determination of flood elevations for the areas impacted by increased flows, if any, must be prepared. Where downstream increases in peak flows or flood elevations are shown, detention will be required on site to attenuate storm water runoff from post-development to pre-development rates. In the event that the City has developed a Comprehensive Plan for the area, the recommendations within the Comprehensive Plan will establish the requirements for detention. The City retains the right to require detention in areas of known flooding when detention will not exacerbate downstream flooding. (3) The release rate from any detention facility should approximate that of the site prior to the proposed development for the 2-year through 100-year storm events, with emergency overflow capable of handling at least the 100-year peak discharge except where waived or altered by the Planning Commission. 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 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. c. 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 shall be not 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. d. 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 frequencies considered, shall be exercised in secondary routing of discharge greater than the basic design storm for the protecti on of downstream properties. e. Aerators are required for all retention ponds. The Public Works Director shall approve the specifications for said aerator. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 23 Last amended 7/28/2020 Article V, Section F.8.a.-d. Storm Water Standards – Post Development Water Quality Best Management Practices a. Storm water quality BMPs for new development and significant redevelopment are required for projects that disturb three acres 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 governs). 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 in the Planning Commission’s discretion 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 of rainfall. 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 × Rv ×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 = 0.015 + 0.0092I 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 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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 24 Last amended 7/28/2020 Article V, Section F.8.e.-g. Storm Water Standards – Post Development Water Quality Best Management Practices (Continued) 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 Suspended Solids (TSS) Structural Control TSS Removal (%) General Application BMPs Wet Pond 80 Storm Water Wetland 80 Bioretention Area* 80 Sand Filter 80 Enhanced Swale 80 Limited Application BMPs Filter Strip 50 Grass Channel 50 Organic Filter 80 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 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. ☐N/A ☒Accepted ☐Revise and Resubmit per comments *Cross Reference: Section 20.5-17 (1) and (2) Ordinance 1444 Tree / Landscape Ordinance Required Native Plants for Bio Retention/Detention Use Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 25 Last amended 7/28/2020 Article V, Section F.8.h.-i. Storm Water Standards – Post Development Water Quality Best Management Practices (Continued) 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 downstream receiving system or the predevelopment 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 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 (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. 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 Public Works Director shall approve the specifications for the aerator. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 26 Last amended 7/28/2020 Article V, Section F.9. Storm Water Standards – Location and Easement 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, drainway, 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. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For applicant’s information Article V, Section F.10. Storm Water Standards – 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 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. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For applicant’s information I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 27 Last amended 7/28/2020 Article V, Section F.11.a.-e. Required Use of Low Impact Development (LID) Techniques a. The use 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 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. 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. The intent of the requirements for the use of LID techniques is that the development shall implement as many LID techniques as practical and appropriate for the development. Plans and calculations shall show the efficacy of each LID technique and include a quantitative analysis of their performance. Plans shall clearly identify each LID technique on a grading and drainage plan with appropriate details and cross-references to the drainage calculations. c. If a project, due to the natural characteristics of the property, cannot successfully implement any LID techniques the applicant may submit a waiver request for consideration. The waiver request shall be submitted at the time of the application and provide verifiable engineering documentation that 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 subsection 10 (a “Third Party Professional”). In the event the City engages a Third Party Professional in connection with a particular 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 Professional for his/her role in the review of such application. Upon presentation 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 with the City a cash sum equal in amount to the cost estimate of the Third Party Professional (the “Cash Deposit”). Upon completion of all work by the Third Party Professional relative to such application and payment 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 the 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 necessary to make up any shortfall. d. The Third Party Professional shall submit a finding report to the City Planning Department. The City Planning Department shall forward a copy of the finding to the applicant or the applicant’s agent. The City Planning Department shall include, as part of the application materials to the Planning Commission a recommendation regarding the waiver. e. The Planning Commission shall consider the waiver, the applicant’s documentation, and Third Party Professional finding and City Planning Department recommendation and make a final determination as to the waiver request. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please provided the total number of TSS removal. Revise stormwater document to specify the actual amount. I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 28 Last amended 7/28/2020 Article V, Section F.11.f.(1)-(5) Required Use of Low Impact Development (LID) Techniques (Continued) f. 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 sedimentation to fall out of 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 inline facility, utilize low slopes, the use of forbays are recommended, 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, infiltration, 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. Recommended characteristics are: Small scale and frequent 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 stormwater. There are many products and strategies that can be utilized 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 recommended 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: Best used in small drainage areas, special attention should be given in pervious soils, recommended use in areas with soils with good permeability in hydrological soil groups A and B, not recommended in high swell soils. (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, and slope permit vegetated open channels and spaces should be considered as a significant or a primary means of stormwater conveyance. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 29 Last amended 7/28/2020 Article V, Section F.11.f.(6)-(11) Required Use of Low Impact Development (LID) Techniques (Continued) f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (6.) Grass Buffers: The City finds that the potential benefits of grass buffers 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, and slope permit vegetated open channels and spaces should be considered as a significant or a primary means of stormwater conveyance. (7.) Constructed wetland channels or wetlands: The City finds that the potential benefits of constructed wetland 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 areas 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. Special design considerations are: Designed to be self-cleaning where 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, or other typically occupied spaces. (10.) Site design for habitat, 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 characteristics are: The technique 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 considerations: To consider adjacent areas in the design since important natural features that utilize this LID technique often extends past property lines or the phases of proposed development. (11.) Restoration of Habitat or Wetlands and Water Bodies: The city finds that the restoration of habitat or wetland and water bodies can be productive to improve the environment by minimizing erosion and reducing stress on natural water conveyance and attenuation systems by preserving a natural vegetated state of native plants, water courses, and flood prone areas. Suggested characteristics are: This technique 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. Use only native plants in the development process and take special consideration 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 this LID technique often extend past property lines or the phases of proposed development. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 30 Last amended 7/28/2020 Article V, Section F.11.f.(12)-(15) Required Use of Low Impact Development (LID) Techniques (Continued) f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (12.)Greenways: The City finds that greenways provide for beneficial use of LID for potentially active and passive recreation opportunities and wildlife corridors. This technique 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. Suggested characteristics: Typically, greenways are easier to integrate into a development proposal on larger acreages. They are frequently utilized as linear parks and often include 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 finds that restoring channel morphology and natural function provides for flow attenuation, infiltration, and reduces sedimentation. Special considerations are: Typically works most effectively in larger development proposals 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-retention provides for flow attenuation, infiltration, limited evapotranspiration, reduced sedimentation, and stormwater 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 designed stormwater. Special design considerations are: Typically work best in small drainage areas with frequent use and distribution, special attention is required in pervious soils and should be used in areas with high permeable soils (hydrologic soils groups A and B), not recommended in high swell soils. (15.) Level Spreader: The City finds that level spreaders can be an effective tool to evenly distribute flows and return volumes and velocity to a predevelopment distribution pattern. There are limited stormwater straining and water quality improvements. Suggested characteristics are: Level spreaders are intended to work in a complimentary fashion with other LID techniques such as, but not limited to, sand filters and grass buffers. Special design considerations are: Typically, level spreaders are used downstream of an outfall and have a low slope with stabilized and vegetated buffers both up and downstream. They typically are installed a suitable distance from the property line (30’-35’ is suggested) so that flow energy is dissipated, and predevelopment sheet flow characteristics are generated. Special consideration should be given in areas with highly erodible soils. (16.) Additional information regarding LID techniques is included in the document Planning For Stormwater, Developing a Low Impact Solution, a publication of the Alabama Cooperative Extension Service. This document is available for download from the Alabama Cooperative Extension Service website. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 31 Last amended 7/28/2020 Upsizing Article V, Section G. Planning Design Standards-Upsizing 1. Purpose - These upsizing standards shall implement the Comprehensive Plan for the physical development of the City by setting the location, character and extent of adequate public utilities. This design and arrangement shall promote the wise and efficient expenditure of public funds and establish the extent to which water and sewer and other utility mains, piping or other facilities shall be installed as condition precedent to the approval of the plat. These standards shall promote the following goals in the Comprehensive Plan: (a) define priority growth areas that will guide the future extension of public infrastructure; (b) prioritize projects that “pay their way” through covering the cost of necessary support services; (c) require that the location and alignment of infrastructure systems are efficient and cost-effective; and (d) provide for balance between maintenance and reconstruction of existing streets, services or facilities and expansion into new areas. 2. Applicability - Whenever any portion of the required improvements for the subdivision is part of planned future facilities for the City serving an area larger than the subdivision, the Planning Commission may require that the applicant construct the improvements to the capacity of the City plans. The applicant will be responsible for that portion of the costs required to serve the proposed subdivision, and the City shall reimburse the developer for those incremental costs to expand the improvements to the planned capacity. The Planning Commission may condition the approval of the preliminary plat on an agreement between the City and the applicant as to the equitable apportionment of those costs. The City’s participation shall be based on at least three contractor bids comparing the construction costs of the minimum required improvements and construction costs of the improvements as planned by the City. The agreement shall be subject to approval by the City Attorney. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Consult with Fairhope Public Utilities to determine if any upsizing is required. Comments: Construction Standards Article VI, Section A. Construction Standards-General The sub-divider shall be required to install or construct improvements hereinafter described prior to having released bond or other surety which guarantees the installation of such improvements. All improvements required shall be constructed in conformity with these regulations and in conformity with Chapter 19, Streets, Sidewalks, and Other Public Ways, of the Code of Ordinances for the City of Fairhope, as amended. All improvements shall be designed and sealed by a Project Engineer. The Project Engineer shall carry Errors and Omissions Insurance at a minimum coverage of at least $1,000,000. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The certificate of insurance does not call out Errors and Omissions. Please provide a revised document that states that it covers the errors and omissions insurance. I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 32 Last amended 7/28/2020 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 requirements 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 constructed 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. Compaction 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 mixture of sand clay, sand 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 insure uniform distribution and a coat thereof sprayed on the prepared base, application rate to be determined by requirements of state specifications. 4. Wearing Surface shall consist of a surface course constructed with asphaltic concrete. It shall be constructed in one layer, not less than an average weight of one hundred fifty pounds per square yards at an average thickness of not less 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 shall be maintained from centerline to curb line. Plant mix shall conform to state specifications for the type work. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Commentary: In many MOPs, streets and lanes are not dedicated to the City. Make certain it is clarified if streets and lanes are dedicated to the city – if so, this section is required. If not, this section is N/A. Comments: Article VI, Section C. Construction Standards-Curbs and Gutters Curbs and gutters shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations. On streets requiring curb and gutter, either valley type or barrier type concrete curb and gutter which meets the City's standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Curbs and gutters shall be designed and installed in accordance with good engineering practice. Face of curbs shall be not less than six inches in height. Backfill behind curbs shall slope to the back of the curb for drainage. Markings shall be added to the curb to indicate the location of water and sewer laterals. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Table 5.3, Appendix “A” City of Fairhope Subdivision Regulations Commentary: In many MOPs, streets and lanes are not dedicated to the City. Make certain it is clarified if streets and lanes are dedicated to the city – if so, this section is required. If not, this section is N/A. Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 33 Last amended 7/28/2020 Article VI, Section D. Construction Standards-Sidewalks Sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations, or as elsewhere provided for in these regulations. On streets requiring sidewalks, concrete sidewalks which meet the City's standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Sidewalks shall be designed and installed in accordance with good engineering practice. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Commentary: for an MOP, treat this section in much the same way as a typical subdivision. Though there may be internal sidewalks not dedicated to the City, there may be perimeter sidewalks in ROWs that are dedicated to the city or County. Make certain what is and is not dedicated is clear. Comments: Please clarify if Phase I’s approval allowed a sidewalk waive approval for the entire site along highway 104. Article VI, Section E.1.-2.. Construction Standards-Storm Water 1. Scope of Work - The scope of work shall consist of furnishing all labor and materials necessary to complete the work as designed and approved. The Work includes, but is not limited to, grading, channel adjustment or relocation, installation of culverts and bridges, construction of retention structures and ponds, erosion and sedimentation protection measures, dikes, diversion of flow, ditch- checks, seeding, sodding, planting, fertilizing, excavation, backfill and general supervision of the Work. 2. Control of the Work - The Work shall at all times be subject to inspection by the project engineer and the representatives of the City and, where applicable, the County Engineer and/ or any other Agency which has jurisdiction or regulatory oversight of the project. Where work is found not in conformity with these regulations, Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition, or applicable law, the work shall be suspended on the written order of the engineer or of the City's representative until work is brought into conformity. All work shall meet the more restrictive requirements of these regulations, the County’s regulations or of other applicable rules or laws. Persons engaged in performance of the Work shall take all necessary precautions and shall provide adequate safeguards and measures for protection of the Work and of the public and shall save harmless the City, the Engineer and their officers and employees from any and all claims for damages arising or which might arise from the prosecution of the Work. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition Comments: For applicant’s information I I - I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 34 Last amended 7/28/2020 Article VI, Section E.3.- 5. Construction Standards-Storm Water(Continued) 3. Incidental Work - The contractor shall at all times provide for protection of the public such barricades, signs, lights or other warnings as may be required by conditions of the Work. In the event that a hazardous condition exists and the contractor fails to provide adequate protection, or in an emergency, the City shall take the action necessary to protect the Work and the public and the cost thereof shall be assessed against the developer who holds License to Construct. Any disturbed areas within public rights-of-way shall be reconstructed to the condition prevailing before being disturbed. Where connection or other modification to existing publicly maintained structures is necessary, the contractor shall restore such structure to its former condition. Riprap shall be placed by the contractor at the upstream and downstream ends of culverts as directed by the Project Engineer. All reservoir and open channel areas shall be seeded, fertilized and mulched, sodded, paved, or lined as shown on the plans. The contractor shall employ such measures as are necessary for control of erosion and sediment and the protection of adjacent properties during construction. The contractor shall also maintain all retention ponds and flow control structures during construction so as to protect adjacent properties. General maintenance of the Work shall be the contractor’s responsibility until final acceptance thereof. 4. Licenses and Bonds – Contractors shall have appropriate State and local licenses for the type of work he or she will be performing. The contractor shall also obtain a Performance Bond and a Labor and Materials Bond, or provide a letter of credit. A Maintenance Bond in accordance with City Code Section 19-2(f) shall also be furnished. 5. General Specifications - Any item of work not covered by the specifications herein shall conform to the minimum requirements of Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition and any requirements of the Alabama Department of Environmental Management. Where the plans require open ditches they shall be constructed with a maximum slope of 2:1 unless the plans provide otherwise. Ditches shall have flat bottoms. All roadway cross-drain pipes shall be a minimum diameter of 18 inches and shall be reinforced concrete culvert meeting state specifications. Other culverts shall conform to state specifications. Culverts shall be placed in excavated trench to the line and grade shown on the plans. The maximum width of the excavated trench shall not exceed the outside diameter of the culvert by more than one-half the diameter on either side of the pipe. Material for backfill of culvert trenches shall consist of small diameter uniform material and shall be free of large rock or other unsuitable material. Backfill shall be placed in uniform lifts not exceeding eight inches in thickness and shall be compacted to not less than 95% relative density. Backfill shall be placed uniformly on each side of the culvert. All pipes shall be laid in conformity to state specifications. Not less than 12 inches cover shall be placed over any culvert 48 inches or less in diameter and 24 inches of cover shall be placed over pipes exceeding 48 inches in diameter. When a battery of pipes is used, a clear spacing of one-half the pipe diameter shall be provided between adjacent pipes. Wherever possible, box culverts should be used in lieu of multiple pipes. Maximum allowable cover, pipe class and strength requirements shall conform to manufacturer's recommendations and state specifications. No pipe less than 18 inches in diameter shall be used within public roadways or streets. Headwalls of reinforced concrete shall be constructed on all pipe culverts and shall conform to the plans and state specifications. In the event that the City or the project engineer determines that significant erosion or sedimentation is occurring because of land disturbing activity, the contractor shall stop all construction and take necessary protective action. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition Comments: For applicant’s information I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 35 Last amended 7/28/2020 Article VI, Section E.6. – 9. Construction Standards-Storm Water(Continued) 6. Warranty after Completion - All facilities subject to acceptance for maintenance by the public shall be warranted for a period of two years after date of acceptance by the developer. A surety bond guaranteeing such maintenance shall be a condition precedent to acceptance for maintenance by the governing body. 7. Applicability of General Law and Regulations - All plans and the Work shall fully conform to all rules, regulations, codes, laws, and ordinances which may reasonably apply thereto. In the event of conflict between provisions, the most restrictive provision shall apply. 8. As-Built Drawings – A copy of the construction as-built drawings stamped by the engineer shall be submitted to the Commission as verification that the project has been built in accordance with his or her design. 9. ESRI ArcMap Shapefiles - Electronic ESRI ArcMap shapefiles including but not limited to locations of all storm drainage piping, structures, inlets, ponds, swales, ditches, and any other forms of stormwater storage, treatment, or conveyance. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: City Code Section 19-2(f) Maintenance Bond Comments: For applicant’s information Article VI, Section F. Construction Standards-Water System a. All subdivisions shall have water service. The water service shall be provided by either Fairhope Public Utilities or an approved water service. b. Primary water service may be individual well type systems that have been approved by the Baldwin County Health Department and the Fairhope Public Utilities Water Department. c. All water systems constructed within a 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” d. Water meters shall be placed inside the property line at the start of the utility easement. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the water system private or they may wish to dedicate it to the city or whomever is the water provider. Make certain what is and is not dedicated is clear, including fire hydrants on private property. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. Comments: An individual water meter must be set for every lot/unit/ One master meter is not acceptable. Article VI, Section G. Construction Standards-Fire Hydrants Fire Hydrants shall be installed along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or as otherwise required by the fire authority having jurisdiction. Water supply and pressure shall be adequate to provide fire protection and for the future needs of the development. Blue reflective markers shall be installed at the street line of streets to indicate the location of fire hydrants. ☒N/A ☐Accepted ☒Revise and Resubmit per comments Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the water system private or they may wish to dedicate it to the city or whomever is the water provider. Make certain what is and is not dedicated is clear, including fire hydrants on private property. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. If a fire hydrant is not within 450’ of the site another option is to install fire sprinklers in the building (if not already required) but this must be coordinated with the Building Official. Consult with the building official whenever a waiver from the fire hydrant requirement is requested. It may be possible that a note is added to the plat requiring any dwellings I I I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 36 Last amended 7/28/2020 to be sprinkled if the fire hydrant is not within 450’ of the property. If the sprinkled building option is chosen, adequate water supply is required and must be verified by the water provider. If the property is outside the Fairhope Permit Jurisdiction, a letter of acceptance may be needed from the appropriate building department to allow sprinkled buildings. Depending upon the classification of the building, a nearby fire hydrant may still be required. Comments: Please provide a letter from the fire authority that has jurisdiction over this site to confirm fire hydrants and service is adequate. Article VI, Section H. Construction Standards-Sanitary Sewerage 1. All subdivisions shall have sanitary sewer service. The sewer service shall be provided by either the Fairhope Public Utilities or an approved sewer service. 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” which is on file at the City of Fairhope Water & Sewer Department. 3. Individual septic tank type systems that have been approved by the Baldwin County Health Department and the Fairhope Public Utilities Sewer Department may be utilized. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the sewer system private or they may wish to dedicate it to the city or whomever is the sewer provider. Make certain what is and is not dedicated is clear. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. Comments: The site has Baldwin County sewer. Not applicable Article VI, Section I. Construction Standards-Permanent Monuments Monuments shall be set at all points where the exterior boundaries of the subdivision intersect, including points of curvature and points of tangency on curved boundaries. All monuments and interior lot corners shall be marked as prescribed by the most recent edition of the Alabama Society of Professional Land Surveyors Document Standards of Practice for Surveying in the Sate of Alabama. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT PRELIMINARY PLAT CHECKLIST 37 Last amended 7/28/2020 Article VI, Section K. Construction Standards-Inspection of Improvements When all required improvements have been installed, the sub-divider shall call for a final inspection. The Planning Director and/or his/her authorized agent and other City Department representatives shall inspect the site to determine if the required improvements are satisfactorily installed according to plans, specifications, standards and applicable laws and ordinances. To determine if the streets are installed to minimum standards, the sub-divider shall select an independent testing laboratory approved by the City to make the necessary tests. Tests shall be conducted at the expense of the sub-divider as required by Chapter 19 of the Fairhope Code of Ordinances. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Chapter 19 of the Fairhope Code of Ordinances (testing requirements) Comments: For applicant’s information Article VI, Section L. Construction Standards-Requirement to Complete Improvements Sub-divider shall be responsible for providing all required minimum improvements in the subdivision. This shall be accomplished by full installation of such improvements before the Final Plat is submitted to the Planning Commission for approval. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: At the preliminary plat stage this section is for the applicant’s information. As stated previously, for MOPs it is vitally important to clarify what utilities, streets, fire hydrants, etc. are to be dedicated to the city, or as applicable, the County. At final plat, all those items will require a maintenance bond. Comments: For applicant’s information Article VI, Section M. Construction Standards-Underground Utilities All utilities in all proposed subdivisions shall be installed underground. 1. The Planning Commission may waive this section in all or part based on evidence that underground installation is not in the best interest of the environment or is financially not feasible. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For applicant’s information Reviewed by: Carla Davis Date of Review: August 11, 2020 I I I I I I POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 ● FACSIMILE (251) 928-3665 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS CONSULTING, LLC NOTICE OF NEIGHBORHOOD MEETING March 5, 2020 Neighborhood Workshop for: Fairhope Motorcoach Resort Phase II Highway 104., Fairhope, AL Date: Friday, March 13, 2020 Time: 12:00 p.m. Place: 208 N. Greeno Rd., Ste. C, Fairhope, AL 36532 Contact: Sherry Ruth Grand Properties, LLC will be holding a workshop to discuss their request to submit to the City of Fairhope a Multiple Occupancy Project (MOP) on parcel 05-46-01-01-0-000-004.001, Un-zoned, 3.88 acres into 12 condominium units (motorcoach lots w/ parking pad and cottage). This is not a public hearing. The purpose of this workshop is to inform adjacent residents of the nature of the project, to solicit suggestions and concerns, and discuss the proposed plat. We look forward to seeing you there. If you have questions, please contact Sherry Ruth at sruth@jadengineers.com. If you have any questions or comments, please contact our office at: Respectfully, JADE CONSULTING, LLC Sherry Ruth Enclosure \sr X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX4647484950515253545556571231915161718202122232425262728293031323343343536 37383940 4142454405-46-01-01-0-000-003.501FST EQUITY TRUST COMPANY CUSTODIAN FBO JP.O. BOX 259MONTROSE, AL 36559UNZONED05-46-01-01-0-000-003.502FST RANDALL, ROBERT GP.O. BOX 151POINT CLEAR, AL 36564UNZONED05-46-01-01-0-000-001.011LYRENE, MICHAEL L11689 ST HWY 104FAIRHOPE, AL 36532UNZONED 05-46-01-01-0-000-004.002FAIRHOPE MOTORCOACH RESORT CONDOMINIUMUNZONEDS0°20'22"W 26.90'S45°00'00"E 113.81'S6°30'09"W 132.81'N59°56'47"W 93.00'S0°00'00"E 530.36'S74°46'29" W 7 4 . 2 4' N89°59'04"W 136.76'S0°00'00"E 743.90'N89°39'38"W 223.62'PHASE II:168,799 SF±3.88 AC±05-46-01-01-0-000-004.001GRAND PROPERTIES, LLCP.O. BOX 904MONTROSE, AL 36559UNZONED25' BUFFER25' BUFFER FAIRHOPE MOTORCOACH RESORT - PH II Jinright & Associates Development Engineers 251.928.3443(tel) 251.928.3665(fax) jadengineers.com 208 Greeno Road North Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533GMDMARCH 20201" = 40'GENERAL LAYOUT GRAND PROPERTIES, LLC1655.20PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.C3( IN FEET )01 inch = ft.GRAPHIC SCALE404040SITE DATA TABLESTATE OF ALABAMACOUNTY OF BALDWINTAX PARCEL ID:05-46-01-01-0-000-004.001ZONING:BALDWIN COUNTY UNZONEDBUILDING SETBACKS:FRONT:15'SIDE (BUILDING):5'SIDE (PAD):3'REAR:5'TOTAL TRACT ACREAGE:3.88 AC±TOTAL NUMBER OF UNITS:12NET DENSITY:3.09 UNITS/ACRE--::::::::iP :z: ~ CRF JOB NO: SCALE: DATE: DRAFTER: SHEET: OWNER: ENGINEER: PROJECT NAME: - Name Trey J inri ght, PE Max Dearing II - -- I - 3/13/2020 11 :32 AM Grand Properties LLC JADE CONSUL TING, LLC Fairhope Motorcoach Resort Organization JADE Consulting, LLC JADE Consulting, LLC JADE CONSUL TING, LLC NEIGHBORHOOD MEETING SIGN IN Email Address tjinright@jadengineers .com mdearing@jadengineers.com ~o Or'\e_ DATE: Friday 3/13/2020 12:00 PM Telephone Fax 251 -92 8 -3443 251-928-36 65 251-928-3443 251-9 28-3665 ~ --~ .. ,:~I r\D ~~l-• -- i I I Page 1 of 1 Traffic Impact Study AL 104 RV Park –Baldwin County, AL December 22, 2016 Skipper Consulting, Inc. BIRMINGHAM,ALABAMALAWRENCE RDSITE AL 104DICK HIGBEE RD Traffic Impact Study AL 104 RV Park Baldwin County,Alabama December 22, 2016 PREPARED FOR: 208 North Greeno Road, Suite C Fairhope, AL 36532 (251) 928-3443 -phone (251) 928-3665 -fax PREPARED BY: 3644 Vann Road,Suite 100 Birmingham, Alabama 35235 (205) 655-8855 -phone (205) 655-8825 -fax SKIPPER CONS U LT I N G INC Page i Alabama Highway 104 RV Park Baldwin County, AL Table of Contents Page INTRODUCTION .....................................................................................................................1 Figure 1—Site Location Map ...............................................................................................2 BACKGROUND INFORMATION ...............................................................................................3 Site Description ...........................................................................................................................3 Construction Phasing ..................................................................................................................3 Project Study Area ......................................................................................................................3 Study Area Roadways and Intersections ....................................................................................3 EXISTING TRAFFIC CONDITIONS ................................................................................................4 Existing Traffic Volumes .............................................................................................................4 Table 1 –AL 104 Existing Hourly Traffic Volumes ......................................................................4 Figure 2—Existing Peak Hour Traffic Volumes....................................................................5 FUTURE TRAFFIC CONDITIONS ...............................................................................................6 Trip Generation Estimates ..........................................................................................................6 Table 2 –Trip Generation Rates Estimates*..............................................................................6 Directional Distribution ..............................................................................................................6 Figure 3 –New Trip Distribution .........................................................................................8 Traffic Assignment ......................................................................................................................9 Figure 4 –Future Traffic Volumes .....................................................................................10 Turn Lane Warrant Analysis .....................................................................................................11 Future Intersection Capacity Analysis ......................................................................................12 Table 4 –Future Intersection Levels of Service (Full Buildout).................................................12 RECOMMENDED IMPROVEMENTS .......................................................................................13 Appendices A.Site Layout Plan B.Traffic Count Data C.Turn Lane Warrant Analysis Worksheets D.Future Capacity Analysis <<< SKIPPER CONSU LTI N G IN C - Page 1 Alabama Highway 104 RV Park Baldwin County, AL INTRODUCTION The purpose of this report is to present the findings of a traffic study conducted to evaluate the traffic impacts and potential access needs for a proposed RV park to be located on the north side of Alabama Highway 104 (AL 104) just east of its intersection with Higbee Road in Baldwin County, Alabama.The location of the proposed development and study roadways are illustrated in Figure 1. This traffic study has been conducted: to assess existing traffic conditions in the vicinity of the proposed development; to estimate the amount of traffic expected to be generated by the proposed development; to predict the directional distribution of development related traffic; to assign site generated traffic to the st udy intersections; to conduct capacity analysis of the study intersections; and, to determine the geometric and traffic control improvements, if any, that would be needed to accommodate the development . Sources of information used in this report include:the Institute of Transportation Engineers (ITE); the Alabama Department of Transportation (ALDOT); Transportation Research Board (TRB); the Federal Highway Administration (FHWA ); JADE Consulting, LLC; Baldwin County; Traffic Data, LLC; and, field reconnai ssance efforts and other information collected by Skipper Consulting, Inc. <<< SKIPPER CONSU LTI N G IN C - NorthScale: n.t.sSITE LOCATIONFigure 1 - Site Location MapDecember 2016AL 104 RV Park Traffic Impact Study - Baldwin County, AlabamaState LocatorProject LocationBALDWIN i ~ P;arkDr ,, Ellisville @] a. ~ [fil ~ 8 @) ~ Loxley Roalnloo Rd Rosil'ltan -[j] @] ~ Daphne Belforest ooplu,e Rd [ill [j] [ill J, ~ i ElorlmvRd .., ,, ~ "-i ~ @] ~ Montrose @] @] ® @] @ ~*'!). [§] Ro bertsde, I e §) (@ Silve-rhill @) E Sll,em.l !.•• @] ~ Fairhope [fil Alligator Alley U\o [ill l-loustonvill@ Battles Wharf Summerdale [ Lakewood Country Club cla)' City Point Clear 0J SKIPPER CONSULTING INC Page 3 Alabama Highway 104 RV Park Baldwin County, AL BACKGROUND INFORMATION Site Description The proposed development site is roughly 40 acres of forested land,located on the north side of AL 104 approximately 2,100’ east of Dick Higbee Road/Lawrence Road in Baldwin County near Fairhope, Alabama.The proposed RV park will include 7 0 rentable lots for pull-behind campers and drivable RVs and a clubhouse with amenities for guests.Access to the site is planned via one (1) full directional driveway on AL 104 .Appendix A illustrates the proposed site plan. Construction Phasing The proposed development is planned to be constructed in two (2) phases. Phase 1 will include 45 lots. Phase 2 will include 25 additional lots for a total of 7 0 lots at full buildout.For simplicity, this traffic study includes analysis of only the full buildout scenario. Project Study Area Based on a review of the proposed site location and scope of work defined as part of this study, the study area was determined to be along AL 104 for the length of the roadway frontage adjacent to the proposed site.No existing intersections are located within the project study area. Study Area Roadways and Intersections Within the study area, AL 104 is a two -lane undivided minor arterial roadway with 12’lane widths,2’ paved shoulders,a posted speed limit of 55mph,and an 85th percentile speed of 59.6mph. For the purposes of this study, AL 104 is considered to be an east/west roadway. Based on the project study area and scope, the only intersection included in the study is the proposed site driveway on AL 104. <<< SKIPPER CONSU LTI N G IN C - Page 4 Alabama Highway 104 RV Park Baldwin County, AL EXISTING TRAFFIC CONDITIONS Existing Traffic Volumes Traffic Data, LLC collected 24-hour machine approach counts and vehicular speed data on Wednesday afternoon and Thursday morning,August 10th and 11th,2016 on AL 104 adjacent to the proposed development site near the proposed site access.Based on the existing count data, the peak hours were determined to be 7:15 am -8:15 am and 4:45 pm -5:45 pm.The existing hourly approach counts are shown in Table 1,existing peak hour traffic volumes are illustrated in Figure 2, and detailed traffic count and speed data is provided in Appendix B for reference. Table 1 –AL 104 Existing Hourly Traffic Volumes According to the speed data collected during the 24-hour period, the 85th percentile speed on AL 104 near the proposed site is 59.6 mph. HOUR AL 104 EB AL 104 WB 12:00AM –1:00AM 9 15 1:00AM –2:00AM 7 13 2:00AM –3:00AM 10 9 3:00AM –4:00AM 12 7 4:00AM –5:00AM 28 14 5:00AM –6:00AM 81 24 6:00AM –7:00AM 239 76 7:00AM –8:00AM 372 209 8:00AM –9:00AM 315 165 9:00AM –10:00AM 245 177 10:00AM –11:00AM 225 185 11:00AM –12:00PM 221 214 12:00PM –1:00PM 249 210 1:00PM –2:00PM 218 224 2:00PM –3:00PM 242 227 3:00PM –4:00PM 208 273 4:00PM –5:00PM 233 327 5:00PM –6:00PM 218 333 6:00PM –7:00PM 148 184 7:00PM –8:00PM 87 172 8:00PM –9:00PM 69 118 9:00PM –10:00PM 55 77 10:00PM –11:00PM 38 43 11:00PM –12:00AM 25 27 TOTAL 3,554 3,323 <<< SKIPPER CONSU LTI N G IN C - Figure 2 - Existing Peak Hour Traffic Volumes North Scale: n.t.s AM = XX PM = (XX) AL 104 - (-)- (-)224 (361) - (-) 385 (229) - (-)SITE DRIVEWAYDecember 2016AL 104 RV Park Traffic Impact Study - Baldwin County, Alabama PROPOSED SITE SKIPPER CONSU L TING INC I nn • ~ <;J \y I ¢::::=J r::::!> ~ Page 6 Alabama Highway 104 RV Park Baldwin County, AL FUTURE TRAFFIC CONDITIONS Trip Generation Estimates Trip generation estimates were determined for the proposed development based on data contained in the Trip Generation Manual, Ninth Edition , as published by the Institute of Transportation Engineers (ITE). Trips expected to be generated by the development would primarily be new trips and not pass- by (intercept) trips.New trips are defined as development generated traffic which would not otherwise have traveled the study area roadways.Pass-by trips (intercept trips) are generated by motorists who will stop by the proposed development while traveling along the existing adjacent roadway network to their primary destination. Morning and afternoon peak hour trip generation estimates for the proposed development are presented in Table 2. Table 2 –Trip Generation Rates Estimates* *Trip Generation based on Peak Hour of Generator data Although the development is scheduled to be constructed in two p hases, for the purposes of this traffic study, only the full buildout scenario and resulting traffic volumes were analyzed. Directional Distribution Directional distribution can be referenced as the direction of approach of new trips generated by the proposed development.To determine a reasonable distribution pattern,it is important to consider the nature of an RV park and the different types of ‘new’ trips it generates. An RV park is generally a vacation type destination,typically attracting customers from other areas (out-of-town tourists/visitors)to stay for multiple days.During their vacation, customers often depart and return to the RV park daily on short duration trips to visit different local attractions, events, and perform other activities.The initial arrival trip and final departure trip LAND USE (ITE #)PHASE OCCUPIED SITES AM PEAK PM PEAK IN OUT TOTAL IN OUT TOTAL Campground/ Recreational Vehicle Park (416) Phase 1 45 5 9 14 12 8 20 Phase 2 25 3 6 9 7 4 11 FULL BUILDOUT (TOTAL)70 8 15 23 19 12 31 <<< SKIPPER CONSU LTI N G IN C - Page 7 Alabama Highway 104 RV Park Baldwin County, AL that bookend the stay are one type of new trip generated by the RV park and the daily trips are another.The daily trips will comprise the majority of the total trips generated by the RV park and play a larger role in development of the directional distribution.Since the daily trips will be more tourist in nature,the directional distribution of estimated development traffic was determined based upon existing traffic volumes and destinations/attractions within the area. Ultimately, these tourist type trips were assumed to be attracted to the beachfront to the southeast more than the bay area to the west. The distribution patterns for new trips,illustrated in Figure 3, are as follows: 60% arrive from/depart to the east on AL 104 40% arrive from/depart to the west on AL 104 <<< SKIPPER CONSU LTI N G IN C - Figure 3 - New Trip Distribution North Scale: n.t.s AM = XX PM = (XX) AL 104 SITE DRIVEWAYAL 104 RV Park Traffic Impact Study - Baldwin County, Alabama 40% 60% PROPOSED SITE December 2016SKIPPER CONSU L TING INC Page 9 Alabama Highway 104 RV Park Baldwin County, AL Traffic Assignment Traffic expected to be generated by the proposed development for th e morning and afternoon peak hours of traffic flow were assigned to the study intersections based on the directional distribution and access usage assumptions.The resulting future (post-development) traffic volumes are illustrated in Figure 4. <<< SKIPPER CONSU LTI N G IN C - Figure 4 - Future Peak Hour Traffic Volumes North Scale: n.t.s AM = XX PM = (XX) AL 104 9 (7)6 (5)224 (361) 5 (11) 385 (229) 3 (8)SITE DRIVEWAYAL 104 RV Park Traffic Impact Study - Baldwin County, Alabama PROPOSED SITE December 2016SKIPPER CONSU L TING INC I nn • ~ <;J \y I ¢::::=J r::::!> ~ Page 11 Alabama Highway 104 RV Park Baldwin County, AL Turn Lane Warrant Analysis The need for both a right turn deceleration lane and left turn deceleration lane were evaluated for the proposed site driveway on AL 104.The turn lane criteria utilized is based on guidelines presented in the National Cooperative Highway Researc h Program (NCHRP), Report 457, Evaluating Intersection Improvements: An Engineering Study Guide . Future traffic volumes for the site driveway intersection were compared with the criteria listed in NCHRP, Report 457. According to this method,neither turn lane is warranted for the full buildout future peak hour volumes. Detailed turn lane warrant analysis worksheets are included as Appendix C. <<< SKIPPER CONSU LTI N G IN C - Page 12 Alabama Highway 104 RV Park Baldwin County, AL Future Intersection Capacity Analysis Using methods as outlined in the Highway Capacity Manual, 2010 Edition,published by the Transportation Research Board (TRB), a capacity analysis was performed for each study intersection under future (full buildout)conditions. According to this method of analysis, intersection capacity is expressed as a level of service,ranging from "A" (best) to "F" (worst). In general, a level of service (LOS) "C" is considered desirable, while a level of service "D" is considered acceptable during peak hours of traffic flow.The future levels of service are summarized in Table 4 and the capacity analysis printouts are provided in Appendix D for reference. Table 4 –Future Intersection Levels of Service (Full Buildout) Intersection (Traffic Control)Approach/Movement Level of Service AM Peak Hour PM Peak Hour AL 104 at Site Driveway (unsignalized) AL 104 EB Left A A AL 104 WB ** Site Driveway SB C C INTERSECTION LOS -- * LOS not defined for unopposed movements in HCM2010 unsignalized intersection analysis As illustrated in Table 4, the study intersection is expected to operate with acceptable levels of service under full buildout future traffic volumes based on the improvements recommended in this traffic study. <<< SKIPPER CONSU LTI N G IN C - Page 13 Alabama Highway 104 RV Park Baldwin County, AL RECOMMENDED IMPROVEMENTS Based upon the site review and analyses documented in this report, the following improvements are recommended for the study intersection: AL 104 at Site Driveway Construct the RV Park Site Driveway as a full directional access with a two (2) lane cross section with one (1) lane entering the site and one (1) lane exiting the site. <<< SKIPPER CONSU LTI N G IN C - APPENDIX A Site Layout Plan APPENDIXB Traffic Count Data Location:: Oty, State: : Speed Limit:: CR 104 east of LAWRENCE RD FAIRHOPE, AL 55 mph TRAFFIC DATA, LLC 1409 Turnham Lane, Birmingham, AL 35216 205-824-0125 24 Hour Volume Date: 8/10/2016 Wednesday ____ J~~9ln_. • ·---EB -· ·--WB Combined • Begin EB ---WB ·combined --···--- l:00 PM50 21s • 33 224 ---s:r··-·442 ------··------1:00AM ····--··· f ''F ____ ,, __ 4···-··--13---. s •• --·2cf·· 1:15 PM 54 57 111 1:15 AM 1 3 4 1:30 PM 64 73 137 1:30 AM 4 2 6 1:45 PM 50 ___ 61 111 1:45 AM l 4 5 -~----2:-00 PM 74 242 -4f· ... 2i'f -121 ·----459 ·------2:00 AM -···-·· ··--3 ··--· 10-----···-· •2--9 ·-·--· -S 2:15 PM 51 70 121 2:15 AM 2 2 4 2:30 PM 52 55 107 2:30 AM 1 2 3 2:45 PM 65 55 120 2:45 AM 4 3 7 ····----3:00 PM --45 208---······--. 56 -· 273 111 ·-481 ·--·--·------· --3:00 AM ---3--••• ···12 ---2 7 ·---·-·-· -5 3:15 PM 68 65 133 3:15 AM 2 1 3 3:30 PM 58 76 134 3:30 AM 2 2 4 -•---·----l:~-~-----~i---·233···-·----~-·327 ___ ---¼~}--560 -•--·------1:i~ ~~ -~ 2s ----.~-14 • • --~---·42 4:15PM 67 80 147 4:15AM 4 2 6 4:30 PM 46 72 118 4:30 AM 12 6 18 4:45 PM 69 93 162 4:45 AM 9 3 12 s:olfi>r•f •• ·---·-·---48 --21s 99 -·-·333 -·-----147 --551 ·-····-·---·---·-· ·-5:oo AM --···· 15 •• s1 --------·5··----·24 • • • • ·2r· 5:15 PM 52 100 152 5:15 AM 11 3 14 5:30 PM 60 69 129 5:30 AM 20 4 24 5:45 PM 56 65 123 5:45 AM 34 12 46 ·---···-·---·-----6:00PM---·-·--·-45 ·14852 -···134·---·-··--93 -332 ---------·--5:00AM 35 ··239··· 4 75······-·······---39 --··315 6:15 PM 26 52 78 6:15 AM 66 26 92 6:30 PM 38 39 77 6:30 AM 57 22 79 6:45 PM 38 41 79 5:45 AM 81 24 105 ·-1:00 PM ··23 ____ s-r·-----·,i-s··--fy;r·--·· --&i---·····i59 • • ··-···-·---·-··1:00 AM --·· ---·11····--·· -372 --·--····34--· 209 ___ -• ... 10s ----ss-i 7:15 PM 20 48 68 7:15 AM 84 54 138 7:30 PM 24 35 59 7:30 AM 113 60 173 7:45 PM 20 44 64 7:45 AM 104 61 165 8:00PM·-·-·-··-----·17--·· 69 -27 •••• 118 • ___ 44 ____ 187 ---8:00-AM_______ 84 ·•315··· 49 -···155--·--133 480 8:15 PM 12 37 49 8: 15 AM 78 43 121 8:30 PM 19 30 49 8:30 AM 95 29 124 8:45 PM 21 24 ____ 45 6:45 AM 58 44 102 9:00 PM ----14 ·-··-55 18 77 32 ····--·132 ..... ·----·---9:00 AM • • 52 ····-245 55·--T77-·····-----· 108 422 9:15 PM 17 23 40 9:15 AM 67 40 107 9:30 PM 13 14 27 9;30 AM 62 36 98 9:45 PM 11 22 33 9:45 AM 64 45 109 ··----·10:ooPM•-•-----13"····· 38 •••••••••••••••• 14--···-·43 ······•----21 s1 -·--·---·--·--··· 10:00AM 47 -·--22s-··---4s--·-1s5--------····95 • 4-10 10:15 PM 11 13 24 10:15 AM 59 SL 110 10:30 PM 6 9 15 10:30 AM 54 47 101 10:45 PM 8 7 -~--15 10:45 AM 65 39 104 ---11:00 PM • --5 --25-··-·-··---5 •• 27 --10 ·-·-52 -·· -·--·-·-·-11:00 AM • 63 • ··221···---• 54 ·-·-214·-• Tif -,f35 11:LS PM 12 8 20 11:15 AM 46 50 96 11:30 PM 5 9 14 ll:30 AM 55 58 113 11:45 PM 3 5 8 11:45 AM 57 52 109 --· 8/1i12oitr 12:00 AM--· ·-·--· o--• 9 ts • is •••• ··-•--6-• • i<i ---12:00 PM ----~68 ••• :249 ·-55·--·-210 -----·---· -12:f • • ··,iss 12:15 AM 6 4 10 12:15 PM 59 60 119 12:30 AM 2 3 5 12:30 PM 61 48 109 _______ 12:45 AM-· 1 2 3 12:~.5. .. F.'~·----·· 61 .. --·--·····47 -----······--______ _108. ~ • 'Mt. ~---· 24 Hour Volume 3554 (51.7%) 3323 (48.3%) 6877 ~ 12,22 EM -3.2:22 AM 1:13 w.e ~blm:Q ~ fil Q!.m~ Count 1764 1108 2872 1790 2215 4005 61.4% 38.6% 44.7 % 55.3% Peak Hour 7:15 AM 7:15 AM 7:15 AM 12:00 PM 4:30PM 4:45 PM VOiume 385 224 609 249 364 590 Factor 0.85 0.92 0.88 0.92 0.91 0.91 APPENDIXC Turn Lane Warrant Analysis Worksheets APPENDIXD Future Capacity Analysis Printouts HCM 2010 TWSC 3: AL 104 & Site Driveway ntersecUon Int Delay, s/veh 0.4 ovement EBL EBT Lane Configurations 4' Traffic Vol , veh/h 3 385 Future Vol, veh/h 3 385 Conflicting Peds, #/hr 0 0 Sign Control Free Free RT Channelized -None Storage Length Veh in Median Storage, # 0 Grade,% 0 Peak Hour Factor 92 92 Heavy Vehicles, % 100 2 MvmtFlow 3 418 a·or/M inor Ma ·or1 Conflicting Flow Al l 249 0 Stage 1 Stage 2 Critical Hdwy 5.1 Critical Hdwy Sig 1 Critical Hdwy Sig 2 Follow-up Hdwy 3.1 Pot Cap-1 Maneuver 907 Stage 1 Stage 2 Platoon blocked , % Mov Cap-1 Maneuver 907 Mov Cap-2 Maneuver Stage 1 Stage 2 roach EB HCM Control Delay, s 0.1 HCM LOS inor Lane/Ma'or Mvmt EBL EBT WBT Capacity (veh/h) 907 HCM Lane V/C Ratio 0.004 HCM Control Delay (s) 9 0 HCM Lane LOS A A HCM 95th %tile Q(veh) 0 AL 104 RV Park 08/12/2016 REVISED AM Future JDG WBT WBR .. 224 5 224 5 0 0 Free Free -None 0 0 92 92 2 100 243 5 Ma·or2 0 WB 0 WBRSBLn1 -376 -0.043 15 C 0.1 SBL ¥ 9 9 0 Stop 0 0 0 92 100 10 Minor2 671 246 425 7.4 6.4 6.4 4.4 302 612 493 301 301 612 491 SB 15 C REVISED FUTURE AM 12/21/2016 SBR 6 6 0 Stop None 92 100 7 246 7.2 4.2 603 603 Synchro 9 Report Page 1 HCM 2010 TWSC 3: AL 104 & Site Driveway ntersection Int Delay, s/veh 0.4 ovemen t EBL EBT Lane Configurations 4' Traffic Vol, veh/h 8 229 Future Vol, veh/h 8 229 Conflicting Peds, #/hr 0 0 Sign Control Free Free RT Channelized -None Storage Length Veh in Median Storage, # 0 Grade,% 0 Peak Hour Factor 92 92 Heavy Vehicles , % 100 2 MvmtFlow 9 249 a·or/Minor Ma'or1 Conflicting Flow All 404 0 Stage 1 Stage 2 Critical Hdwy 5.1 Critical Hdwy Sig 1 Critical Hdwy Sig 2 Follow-up Hdwy 3.1 Pot Cap-1 Maneuver 776 Stage 1 Stage 2 Platoon blocked , % Mov Cap-1 Maneuver 776 Mov Cap-2 Maneuver Stage 1 Stage 2 roach EB HCM Control Delay, s 0.3 HCM LOS inor Lane/Ma'or Mvmt EBL EBT WBT Capacity (veh/h) 776 HCM Lane V/C Ratio 0.011 HCM Control Delay (s) 9.7 0 HCM Lane LOS A A HCM 95th %tile Q(veh) 0 AL 104 RV Park 08/12/2016 REVISED Future PM JOG WBT WBR f+ 361 11 361 11 0 0 Free Free -None 0 0 92 92 2 100 392 12 Ma 'or2 0 WB 0 WBRSBLn1 -357 - 0.037 -15.5 C 0.1 SBL ¥ 7 7 0 Stop 0 0 0 92 100 8 Minor2 664 398 266 7.4 6.4 6.4 4.4 305 509 597 301 301 509 589 SB 15.5 C REVISED FUTURE PM 12/21/2016 SBR 5 5 0 Stop None 92 100 5 398 7.2 4.2 483 483 Synchro 9 Report Page 1 Fairhope Public Utilities Water Department Planning Review Case Number: SD 20.42 PPIN: 381094 Date Submitted: 7/27/2020 Return to planner by: Monday 8/10/2020 Planner: Carla Davis Project Name: Fairhope Motorcoach Project Location: Located on the north side of State Highway 104 approximately .3 miles east of Higbee Road. Number of Lots: N/A This is a MOP project Water In service territory: Yes _X__ No ___ Residential ___ Commercial ___ Mixed ___ Main needed on project: Yes ___ No ___ Main proposed on project: Yes ___ No ___ Size proposed is adequate: Yes _X__ No ___ If no, what size main is required: _________________________ Upgrades required to existing system: Yes ___ No _X__ If so, what are the upgrades required, main upgrade, new mains, fire hydrants, etc. Any upgrades to the system to meet future needs? If so, what are the upgrades and the incremental costs? Any comments for planner to add to the review for the applicant? An individual water meter must me set for every lot. One master meter is not acceptable Any Costs to be paid by Developer? Water review by and Date: Timothy L Manuel 7/31/2020 __________________________________________ Case Number: ..5 j) ~ CJ, 7'). PPIN: > 8 IO lf 'f Date Submitted: ______ _ Return to planner by: ____ _ Planner: ________ _ Project Name: _______ _ Project Location: ______ _ Number of Lots: ------- Electric In service territory: Yes_ Nod_ Residential Commercial Mixed Single Phase __ Three Phase __ Project will feed from: Fairhope Public Utilities Electric Department Planning Review Existing Infrastructure adequate, if not what infrastructure is required? Total costs to developer per the standards ___ _ General Notes for Developer (check if needed) __ All ROW's need to be to grade prior to installation of electric __ All property lines must be clearly marked prior to electric installation __ Transformers, and other above ground electric equipment must be located within 10' of road, parking or driveway. __ Any other comments, list below: Electric review by and Date: ~ i/t!J@O Fairhope Public Utilities Gas Department Planning Review Case Number: SD 20.42 PPIN: 381094 Date Submitted: 7/27/2020 Return to planner by: Monday 8/10/2020 Planner: Carla Davis Project Name: Fairhope Motorcoach Project Location: Located on the north side of State Highway 104 approximately .3 miles east of Higbee Road. Number of Lots: N/A This is a MOP project Gas In service territory: Yes _X__ No ___ Residential _X__ Commercial ___ Mixed ___ Project will feed from: Phase 1 Loop feed located at: Existing Infrastructure adequate, if not what infrastructure is required? Yes Total costs to developer per the standards __________ General Notes for Developer (check if needed) _____ All ROW’s need to be to grade prior to installation _____ All property lines must be clearly marked prior to electric installation _____ All gas to be installed by the City of Fairhope or authorized contractor ___X__ Any other comments, list below: Developer responsible for installing gas main. Gas review by and Date: ___Terry Holman 7-30-2020_______________________________________ COUNTY RD 34 STATE HWY 181D EW B ERRY LN BERNIE'S WAYCity of FairhopePlanning Commission November 5, 2020 ¯ DEWBERRY LN COUNTY RD 34 SD 20.44 - Payne's Place Legend COF Corp. LimitsCOF Zoning PUD - Planned Unit Development COF Planning Jurisdiction ¯ ¯ ^ Project Name:SD 20.44 Payne's PlaceSite Data:4 lots / 10.66 acres totalProject Type:Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:Unzoned - Baldwin County Planning District 17PPIN Number:77753General Location:1/4 mile west of SR 181 along N. Side of CR 34 (Old Battles Road)Surveyor of Record:Seth Moore, PLSEngineer of Record:Trey Jinright, PE, LEED APOwner / Developer:James D. GillespieSchool District:Newton Elementary School, Fairhope Middle and High SchoolsRecommendation:Approve with ConditionsPrepared by: J. Buford King Development Services Manager CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE, AL 36533 251-928-8003 019910-000 2 Emily B . 08/25/2020 11 :18AM MISCELLANEOUS SUBDIVISION (SOB) 2020 Item : SUB 1@ 1 ,300 .00 SUBDIVISION (SUB) 1 ,300 .00 Subtotal Total. CHECK Check Number 1178 Change due Paid b y : JAMES D GILLESPIE Comments : SD 20 .44 PAYNE 'S PLACE MINOR JAMES D GILLESPIE t' 0 BOX 14 72 FAIRHOPE , AL 36532 1 ,300.00 1,300 .00 1,300.00 1 ,300 .00 0.00 555 S SECTION ST , FAIRHOPE AL , 36532 http ://www .cofairhope .com CUSTOMER COPY 1 SD 20.44 Payne’s Place minor subdivision – November 5, 2020 Summary of Request: Public hearing to consider the request of Moore Surveying on behalf of James Gillespie for minor subdivision (concurrent preliminary and final plat) approval of Payne’s Place, a 4-lot minor division. The property is approximately 10.66 acres +/- and is located on the north side of County Road 34 (Old Battles Road) approximately ¼ mile west of the intersection of State Route 181(SR181) and County Road 34 (CR34). Comments: The subject property is located outside the Corporate limits of the City of Fairhope but within the Fairhope Planning Jurisdiction and therefore must follow Fairhope’s Subdivision Regulations. The proposed subdivision has been submitted as a minor subdivision request (4 lots or fewer) and has been reviewed accordingly. Though the proposed plat includes 5 lots, PPIN 202829 is included for schematic purposes only and is not a component of the requested subdivision. As submitted the requested subdivision does not appear to propose installation of any infrastructure or improvements. As a result, no plans and profiles of utilities or roadways is included and a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision does not trigger a traffic study due to the trip generation falling below the threshold of a traffic study, and the engineer of record (EOR) provided correspondence verifying the non-requirement of a traffic study. Article V, Section F.7. of the City of Fairhope Subdivision Regulations indicates that “The requirement for a combination of storage and controlled release of storm water is not required for minor subdivisions; however, if the Planning Commission 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”. Staff does not believe the subdivision as-submitted will trigger a requirement for a storm water design and does not recommend a drainage system be designed for subject application. If the planning commission believes a stormwater design is required, it may wish to table this application to a future meeting to allow design of a stormwater collection and treatment system. Domestic water is available through the City of Fairhope Public Utilities department however sanitary sewer is not currently available, as there is no sewer main along CR 34 east of Greeno Road. Signature blocks for the Baldwin County Health Department are included on the proposed plat so that septic tanks may be installed in lieu of sanitary sewer and thus septic tank approval by the Baldwin County Health Department will be memorialized on the plat. Where sanitary sewer is not available, lot sizes of 20,000 sf or greater are required and the smallest proposed lot (33,743 sf) exceeds the 20,000 sf requirement. Natural gas service is available from Fairhope Public Utilities. Electrical service shall be provided by Riviera Utilities. AT&T will provide telecommunications. All wetlands on the property have been delineated by Eco Solutions and reflected on the plat with the required 30’ buffer indicated. Waiver Request: The applicant has submitted one waiver from the City of Fairhope Subdivision Regulations: 2 SD 20.44 Payne’s Place minor subdivision – November 5, 2020 Article VI Section D. “Sidewalks” states “sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope”. A. WAIVER STANDARDS: (Staff response in blue) Waivers may be granted where the Planning Commission finds that the following conditions exist: 1. An extraordinary hardship may result from strict compliance with these regulations due to unusual topographic or other physical conditions of the land or surrounding area not generally applicable to other land areas. Article VI Section D. - Sidewalks: The applicant’s request for wavier does not necessarily indicate a hardship preventing sidewalk installation. However, the nearest development containing sidewalks (Stone Creek) is ¾ road miles from subject property and located along SR 181. There are no sidewalks along CR34 between CR13 and SR181. Historically, the planning commission has greatly emphasized sidewalk installation to facilitate future pedestrian connectivity and walkability of developments and has either required sidewalk installation, or in the case of county roads, required a pedestrian easement on private property along the margin of the property adjacent to the public ROW to allow future sidewalk installation, but not required sidewalks to be installed prior to minor subdivision plat approval. The proposed plat includes a 15’ sidewalk, drainage, and utility easement along the margin of CR 34 onto which sidewalks may be installed at a future time. Staff does not object to the sidewalk waiver and will memorialize via condition of approval the 15’ easement noted on the plat. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable 3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the Zoning Ordinance, or the Comprehensive Plan. Article VI Section D. - Sidewalks: Staff finds that this waiver does not appear to nullify the intent of the various regulations because the existing character of the surrounding developments does not contain sidewalks. The comprehensive plan does not appear to address this region of CR34 to the level that staff would object to the sidewalk waiver when combined with the proposed easement. 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. - Sidewalks: The requested wavier is not an outright request from all sidewalk requirements of the subdivision regulations because an easement is proposed onto which a sidewalk may be constructed in the future. Thus, staff believes the inclusion of the proposed easement meets the spirit of a minimum deviation from the subdivision regulations. 5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public; Article VI Section D. - Sidewalks: The waiver does not appear to have an adverse effect in the immediate future, and additional development in the area near subject property that requires sidewalks will have an 3 SD 20.44 Payne’s Place minor subdivision – November 5, 2020 easement on private property along the margin of CR 34 onto which sidewalks may be constructed when needed. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. “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; • Subject development appears to meet this requirement assuming the sidewalk waiver is accepted 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; • Subject development appears to meet this requirement c. The proposed subdivision is not consistent with these Regulations; • Subject development appears to meet this requirement d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Subject development appears to meet this requirement e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Subject development appears to meet this requirement Follow-Up Activities Required by Staff and/or the Applicant: If it is the pleasure of the Planning Commission to approve subject application, the applicant is advised the final plat must be recorded in the Judge of Probate’s office within sixty (60) days of final plat approval by the City of Fairhope Planning Commission, or the final plat approval is null and void. Recommendation: Staff recommends APPROVAL of Case number SD 20.44 subject to the following conditions: 1. Approval of the sidewalk waiver as requested by the applicant a. Memorialize the inclusion of a 15’ sidewalk, drainage, and utility easement on the plat b. Wetland buffer signs shall be installed and spaced 100’ apart prior to signatures applied to the plat. The Code Enforcement Officers will be granted right of entry onto private property to verify placement of required signage. 555 North Section Street Fairhope, Alabama 36532 251-928-6777 • mooresurveying($bellsouth.net . MOORE SURVEYING, INC., September 22, 2020 Fairhope Planning and Zoning Commission Planning Department City of Fairhope, Alabama Re: SIDEWALK On the behalf of the Owner (James Gillespie) of the Property located on the North side of County Road #34, he is requesting a waiver of the required sidewalk construction along County Road #34. We have add a 15-foot wide easement along County Road #34 for future sidewalk construction. This request is being asked due to the fact that there are not any sidewalks within miles in all directions of this property. Ii .Moore/~ Moore Surveying Email: mooresurveying@bellsouth.net SEE US FOR ALL YOUR SURVEYING AND PLANNINS NEEDS . . . . . . . . . . . . . ·.·• . . . . . •. . .-. . PAYNE'S PLACE ADJACENT PROPERTY OWNERS LIST OWNER 05-46-08-27-0-000-005.502 PIN: 77753 FST GILLESPIE, JAMES D PO BOX 1472 FAIRHOPE AL 36533 05-46-08-27-0-000-001.006 PIN: 99483 CHRISTIAN LIFE CATHEDRAL CHURCH, INC PO BOX 1176 FAIRHOPE AL 36532 05-46-08-27-0-000-001.093 PIN: 341243 BREAZEALE, BILLY CLAUD & JACQUELINE C 106 ROSE PERKINS EVANS DR STARKVILLE MS 39759 05-46-08-27-0-000-004. 000 PIN: 32559 CHILDRESS FARM COMPOSED OF CHILDRESS, EM 9575 Co Rd 34 FAIRHOPE AL 36532 05-46-08-2 7-0-000-005. 504 PIN: 208453 FST CHILDRESS, EMERY FETAL CHILDRESS, A 9575 CO RD 34 FAIRHOPE AL 36532 05-46-08-27-0-000-001.003 PIN: 56024 HAYS, JAMES C & FAY C 9781 DEWBERRY LN FAIRHOPE AL 36532 05-46-08-27-0-000-001.095 PIN : 365486 HAYS, JAMES H 9781 DEWBERRY LN FAIRHOPE AL 36532 05-46-08-27 -0-000-005.503 PIN: 202829 Owner Name: FST GILLESPIE, ROBERT W PO BOX 738 FAIRHOPE AL 36533 VIA E-MAIL WITH ATTACHMENTS September 4, 2020 Mr. James Gillespie 9651 County Road 34 Fairhope, AL 36532 SD 20.44 Payne’s Place Minor Subdivision Dear Mr. Gillespie, This review package is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff review comments. Attached you will find staff’s review checklist for the various requirements of the above-referenced submission. Level of acceptance is indicated with an “x” in the checkboxes in the review checklist. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text in the checklist. Items requiring additional information, or revision and resubmittal are indicated in red bold italic text. This application is scheduled for Planning Commission consideration on Monday, October 5, 2020. A response to this letter is required no later than 9:00 AM on Thursday September 17, 2020. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide eight (8) copies of the preliminary plat on 11x17 paper, one copy of the preliminary plat on 24x36 paper as well as Adobe pdf format electronically. The City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. Please feel free to contact me at (251) 929-7436 with questions. I will also be happy to meet with you to discuss in greater detail. Respectfully, J. Buford King Development Services Manager MINOR SUBDIVISION CHECKLIST 1 Last updated: 7/29/2020 Date of review: September 4, 2020 Project: SD 20.44 Payne’s Place The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text. Items requiring revision and resubmission, or requests for follow up information are indicated in red bold italic text. Preliminary Plat Submission Requirements for Minor Subdivisions Article IV, Section C.1. Two (2) copies of the preliminary plat and two copies of all plans shall be submitted initially for staff review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Following staff review and comments, formal submission of the preliminary plat shall include eighteen (8) copies of the preliminary plat and one (1) copy of all plans. ☐N/A ☐Accepted with comments ☒Follow-up information required Cross Reference: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format Comments: Staff requests 8 copies of the revised preliminary plat on 11x17 paper and 1 copy of any revised plans on 24x36 paper reflecting all amendments and revisions required by this review process. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Article IV, Section C.1. Application for Subdivision Plat Approval ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certificate of County Zoning (IF APPLICABLE) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Memorandum of Transmittal for Extra-Territorial Development (IF APPLICABLE) ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certification of Property Owner Notification List ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 2 Last updated: 7/29/2020 Article IV, Section C.1.b.(1) Vicinity map at a scale not less than 1: 9600 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments Article IV, Section C.1.b.(2) Name and location of the proposed subdivision and names and location of any adjacent subdivisions. The name of the proposed subdivision shall not duplicate or closely approximate the name of any other subdivision covered by these regulations. The Commission shall have the final authority to designate the name of the subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(3) Names and addresses of the following: • owner • designer • applicant • all associated investors • record owners of lands immediately adjacent to subdivision. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(4) North point, linear and graphic scales, and date. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(5) Contour map at two-foot interval. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(6) Blocks and lots with dimensions and bearings for all lot lines and boundaries. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(7) Building set back lines shall be shown on the plat as required by the zoning ordinance or in absence of zoning, as required by deed restrictions. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Subject property is located in unzoned Baldwin County. The building setback lines as shown do not appear to comply with table 5.1.1 of the Baldwin County Subdivision Regulations. It appears that a fourth lot is requested by the application, but not indicated on the plat. (The application for subdivision noted four lots and the appropriate fees were paid). I I I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 3 Last updated: 7/29/2020 Article IV, Section C.1.b.(8) Plan and profiles of all proposed utilities with connections (8) Plan and profiles of all proposed utility with connections to existing utility system and all proposed improvements. Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. The applicant shall submit one copy of utility letters stating availability of service. Utility letters and layout must be submitted from electric, water, sewer, phone, trash provider, and gas (if applicable), stating the property may be adequately served by such utility. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. Commentary: Minor subdivisions will generally not require plans and profiles of utilities because infrastructure is not installed with minor subdivisions. Utility availability letters are required for minor subdivisions. Comments: Please contact Penny Hale at (251) 928-8003 to obtain utility availability letters from Fairhope Public Utilities. Utility availability letters are required from all other utility providers. Article IV, Section C.1.b.(9) Location/dimensions of lands to be dedicated or reserved for parks, open space or other public use ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(10) The existing or proposed zoning classification of the subdivision and all contiguous lands. Where there is no zoning in effect, the proposed use of the lots shall be shown on the plat. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Proposed land use not identified on plat. Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Article IV, Section C.1.b.(12) Street lighting plan ☒N/A with comments ☐Accepted ☐Revise and Resubmit per comments Comments: No street lighting appears to exist on CR 34 in the area of requested subdivision. Article IV, Section C.1.b.(13) and Article V, Section D.5.a.(9) Tree protection plan for all required street trees or trees over 20” DBH. Tree protection fences shall be installed prior to land disturbance activities. (See Appendix G) ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Cross Reference: Ordinance number 1444, Tree Ordinance Comments: Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The finished floor elevation is incorrect – coordinate with the building official and amend on the plat. I I I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 4 Last updated: 7/29/2020 Article IV, Section C.1.b.(15) Submit a topographic survey with an aerial photograph with plat overlay. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(16) Pedestrian circulation plan ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(17) Site data box including but not limited to: • Total acreage of site • Acreage of common area(s) o Greenspace requirements as amended by resolution 2019-01 effective February 4, 2019 • Total number of lots (see comment below) • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article V, Section C.2. Greenspace requirements as amended. Comments: Subject property is located in unzoned Baldwin County. The building setback lines as shown do not appear to comply with table 5.1.1 of the Baldwin County Subdivision Regulations. Article IV, Section C.1.b.(19) Maximum drawing size and scale shall be limited to 24"x 36” and 1:100, respectively ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: See Article IV, Section C.1. for staff request regarding eighteen (18) copies of drawings in 11x17 format following initial staff review. Comments: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format ☐N/A ☐Accepted ☒Follow-up information required Comments: Staff requests the digital copy of all plans be in Adobe PDF format supplied on a compact disc or available via download . I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 5 Last updated: 7/29/2020 Article IV, Section C.1.b.(18) Applicants shall provide site data and all applicable permits relative to items such as soils, wetlands, flooding, drainage, natural features and potential archeological features. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Two wetland areas (not including the pond) are shown on both the Baldwin County map viewer as well as the U.S. Fish and Wildlife wetland mapper viewer, as well as a blue line stream. A wetland delineation must be performed before the subdivision application may proceed. An except of the Fish and Wildlife wetland map viewer is at left. Note that if delineated, wetland buffer signs must be installed prior to signing the plat. Article IV, Section C.1.c. Street Plan Requirements: (1) Location of existing and proposed streets within and adjacent to subdivision (2) Widths and purpose of existing and proposed rights-of-way (ROW) and easements (3) Clear identification of ROW and location of any street included in Master Plan (4) Proposed curb radii for each street intersection or significant street curves (5) Proposed street names (6) Typical section for proposed streets, centerline profiles of all proposed streets with finish grades, at a scale of: 1"=50' horizontal and 1"=5' vertical, or 1"=100' horizontal and 1"=10' vertical ☒N/A with comments ☐Accepted ☐Revise and Resubmit per comments Comments: No new streets or roads are proposed for subject development. Article IV, Section C.1.d. Drainage plan prepared by professional engineer, including proposed method of storm water detention and means of controlling erosion during construction. Any portion of the land in the proposed subdivision subject to periodic inundation by storm drainage, overflow or ponding shall be clearly identified on the plat. Lands lying within the flood plain, V or A Zones, shall be clearly identified on the plat. Storm-water detention facilities shall be shown in the plans and calculations provided. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I MINOR SUBDIVISION CHECKLIST 6 Last updated: 7/29/2020 Article IV, Section C.1.e. Engineering Plans: all engineering plans shall be signed and stamped by the registered professional engineer of record. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.f. Phased development: where a phased development is proposed, the preliminary plat shall include all phase lines and a master plan showing the continuity of development proposed for the entire project. Each phase shall satisfy the requirements of these regulations individually. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, 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 Department, 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, signals, warnings, plantings and landscaping. There shall 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. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The development submitted is very unlikely to trigger a traffic study and thus will not trigger a ROW detailed highway improvements plan. However, no documentation was submitted indicating a traffic study is not required. Article IV, Section C.1.h. Traffic Data and Traffic Study: Applications shall include trip generation data showing the projected average daily traffic (ADT) in a 24-hour period and projected peak-hour traffic generated by the development in the subdivision application. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The development submitted is very unlikely to trigger a traffic study and thus will not trigger a ROW detailed highway improvements plan. However, no documentation was submitted indicating a traffic study is not required. A letter signed and stamped by a licensed professional engineer is required, indicating that a traffic study is not required due to the trip generation of the development. Article IV, Section C.1.i. List of Names and addresses of all persons to whom notice of a public hearing shall be sent, and the names and addresses of all owners of land immediately adjoining the proposed subdivision as their names appear upon the plats in the county tax assessor’s office, which will be certified or otherwise verified by the County, on the tax records of the County. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section C.1. Certification of Property Owner Notification List Comments: Article IV, Section C.1.j. The applicant shall post on any specific property, which is the subject of the application, on a sign facing each adjacent public street. The sign shall be furnished by the City at the time of application giving notice of the hearing. The sign shall be posted no later than 15 days prior to the hearing before the Planning Commission. It is the sole responsibility of the applicant to post the sign in accordance with these regulations. Failure to post this sign may result in nullification of the subdivision application and approval. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Currently this signage is furnished and installed by COF staff. I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 7 Last updated: 7/29/2020 Article IV, Section C.1.k. County Engineer Correspondence In the case of applications for a preliminary plat outside the City limits but within the jurisdiction of these regulations, the applicant shall be required to submit evidence in writing that plans for the subdivision shall have been received by the County Engineer for his/her review. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: The County engineer’s signature block is not located on the plat. Article IV, Section C.1.l. Payment of filing fee as specified in the City’s most recent schedule of fees. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.2. Staff Review 2. Staff review – Applicants for a preliminary plat shall first submit the preliminary plat and plans to the Planning Director and/or his/her authorized agent for staffs review. The Director shall determine if the submittals meet all of the requirements of Section C.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the application and provide comments to the applicant. Following staff review and comments the applicant shall submit revised drawings for review by staff and the Planning Commission. The revised plans submitted shall reflect staff’s initial review comments. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information. Staff has the authority under this provision to withhold from the Planning Commission agenda incomplete applications. Article V, Section E.3.a. Lot Standards – Lot Access a. Except as provided in Section D.6., all lots shall front upon a paved, publicly maintained street. Double frontage lots are prohibited, except where lots consist of more than 66% of a block. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Final Plat Submission Requirements for Minor Subdivisions Article IV, Section.D.1.b.(1) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (1) Location of all blocks and lots with numbers in final numerical order. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(2) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (2) Sufficient data to determine and reproduce on the ground the location, bearing, and length of every road line, block line, boundary line, building line shown to nearest 1/100 foot and bearings in the nearest 15 seconds. Includes radius of arc, central angle, length of tangent and length of curve for the centerline of roads and streets and for all property lines. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 8 Last updated: 7/29/2020 Article IV, Section.D.1.b.(6) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (6) Location and descriptions of monuments at block corners and iron pins at lot corners. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(10) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (10) Certificate for Planning Commission Approval. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(11) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (11) Surveyor’s Certificate on Plat, Engineer’s Seal and Certificate on Plans. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(12) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (12) Provision for Recording Certificate. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments Article IV, Section.D.1.b.(13) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (13) Signature blocks for all utility providers. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(14) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (14) Certificate for County Engineer’s approval for extra-territorial plats. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: County engineer’s signature block is not included on plat. I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 9 Last updated: 7/29/2020 Article IV, Section D.3. Staff Review 3. Staff Review – Applicants for a final plat shall first submit the final plat and plans to the Planning Director and/or his/her authorized agent for staff’s review. The Director shall determine if the submittals meet all of the requirements of Section D.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the application and provide comments to the applicant. Following staff review and comments the applicant shall make a formal application for submittal to and review by the Planning Commission. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Cross Reference: Article IV, Section.D.1.b.(19) Final Plat and Final Plans Comments: For the applicant’s information this provision authorizes staff to withhold an incomplete application from the Planning Commission agenda. Article IV, Section D.7. Recording 7. Recording – Applicant is responsible for recording of Plat and approval shall be null and void if the Plat is not recorded within sixty days after the date of final approval; provided, however, that the Commission may, on finding of good cause, extend that sixty day period. The applicant shall provide a copy of the recorded plat; failure to do so shall result in the denial of the issuance of the building permits within the subdivision. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Commentary: Because a minor a minor subdivision is a concurrent preliminary/final plat, the final plat recording deadline described in this section is required for minor subdivisions. Comments: For the applicant’s information note the deadline for recording the plat. Construction Standards Article V, Section D.7.a. Street Standards – Exceptions to Street Standards a. Natural Features – Blocks abutting natural or topographical features may be approved with exceptions to the blocks and street layout standards of Article V., Section D., subject to all of the following: (1) construction of the grid according to the block and street layout standards must be impracticable in that the applicant would incur substantial and unreasonable additional costs in designing streets across the natural or topographical feature or modification of the grid is necessary to preserve important environmental features such as streams, wetlands, animal habitats, or other conservation areas; (2) Modification of the grid shall not alter the minimum block length or block size, except that the distance of the property line along the natural or topographical feature creating the need for the exception shall be omitted when calculating the perimeter of the block. Additionally, public access easements to any natural or topographical features which can be used for active recreation may be used as the perimeter of a block; and (3) Cul-de-sacs or “loop” streets may be approved where connections with a through street would intersect with the natural or topographical feature. “Loop” streets are preferred to cul-de-sacs wherever practicable. Cul-de-sacs shall not exceed 660 feet and loop streets shall not exceed 1300 feet. (4) Sidewalks (a) Sidewalks are not required to be installed in the right-of-way where all lots front on and have access to existing streets or roads, and such streets or roads are under the jurisdiction of another governing authority, and that authority has prohibited the installation of sidewalks in the right-of-way. In such event, the Commission may require the installation of sidewalks in easements along the margin of the lots adjacent to the right-of-way. (b) If so requested, the Commission may waive the requirement to install sidewalks if, in the discretion of the Commission, sidewalks will not serve the intended purposes due to the absence of other sidewalks in proximity to the subdivision or due to topographical conditions. I I I I MINOR SUBDIVISION CHECKLIST 10 Last updated: 7/29/2020 However, in such cases the Commission shall require sidewalk easements along the margin of lots adjacent to the right-of-way to accommodate the installation of sidewalks in the future. ☐N/A ☐Accepted ☒ Follow up information required. Cross Reference: Article V. Section D. Comments: Please advise if the applicant desires to request Planning Commission approval of non- installation of sidewalks. The nearest development containing sidewalks (Stone Creek) is about 1 road mile from subject property. This item no longer requires submission of a waiver; however the applicant must make their request clear via correspondence. Note that if the Planning Commission agrees to non- installation of sidewalks the Planning Commission will likely require a 10’ pedestrian easement along all lots front upon CR 34 along the margin of the ROW for the installation of sidewalks by a future entity. Article V, Section E.3.a. Lot Standards – Lot Access a. Except in rural and agricultural subdivisions under Section D.7(c) and (d), or as otherwise provided in these regulations, all lots shall front upon a paved, publicly maintained street, and be accessed from such frontage. The Commission, in its discretion, may (but is not required to) allow deviation from this requirement where such frontage and access to each lot is unattainable due to unique and extraordinarily unusual characteristics of the property. Deviation will not be allowed where it appears to the Commission that that the deviation is proposed, in whole or in part, for the purpose of reducing development costs or increasing density. In allowing such deviation the Commission shall require the creation of easements at least 30’ in width to provide for safe and convenient access for ingress/egress, utilities, and public services. Double frontage lots are prohibited, except where lots consist of more than 66% of a block. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article VI, Section D. Construction Standards-Sidewalks Sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations, or as elsewhere provided for in these regulations. On streets requiring sidewalks, concrete sidewalks which meet the City's standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Sidewalks shall be designed and installed in accordance with good engineering practice. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended, and Article V, Section D.6. Pedestrian Area Design Standard and note the performance bond provisions have been removed. Comments: See comments in Article V, Section D.7.a. Article VI, Section G. Construction Standards-Fire Hydrants Fire Hydrants shall be installed along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or as otherwise required by the fire authority having jurisdiction. Water supply and pressure shall be adequate to provide fire protection and for the future needs of the development. Blue reflective markers shall be installed at the street line of streets to indicate the location of fire hydrants. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: See Article IV, Section C.1.b.(11) for additional comments. I I I I I I I I MINOR SUBDIVISION CHECKLIST 11 Last updated: 7/29/2020 Article VI, Section I. Construction Standards-Permanent Monuments Monuments shall be set at all points where the exterior boundaries of the subdivision intersect, including points of curvature and points of tangency on curved boundaries. All monuments and interior lot corners shall be marked as prescribed by the most recent edition of the Alabama Society of Professional Land Surveyors Document Standards of Practice for Surveying in the State of Alabama. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Reviewed by:__________________________ Date of Review:________________________ 9/4/2020 I I U S HWY 9 8 STATEHWY181DOMI NION DR SADDLEBROOK CIRMCKENZIE RD MARY ANN BEACH RDLARI-BEL DR COUNTY RD 11 City of FairhopePlanning Commission November 5, 2020 ¯MARY ANN BEACH RDDOMINION DR SD 20.45 - Mozley Estate Farms Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Mozley Estate FarmsSite Data:10.3 acresProject Type:Minor SubdivisionJurisdiction:Fairhope's ETJZoning District:UnzonedPPIN Number:242283General Location: North side of Dominion Dr. East of MaryAnn Beach Rd. Surveyor of Record:The Woodlands GroupEngineer of Record:Justin PalmerOwner / Developer:Wayne & Sherry MozleySchool District:J Larry Newton School, Fairhope Middle School, Fairhope High SchoolRecommendation:Approval with conditionsPrepared by: Samara Walley 1 SD 20.45 Mozley Estate Farms – October 26, 2020 Summary of Request: Public hearing to consider the request of Wayne and Sherry Mozley for plat approval of Mozley Estate Farms, a 3-lot minor subdivision. The property is approximately 10.3 acres and is located on the north side of Dominion Drive just east of Mary Ann Beach Road. The applicant desires to divide the property into three residential lots. Comments: The subject property is in Fairhope’s Extra Territorial Jurisdiction and therefore must follow Fairhope’s Subdivision Regulations. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope’s Subdivisi on Regulations Article VI Section D requires the provision of sidewalks along all street s in the Planning Jurisdiction of Fairhope. The preliminary plat does not illustrate sidewalks and therefore the applicant is requesting a waiver . This application was originally heard on March 2, 2020 and approved by the Planning Commission. The application has since expired. The applicant is not proposing any changes to the original approval. Due to recent storm events, the applicant was unable to obtain flow model data for the nearby fire hydrant. As a condition of approval, a flow model test stamped by a professional engineer will be required. 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. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water and Gas services are provided by the City of Fairhope. Power is available through Baldwin EMC. It should also be noted that the utility availability letters are the original letters dating back 6 months. As a condition of approval, updated availability letters will be required for filing purposes. Waiver Request: Article VI Section D. Sidewalks requirement in the City of Fairhope Subdivision Regulations which states, “sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope.” The applicant has provided a letter stating that there are no sidewalks in the immediate vicinity. Therefore, a waiver has been requested. A. WAIVER STANDARDS: (Staff response in blue) Waivers may be granted where the Planning Commission finds that the following conditions exist: 1. An extraordinary hardship may result from strict compliance with these regulations due to unusual topographic or other physical conditions of the land or surrounding area not generally applicable to other land areas. Article VI Section D. – Sidewalks: Though no hardship is presented, currently there are no sidewalks in the nearby vicinity. 2. The condition is beyond the control of the sub-divider. Article VI Section D. – Sidewalks: Not applicable for this individual case. 3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the Zoning Ordinance, or the Comprehensive Plan. Article VI Section D. – Sidewalks: Staff finds that this waiver will not nullify the intent of the regulations because the existing character of the surrounding properties is such that there are no sidewalks. 2 SD 20.45 Mozley Estate Farms – October 26, 2020 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. – Sidewalks: Because there are currently no sidewalks present in the vicinity, the waiver would be minimum deviation from the required standard. 5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public; Article VI Section D. – Sidewalks: No, the waiver shall not have adverse effects. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. – Sidewalks: Staff is neutral on this standard. The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “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; • Not applicable 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; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Not applicable. 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 20.45 Mozley Estate Farms with the following conditions: 1. Approval of the Sidewalk Waiver; 2. Provision of a 10’ sidewalk easement along Dominion Drive; 3. Flow Model test should be stamped by a professional engineer; 4. Fire hydrant(s) should be illustrated on site plan; 5. Submission of updated utility availability letters; and 6. Provision of the Property Owner Certification form prior to the signing of the Final Plat. 1 | Page SIDEWALK WAIVER REQUEST To whom it may concern, On behalf of Mr. Wayne Mozley we would like to request that the City of Fairhope Subdivision Regulation Article IV Sec.C.1.B(16) as it pertains to sidewalk construction be waived. Due to this property being located in the County several miles outside of the Fairhope City limits together with the fact that there are currently no sidewalks adjacent or adjoing to this property we would like for this requirement to be waived. Thank you for your attention to this matter. Sincerely, JUSTIN PALMER, PLS "-Elio O Dl f\ n D -GROUP Surveying Solutions 4$(4$(4$(4$(%45%45%45%45%45 Karin Wilson Jfql'~Y Kerin G. Boone Jack Burrell. :>.C\10 ]im1m Con1·ers Lisa .~. Hanks. MMC 0{1'(/crl..' Kimt,erly Creech 0(1' T>n1.sura January 17, 2020 The Woodlands Group 22873 Hwy 98 Fairhope, AL 36532 Regarding your Gas availability request for the property located PIN #242283 in Fairhope, AL. Gas is available and will be serviced by the City of Fairhope. Gas services will generally be installed at no cost to the owner. We do, however, reserve the right to charge for services that will only connect non-essential gas loads, such as fire logs and /or barbeque grills. All services shall be provided in accordance with City of Fairhope regulations, standards and policies for each service requested. Please review this information at your convenience. If you have any questions or comments, please call or email our office at 251-928-8003 or jay.whitma n@fairhopeal.gov. Sincerely, Terry Holman Superintendent, Gas Department City of Fairhope, AL MINOR SUBDIVISION CHECKLIST 1 Last updated: 7/29/2020 Date of review: September 8, 2020 Project: SD 20.45 Mozley Estate Farms The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text. Items requiring revision and resubmission, or requests for follow up information are indicated in bold italic text. Preliminary Plat Submission Requirements for Minor Subdivisions Article IV, Section C.1. Two (2) copies of the preliminary plat and two copies of all plans shall be submitted initially for staff review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Following staff review and comments, formal submission of the preliminary plat shall include eighteen (8) copies of the preliminary plat and one (1) copy of all plans. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Cross Reference: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format Comments: Staff requests 8 copies of the revised preliminary plat on 11x17 paper and 1 copy of any revised plans on 24x36 paper reflecting all amendments and revisions required by this review process. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Application for Subdivision Plat Approval ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certificate of County Zoning (IF APPLICABLE) ☒N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Memorandum of Transmittal for Extra-Territorial Development (IF APPLICABLE) ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Article IV, Section C.1. Certification of Property Owner Notification List ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 2 Last updated: 7/29/2020 Article IV, Section C.1.b.(1) Vicinity map at a scale not less than 1: 9600 ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments Article IV, Section C.1.b.(2) Name and location of the proposed subdivision and names and location of any adjacent subdivisions. The name of the proposed subdivision shall not duplicate or closely approximate the name of any other subdivision covered by these regulations. The Commission shall have the final authority to designate the name of the subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(3) Names and addresses of the following: • owner • designer • applicant • all associated investors • record owners of lands immediately adjacent to subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(4) North point, linear and graphic scales, and date. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(5) Contour map at two-foot interval. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(6) Blocks and lots with dimensions and bearings for all lot lines and boundaries. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(7) Building set back lines shall be shown on the plat as required by the zoning ordinance or in absence of zoning, as required by deed restrictions. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 3 Last updated: 7/29/2020 Article IV, Section C.1.b.(8) Plan and profiles of all proposed utilities with connections (8) Plan and profiles of all proposed utility with connections to existing utility system and all proposed improvements. Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. The applicant shall submit one copy of utility letters stating availability of service. Utility letters and layout must be submitted from electric, water, sewer, phone, trash provider, and gas (if applicable), stating the property may be adequately served by such utility. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. Commentary: Minor subdivisions will generally not require plans and profiles of utilities because infrastructure is not installed with minor subdivisions. Utility availability letters are required for minor subdivisions. Comments: Please contact Penny Hale at (251) 928-8003 to obtain utility availability letters from Fairhope Public Utilities. Article IV, Section C.1.b.(9) Location/dimensions of lands to be dedicated or reserved for parks, open space or other public use ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: This item is generally not required for minor subdivisions unless the minor subdivision affects or modifies an area containing existing commons areas or greenspace. Comments: Article IV, Section C.1.b.(10) The existing or proposed zoning classification of the subdivision and all contiguous lands. Where there is no zoning in effect, the proposed use of the lots shall be shown on the plat. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: flow model data to be stamped by professional engineer Article IV, Section C.1.b.(12) Street lighting plan ☒N/A with comments ☐Accepted ☐Revise and Resubmit per comments Commentary: Because minor subdivisions do not include the installation of infrastructure such as streets, this section is generally not required unless some existing condition is affected by the minor subdivision. Comments: I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 4 Last updated: 7/29/2020 Article IV, Section C.1.b.(13) and Article V, Section D.5.a.(9) Tree protection plan for all required street trees or trees over 20” DBH. Tree protection fences shall be installed prior to land disturbance activities. (See Appendix G) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Ordinance number 1444, Tree Ordinance This section is generally not applicable to minor subdivisions because no infrastructure is installed in the development of a minor subdivision that might require tree removal. It is possible tree protection may need to be addressed if affected by a minor subdivision and this section serves as a placeholder for use with a minor subdivision if needed. Comments: Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(15) Submit a topographic survey with an aerial photograph with plat overlay. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(16) Pedestrian circulation plan ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: sidewalks should be shown or a sidewalk waiver request is required Article IV, Section C.1.b.(17) Site data box including but not limited to: • Total acreage of site • Acreage of common area(s) o Greenspace requirements as amended by resolution 2019-01 effective February 4, 2019 • Total number of lots (see comment below) • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section C.2. Greenspace requirements as amended. Commentary: If the unit count includes more than 30 dwelling units, a second entrance may be required to comply with the International Fire Code. The acreage of common areas and greenspace are generally not triggered by a minor subdivision; however, those items are included here as place holders should a minor subdivision involve an existing property where those existing features must be addressed if they are modified by the minor subdivision. Comments: I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 5 Last updated: 7/29/2020 Article IV, Section C.1.b.(18) Applicants shall provide site data and all applicable permits relative to items such as soils, wetlands, flooding, drainage, natural features and potential archeological features. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(19) Maximum drawing size and scale shall be limited to 24"x 36” and 1:100, respectively ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: See Article IV, Section C.1. for staff request regarding eighteen (18) copies of drawings in 11x17 format following initial staff review. Comments: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Staff requests the digital copy of all plans be in Adobe PDF format supplied on a compact disc. Article IV, Section C.1.c. Street Plan Requirements: (1) Location of existing and proposed streets within and adjacent to subdivision (2) Widths and purpose of existing and proposed rights-of-way (ROW) and easements (3) Clear identification of ROW and location of any street included in Master Plan (4) Proposed curb radii for each street intersection or significant street curves (5) Proposed street names (6) Typical section for proposed streets, centerline profiles of all proposed streets with finish grades, at a scale of: 1"=50' horizontal and 1"=5' vertical, or 1"=100' horizontal and 1"=10' vertical ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Minor subdivisions generally do not contain streets to be dedicated to the City or County. Comments: Article IV, Section C.1.d. Drainage plan prepared by professional engineer, including proposed method of storm water detention and means of controlling erosion during construction. Any portion of the land in the proposed subdivision subject to periodic inundation by storm drainage, overflow or ponding shall be clearly identified on the plat. Lands lying within the flood plain, V or A Zones, shall be clearly identified on the plat. Storm-water detention facilities shall be shown in the plans and calculations provided. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section F.3.a., b., and c. Generally, not required for minor subdivisions. Comments: Article IV, Section C.1.e. Engineering Plans: all engineering plans shall be signed and stamped by the registered professional engineer of record. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 6 Last updated: 7/29/2020 Article IV, Section C.1.f. Phased development: where a phased development is proposed, the preliminary plat shall include all phase lines and a master plan showing the continuity of development proposed for the entire project. Each phase shall satisfy the requirements of these regulations individually. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, 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 Department, 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, signals, warnings, plantings and landscaping. There shall 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. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Minor subdivisions generally do not trigger traffic studies or highway improvement plans. Because the EOR will provide correspondence describing why a traffic study is not needed, submission of a letter in lieu of a traffic study has not generally been treated as a waiver because the engineer’s letter contains data that satisfies the traffic study requirement Comments: Article IV, Section C.1.h. Traffic Data and Traffic Study: Applications shall include trip generation data showing the projected average daily traffic (ADT) in a 24-hour period and projected peak-hour traffic generated by the development in the subdivision application. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Minor subdivisions generally do not trigger traffic studies or highway improvement plans. Because the EOR will provide correspondence describing why a traffic study is not needed, this has not been treated as a waiver because the engineer’s letter contains data that satisfies the traffic study requirement. If it is believed a traffic study is needed, or required by the Planning Commission, reference the full requirements of Article IV, Section C.1.h. in the subdivision regulations. Comments: Article IV, Section C.1.i. List of Names and addresses of all persons to whom notice of a public hearing shall be sent, and the names and addresses of all owners of land immediately adjoining the proposed subdivision as their names appear upon the plats in the county tax assessor’s office, which will be certified or otherwise verified by the County, on the tax records of the County. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article IV, Section C.1. Certification of Property Owner Notification List Comments: I I I I I I I I MINOR SUBDIVISION CHECKLIST 7 Last updated: 7/29/2020 Article IV, Section C.1.j. The applicant shall post on any specific property, which is the subject of the application, on a sign facing each adjacent public street. The sign shall be furnished by the City at the time of application giving notice of the hearing. The sign shall be posted no later than 15 days prior to the hearing before the Planning Commission. It is the sole responsibility of the applicant to post the sign in accordance with these regulations. Failure to post this sign may result in nullification of the subdivision application and approval. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Currently this signage is furnished and installed by COF staff. Article IV, Section C.1.k. County Engineer Correspondence In the case of applications for a preliminary plat outside the City limits but within the jurisdiction of these regulations, the applicant shall be required to submit evidence in writing that plans for the subdivision shall have been received by the County Engineer for his/her review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: Article IV, Section C.1.l. Payment of filing fee as specified in the City’s most recent schedule of fees. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.2. Staff Review 2. Staff review – Applicants for a preliminary plat shall first submit the preliminary plat and plans to the Planning Director and/or his/her authorized agent for staffs review. The Director shall determine if the submittals meet all of the requirements of Section C.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the application and provide comments to the applicant. Following staff review and comments the applicant shall submit revised drawings for review by staff and the Planning Commission. The revised plans submitted shall reflect staff’s initial review comments. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information. Staff has the authority under this provision to withhold from the Planning Commission agenda incomplete applications. Article IV, Section C.5. Pre-Construction Conference 5. Pre-construction Conference – An onsite pre-construction conference with City representatives is required prior to initiation of any land disturbance activities. Construction of said improvements shall in no way obligate the Commission to grant Final Approval of the Plat, nor shall it obligate the City Council to accept such improvements for public maintenance. No owner or developer shall proceed with any site work under authority of preliminary plat approval until the completion of the preconstruction conference. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: This item is generally not required for minor subdivisions but may be required by staff if some type of construction or utility installation activity is required to accomplish a minor subdivision that does not rise to the level of a major subdivision. Comments: I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 8 Last updated: 7/29/2020 Article V, Section E.3.a. Lot Standards – Lot Access a. Except as provided in Section D.6., all lots shall front upon a paved, publicly maintained street. Double frontage lots are prohibited, except where lots consist of more than 66% of a block. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Many minor subdivisions are not located in traditional lot and block subdivision. If a double- frontage lot is requested, a wavier may be required or a condition of approval included in the staff report to memorialize that the requested double frontage lot is not within a traditional lot and block subdivision. Comments: Final Plat Submission Requirements for Minor Subdivisions Article IV, Section.D.1.a. Maintenance Bond a. Either a financial guaranty (in the form of a maintenance bond) in an amount and form acceptable to the City Council as a guarantee for the installation of required improvements or the determination of the City's General Superintendent that all required improvements have been installed to the City's requirements. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: This is generally not required for a minor subdivision due to lack of infrastructure installation. Comments: Article IV, Section.D.1.b.(1) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (1) Location of all blocks and lots with numbers in final numerical order. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(2) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (2) Sufficient data to determine and reproduce on the ground the location, bearing, and length of every road line, block line, boundary line, building line shown to nearest 1/100 foot and bearings in the nearest 15 seconds. Includes radius of arc, central angle, length of tangent and length of curve for the centerline of roads and streets and for all property lines. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(3) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (3) Storm water culverts and appurtenances, their sizes and locations. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: It is very unlikely these types of items will be installed as the result of a minor subdivision, but existing storm water infrastructure must be shown on the plat. Comments: Article IV, Section.D.1.b.(4) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (4) Street Tree Plan shall be submitted showing the location of all planted street trees. I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 9 Last updated: 7/29/2020 ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Generally, not required for a minor subdivision. This section is included in the minor subdivision checklist to serve as a placeholder should this item be needed for a unique minor subdivision situation that somehow modifies or affects street trees. Comments: Article IV, Section.D.1.b.(5) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (5) Final plans and calculations for utility layouts. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: New utilities are generally not installed as a result of a minor subdivision, but this section is included in the minor subdivision checklist to reflect the requirement that existing utilities are located and noted on the plat. Comments: Article IV, Section.D.1.b.(6) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (6) Location and descriptions of monuments at block corners and iron pins at lot corners. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(7) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (7) Delineation on plans or plat of clear sight triangles as required by Article V., Section D.5.b.(5). ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article V., Section D.5.b.(5). Commentary: Generally, not required for a minor subdivision. This section is included in the minor subdivision checklist to serve as a placeholder should this item be needed for a unique minor subdivision situation where clear site triangles may be affected by the lots created by a minor subdivision. Comments: Article IV, Section.D.1.b.(8) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (8) Owner and Lien-Holders Certificates of Dedications for Streets or other public use. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(9) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (9) Where streets stubs are provided, said stubs shall provide access to abutting properties. The applicant shall include a note on the plat providing notice that said stub shall provide future access to abutting properties. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: A minor subdivision will generally not trigger this requirement, but circumstances may arise where this section is needed and is included as a place holder if an existing stub street is affected by a minor subdivision. Comments: I I I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 10 Last updated: 7/29/2020 Article IV, Section.D.1.b.(10) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (10) Certificate for Planning Commission Approval. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: info Article IV, Section.D.1.b.(11) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (11) Surveyor’s Certificate on Plat, Engineer’s Seal and Certificate on Plans. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: In most cases the engineer’s seal is not required for a minor subdivision and the surveyor’s seal is the only seal needed applied on the plat. Comments: Article IV, Section.D.1.b.(12) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (12) Provision for Recording Certificate. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: info Article IV, Section.D.1.b.(13) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (13) Signature blocks for all utility providers. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Article IV, Section.D.1.b.(14) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (14) Certificate for County Engineer’s approval for extra-territorial plats. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: Article IV, Section.D.1.b.(15) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (15) Site data table box including but not limited to: • Total acreage of site • Acreage of common area(s) • Total number of lots • Gross Floor Area of Buildings • Site Density • Number of units proposed. I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 11 Last updated: 7/29/2020 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross check this section with Article IV, Section C.1.b.(17) to make certain all items are provided. The gross floor area of buildings and acreage of common areas are generally not required for minor subdivisions and those items are included here as a placeholder if they are needed for a minor subdivision. Comments: Article IV, Section.D.1.b.(16) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (16) Digital or video image(s) with date and time stamp of storm drains to ensure drainage structures are undamaged and free of debris and sediment. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: It is very unlikely that a minor subdivision would trigger this requirement and this item serves as a placeholder should the public works director or appropriate authority feels this is needed for inspecting existing infrastructure affected by a minor subdivision. Comments: Article IV, Section.D.1.b.(17) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (17) Maintenance Plan for maintenance of detention facilities during development and documents providing for continued maintenance after completion of development and sale of all lots. Such documents running as a covenant with the lands. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section F.3.a.(3) Commentary: It is very unlikely that a minor subdivision would trigger this requirement and this item serves as a placeholder should a minor subdivision affect a drainage system that contains an existing O&M Agreement that may need revisions to reflect the lots created by a minor subdivision. Comments: Article IV, Section.D.1.b.(18) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (18)The engineer shall perform the supervision of construction, the final plat shall have the following engineer’s certification: “ENGINEER’S CERTIFICATE” “I, the undersigned, a Registered Engineer in the State of Alabama holding Certificate Number ______, hereby certify that I have designed the within improvements in conformity with applicable codes and laws and with the principals of good engineering practice. I further certify that I have observed the construction of the within improvements, that the same conforms to my design, that the within is a true and accurate representation of improvements as installed and that said improvements are hereby recommended for acceptance by the City of Fairhope, Alabama. ____________________ Project Engineer ____________________ Date ____________________ I I I I I I MINOR SUBDIVISION CHECKLIST 12 Last updated: 7/29/2020 Name of Project to which the Certificate Applies Plans which are certified consist of Page _____ thru _____, each of which bears by seal and signature.” ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: It is very unlikely that a minor subdivision would trigger this requirement and this item serves as a placeholder should a minor subdivision affect an existing drainage system or other system that has to be modified in such a way that updated documents must be prepared by and certified by an engineer, thus requiring an engineer’s certification on a drawing or document (such as a modified O&M agreement). Comments: Article IV, Section.D.1.b.(19) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (19) All final plans submitted on a digital copy of all plans in an ADOBE PDF format. ☐N/A ☐Accepted ☒Follow-up correspondence Comments: 8 copies of the preliminary plat and 1 copy of all plans are required following initial review by staff. Staff requests the 8 copies of the preliminary plat be on 11x17 paper, any revised plans shall be on 24x36 paper, and the Adobe pdf files be submitted on a compact disc or made available for download. Article IV, Section.D.1.b.(20) Final Plat and Final Plans showing all information required by and meeting requirements of Article IV., Section C.1. and the following additional information: (20) ESRI ArcMap Shapefiles including, but not limited to locations of: street centerlines, sidewalk centerlines, curb lines (including back of curb), property corners, lot lines, and edge of pavement. ☐N/A ☐Accepted ☐ Revise and Resubmit per comments Commentary: In most cases this should be not applicable to a minor subdivision. Comments: Article IV, Section D.2. Phased Plats 2. Phased Plats – A final plat that includes only a portion of the land area of an approved preliminary plat shall correspond to the phase lines on an approved preliminary plat. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Phased plats are very unlikely for a minor subdivision unless a plat was previously phased. Comments: Article IV, Section D.3. Staff Review 3. Staff Review – Applicants for a final plat shall first submit the final plat and plans to the Planning Director and/or his/her authorized agent for staff’s review. The Director shall determine if the submittals meet all of the requirements of Section D.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the application and provide comments to the applicant. Following staff review and comments the applicant shall make a formal application for submittal to and review by the Planning Commission. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Cross Reference: Article IV, Section.D.1.b.(19) Final Plat and Final Plans Comments: For the applicant’s information this provision authorizes staff to withhold an incomplete application from the Planning Commission agenda. Article IV, Section D.4. Final Inspections I I I I I I I I I I MINOR SUBDIVISION CHECKLIST 13 Last updated: 7/29/2020 4. Final Inspections – Applicants shall submit a letter of verification prepared by the Applicant’s engineer certifying that all punch list items from the final inspections have been satisfactorily completed. A fee of $1,000.00 will be charged for all re-inspections caused by incomplete punch lists. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: This section is generally not applicable to minor subdivisions as there should be no improvements requiring inspection. Comments: Article IV, Section D.7. Recording 7. Recording – Applicant is responsible for recording of Plat and approval shall be null and void if the Plat is not recorded within sixty days after the date of final approval; provided, however, that the Commission may, on finding of good cause, extend that sixty day period. The applicant shall provide a copy of the recorded plat; failure to do so shall result in the denial of the issuance of the building permits within the subdivision. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Commentary: Because a minor a minor subdivision is a concurrent preliminary/final plat, the final plat recording deadline described in this section is required for minor subdivisions. Comments: For the applicant’s information note the deadline for recording the plat. Construction Standards Article V, Section D.6. Street Standards – Pedestrian Area Design Standards All streets shall include a pedestrian area comprised of a planting strip and a sidewalk, according to the standards in Table 5.3 in Appendix A. The developer may have the flexibility to construct the sidewalks within 2 years of final plat approval. A letter of credit guaranteeing the construction for 125% of the engineer’s estimate is required. At the end of 2 years, all sidewalks shall be completed by either the developer or City, using the letter of credit. The areas in which the sidewalks will be poured shall be graded and compacted at the time the subdivision infrastructure is constructed. The pedestrian area shall be designed according to the following minimum standards: a. All streets supporting residential land uses shall have a minimum 5-foot wide sidewalk on each side of the street with the back edge of the sidewalk being the edge of the right-of-way. b. All streets supporting public institutions and public facilities land uses shall include a minimum 5-foot wide sidewalk and 8-foot wide planting strip on each side of the street. c. All streets supporting non-residential land uses including commercial, office, and mixed-use villages, shall have: (1) a minimum 15’ wide sidewalk, with tree wells according to Article V., Section D.5.a.8.(e) on each side of the street; or (2) a minimum 10’ wide sidewalk and minimum 6-foot wide planting strip on each side of the street. d. Sidewalks shall include curb ramps meeting accessibility requirements of the Americans with Disabilities act at all intersections and any non-grade driveway or land intersecting the sidewalk. e. Sidewalks shall be constructed of a minimum 4” concrete surface meeting City construction standards. Where applicable, sidewalk materials shall be used and constructed to encourage maximum tree preservation. f. Streets in rural and agricultural subdivisions meeting all requirements of Article V., Section D.7.c. and d. are not required to provide sidewalks. g. Where applicable, sidewalks shall be configured in a manner that provides for maximum tree preservation. ☐N/A ☐Accepted ☒Revise and Resubmit per comments I I I I I I MINOR SUBDIVISION CHECKLIST 14 Last updated: 7/29/2020 Cross Reference: Article V. Section D.5.a.8.(e) and D.7.c and d. Comments: sidewalks installed or sidewalk waiver request Article V, Section D.6. Street Standards – Pedestrian Area Design Standards All streets shall include a pedestrian area comprised of a planting strip and a sidewalk, according to the standards in Table 5.3 in Appendix A. The developer may have the flexibility to construct the sidewalks within 2 years of final plat approval. A letter of credit guaranteeing the construction for 125% of the engineer’s estimate is required. At the end of 2 years, all sidewalks shall be completed by either the developer or City, using the letter of credit. The areas in which the sidewalks will be poured shall be graded and compacted at the time the subdivision infrastructure is constructed. The pedestrian area shall be designed according to the following minimum standards: a. All streets supporting residential land uses shall have a minimum 5-foot wide sidewalk on each side of the street with the back edge of the sidewalk being the edge of the right-of-way. b. All streets supporting public institutions and public facilities land uses shall include a minimum 5-foot wide sidewalk and 8-foot wide planting strip on each side of the street. c. All streets supporting non-residential land uses including commercial, office, and mixed-use villages, shall have: (1) a minimum 15’ wide sidewalk, with tree wells according to Article V., Section D.5.a.8.(e) on each side of the street; or (2) a minimum 10’ wide sidewalk and minimum 6-foot wide planting strip on each side of the street. d. Sidewalks shall include curb ramps meeting accessibility requirements of the Americans with Disabilities act at all intersections and any non-grade driveway or land intersecting the sidewalk. e. Sidewalks shall be constructed of a minimum 4” concrete surface meeting City construction standards. Where applicable, sidewalk materials shall be used and constructed to encourage maximum tree preservation. f. Streets in rural and agricultural subdivisions meeting all requirements of Article V., Section D.7.c. and d. are not required to provide sidewalks. g. Where applicable, sidewalks shall be configured in a manner that provides for maximum tree preservation. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Article V. Section D.5.a.8.(e) and D.7.c and d. Comments: sidewalks installed or sidewalk waiver request Article V, Section D.7.a. Street Standards – Exceptions to Street Standards a. Natural Features – Blocks abutting natural or topographical features may be approved with exceptions to the blocks and street layout standards of Article V., Section D., subject to all of the following: (1) construction of the grid according to the block and street layout standards must be impracticable in that the applicant would incur substantial and unreasonable additional costs in designing streets across the natural or topographical feature or modification of the grid is necessary to preserve important environmental features such as streams, wetlands, animal habitats, or other conservation areas; (2) Modification of the grid shall not alter the minimum block length or block size, except that the distance of the property line along the natural or topographical feature creating t he need for the exception shall be omitted when calculating the perimeter of the block. Additionally, public access easements to any natural or topographical features which can be used for active recreation may be used as the perimeter of a block; and (3) Cul-de-sacs or “loop” streets may be approved where connections with a through street would intersect with the natural or topographical feature. “Loop” streets are preferred to cul-de-sacs wherever practicable. Cul-de-sacs shall not exceed 660 feet and loop streets shall not exceed 1300 feet. I I MINOR SUBDIVISION CHECKLIST 15 Last updated: 7/29/2020 (4) Sidewalks (a) Sidewalks are not required to be installed in the right-of-way where all lots front on and have access to existing streets or roads, and such streets or roads are under the jurisdiction of another governing authority, and that authority has prohibited the installation of sidewalks in the right-of-way. In such event, the Commission may require the installation of sidewalks in easements along the margin of the lots adjacent to the right-of-way. (b) If so requested, the Commission may waive the requirement to install sidewalks if, in the discretion of the Commission, sidewalks will not serve the intended purposes due to the absence of other sidewalks in proximity to the subdivision or due to topographical conditions. However, in such cases the Commission shall require sidewalk easements along the margin of lots adjacent to the right-of-way to accommodate the installation of sidewalks in the future. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article V. Section D. Comments: info Article V, Section E.3.a. Lot Standards – Lot Access a. Except in rural and agricultural subdivisions under Section D.7(c) and (d), or as otherwise provided in these regulations, all lots shall front upon a paved, publicly maintained street, and be accessed from such frontage. The Commission, in its discretion, may (but is not required to) allow deviation from this requirement where such frontage and access to each lot is unattainable due to unique and extraordinarily unusual characteristics of the property. Deviation will not be allowed where it appears to the Commission that that the deviation is proposed, in whole or in part, for the purpose of reducing development costs or increasing density. In allowing such deviation the Commission shall require the creation of easements at least 30’ in width to provide for safe and convenient access for ingress/egress, utilities, and public services. Double frontage lots are prohibited, except where lots consist of more than 66% of a block. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article VI, Section A. Construction Standards-General The sub-divider shall be required to install, or construct improvements hereinafter described prior to having released bond or other surety which guarantees the installation of such improvements. All improvements required shall be constructed in conformity with these regulations and in conformity with Chapter 19, Streets, Sidewalks, and Other Public Ways, of the Code of Ordinances for the City of Fairhope, as amended. All improvements shall be designed and sealed by a Project Engineer. The Project Engineer shall carry Errors and Omissions Insurance at a minimum coverage of at least $1,000,000. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Commentary: The design professional (engineer or surveyor) must include a certificate of insurance with their application. Make certain the certificate has not expired. Comments: Article VI, Section D. Construction Standards-Sidewalks Sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations, or as elsewhere provided for in these regulations. On streets requiring sidewalks, concrete sidewalks which meet the City's I I I I I I MINOR SUBDIVISION CHECKLIST 16 Last updated: 7/29/2020 standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Sidewalks shall be designed and installed in accordance with good engineering practice. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended, and Article V, Section D.6. Pedestrian Area Design Standard and note the performance bond provisions have been removed. Commentary: In the past applicants have commonly requested sidewalk waivers for minor subdivisions; however, the Planning Commission has ultimate authority of the approval of a subdivision that does not include construction of sidewalks or does include existing sidewalks to satisfy this section. The amendments to Article V Section D.7. gives the Planning Commission the authority to approve non-installation of sidewalks without a waiver. If the Planning Commission requires sidewalks to be installed, the application reverts to a preliminary plat due to the required installation of infrastructure and staff must be prepared to explain this situation in-session. Comments: sidewalk or sidewalk waiver request will be required Article VI, Section G. Construction Standards-Fire Hydrants Fire Hydrants shall be installed along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or as otherwise required by the fire authority having jurisdiction. Water supply and pressure shall be adequate to provide fire protection and for the future needs of the development. Blue reflective markers shall be installed at the street line of streets to indicate the location of fire hydrants. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Commentary: Consult with the building official whenever a waiver from the fire hydrant requirement is requested. It may be possible that a note is added to the plat requiring any dwellings to be sprinkled if the fire hydrant is not within 450’ of the property and no other source of fire protection is available. If the sprinkled building option is chosen, adequate water supply is required and must be verified by the water provider. If the property is outside the Fairhope Permit Jurisdiction, a letter of acceptance may be needed from the appropriate building department to allow sprinkled buildings. Depending upon the classification of the building, a nearby fire hydrant may still be required for a sprinkled building (such as in the fire district). Comments: Article VI, Section I. Construction Standards-Permanent Monuments Monuments shall be set at all points where the exterior boundaries of the subdivision intersect, including points of curvature and points of tangency on curved boundaries. All monuments and interior lot corners shall be marked as prescribed by the most recent edition of the Alabama Society of Professional Land Surveyors Document Standards of Practice for Surveying in the State of Alabama. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Reviewed by:_Samara Walley___ Date of Review:____9/8/2020____ I I I I I I City State Zip FAIRHOPE AL 36533 MAGNOLIA SPRINGS AL 36555 FAIRHOPE AL 36532 FAIRHOPE AL 36532 DAPHNE AL 36526 Property Street Number Property Street Name Land Use Type 13196 MARY ANN BEACH RD AGRICULTURAL 0 DOMINION DR AGRICULTURAL 12655 DOMINION DR RESIDENTIAL 0 MARY ANN BEACH RD AGRICULTURAL 12655 DOMINION DR (A) RESIDENTIAL STATE OF ALABAMA BALDWIN COUNTY 1, TEDDY J. FAUST, JR., Revenue Commissioner in and for said State and County, do hereby certify that this is a true and correct copy of the records of this office. Actions 59345 242283 109602 17468 109603 Parcel Number Pin Owner Name Address 05-56-06-23-0-000-085.012 59345 HELVACIOGLU, SELISA T ETVIR AHMET PO BOX 1084 05-56-06-23-0-000-085.050 242283 MOZLEY, WAYNE THOMAS ETAL MOZLEY, SHERRY PO BOX 187 05-56-06-23-0-000-085.013 109602 DWYER, JOHN L ETAL DWYER, CHARLOTTE M 12655 DOMINION DR 05-56-06-23-0-000-085.011 17468 DANIELSON, CHRISTOPHER ETAL DANIELSON, K 262 ROYAL LANE 05-56-06-23-0-000-085.014 109603 ALBERSTADT, STEPHEN M ETAL BOOTH, SHEILA PO BOX 3019 STATE OF ALABAMA BALDWIN COUNTY . I TEDDY J. FAUST, JR., Revenue Comm1ssloner i~ and for said State end County, do hereby certify that this is a true and correct copy of the records of this office. YOSEMITEBLVDK AI ETEUR FALLSAVLACEY RDGULLFOSSSTRACHELMYERS LN I G U A Z UFALLSAV DRESSAGEWAY MY WAY BAUGHMAN RD HEATHER'S GLEN LN LI NN RIDGEDRBABB'S LN KENNETHKINGLNLANGFORD RDCity of FairhopePlanning Commission November 5, 2020 ¯SOPHIEFALLSAV HATCHETTCREEKAVLANDRYLN GULLFOSS STLEONARD LN YOSEMITE BLVDSUTHERLANDCIRBAUGHMAN RD HEATHER'S GLEN LNBABB'S LN DRESSAGE WAY MY WAYLANGFORD RDSD 20.47 - Fairhope Falls West Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Fairhope Falls West Site Data:+/-132.2 acresProject Type:Village Subdicision ApprovalJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:69893, 310029, 350184, 350639, 382511General Location:East side of Langford Road across from Bridlewood LaneSurveyor of Record:DewberryEngineer of Record:DewberryOwner / Developer:Fairhope Falls Owners Association, Inc.; TH Fairhope Falls 2018, LLC; and Leonard and Sharon SmartSchool District:Fairhope East, Middle, and High SchoolRecommendation:Approve with ConditionsPrepared by: Mike Jeffries 1 SD 20.47 Fairhope Falls West– November 5, 2020 Summary of Request: The owner and applicants are Fairhope Falls Owners Association Inc.; TH Fairhope Falls 2018 LLC; and Leonard and Sharon Smart. Dewberry is the engineer of record on the proposed project. This application is amending an existing Village Subdivision approved in 2006 which is partially built out. The subject property is in Fairhope’s Planning Jurisdiction, but outside of the Permitting and Police Jurisdiction. Comments: The proposed development is for 545 lots compared to the approved village plan of 540 lots. Original application was for a total of 535. The 10-lot increase was due to a redesign requested by surrounding community. Phases 1 and 2 have received final plat and phase 3 has received preliminary plat. The primary changes are: - shifts in lot sizes (within Baldwin County Subdivision requirements) o The approved master plan included 65’, 70’, 75’, 80’, and 85’ wide lots. o The proposed plan converts the 65’ wide lots to 60’; increases 70’ wide lots, decreases 75’ wide lots, 80’ wide lots stay the same, 85 ‘wide lots decrease; and 100’ wide lots are introduced. The total number of lots is for the entire Village Subdivision which includes final platted subdivisions that are occupied. For example, the 65’ lots listed under master plan are lots that have completed homes. - Shifts in location of lots o Lots were shifted primarily for two reasons o Residents at community meeting requested lots not front on Langford Rd. • Redesign resulted in 10 additional lots • Redesign also included buffer as depicted below o Applicant stated to move lots out of flood plain. (FEMA maps have updated since previous approval) - Not all amenities illustrated on the original plan were constructed in the first phases. Additional amenities will be included as shown on Master Plan Illustrative with future development: o Additional pool amenity FAi l(__HOPE FALLS OLD MA TE R PL AN 65' LOT S= 144 70' LOTS = 50 75' LOTS = 130 80 'LOTS = 36 85' LO TS = 180 TOTAL LOTS = 540 MAS TE R PLAN SUMMAR Y 60' LOTS = 154 65' LOTS = 8 70 ' LOTS = 137 75' LOTS= 46 80'LOTS = 38 85' LOTS =84 100' LOTS = 68 TOTAL LOTS= 54 5 2 SD 20.47 Fairhope Falls West– November 5, 2020 o Active recreation park (playground, basketball, shade structure) o Passive recreation area (open lawn area with benches under shade trees) o Exercise park o 25’ landscape buffer with a 6’ high fence and evergreen hedge along Langford The proposed setbacks: Front-30’ Rear-30’ Side-10’ Street Side-15’ Previously recorded plats for this development differ with a Street Side setback of 20’ Future subdivisions will require an application, staff review, and Planning Commission approval. Sidewalks and street trees shall be required before application for any future final plat. Staff Notes: The proposed changes to this master village plan alter already approved and final platted phases. Staff has two major concerns: 1. A gap exists between the completed phases and the undeveloped portion. The existing ROW in Phase 1 that would extend to Langford road has a parcel of common area of Phase 2 stops short of being accessible from the undeveloped phases and connecting. The original Master Plan had the road continuing to Langford during Phase 1 development. 2. Secondly the proposed second pool amenity and CBU shown as amenity ‘H’ on the Master Plan Illustrative is in the already final platted Phase 1. Staff believes the City would not have the authority to enforce these improvements located on adjacent property at a future preliminary or final plat application. The applicant has proposed to do a replat moving the common lot lines to allow for the future ROW in phase 4 to abut the existing ROW and also for the location of amenity ‘H’ to be in phase 4. The proposed replat is included in the staff report. The proposed Village Site Plan reflects the changes from the replat. A phasing schedule was included that had all phases completed by February 2022. Staff Recommendation: Staff recommends approval of case SD 20.47 with the following conditions: 1. The administrative replat is signed and recorded and a signed copy submitted to the Planning Department. 2. The next phase of construction is phase 4 connecting the existing development to Langford Road. 3. No subdivision applications shall be accepted until all conditions have been satisfied. PROP EH r f1DUNl).;R'f l f'R0P05El1 U LI NE ~ 1"ROPOSED 6 ' HIGH FE NC E PRO POS ED EV E~G REE I HE OC E C --i ,o · s·l ,o • 6" I -.....-I j 20 '-J" ___j__ TRAVEL TR AVEL _j___ 18'-10" ----1--25' LAND SCAP E. BU FFE R LI\N E Lo.N E LANGFO RD ROAD LANDSCAP E BU FF E R PROF ILE 25353 Friendship Road Daphne, AL 36526 251.990.9950 fax 251.929-9815 9.764 AC 0.462 AC 0.880 AC 1 2 0119118 117828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120707172737475767778798081565758596064666768646569 70 6867 6664 7073 67 697071727374757677787980818283848586878889909192939495969798991001011021031041051061071081091101111121131141151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 7475767778798081828384858687888990919293949596979899100 585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103 525354555152535455565758596061626364656667686970717273 55 56 57 58 59 60 61 62 52 53 54 46474849 50 51 3637383940414243 363738394041424344 454647484950 5152 51525354 5556 57 3738394041424344515035 3839404142435 7 5 8 5 9 6 0 4 9 5 5 49504547 5142 42 585552 46 575859 565 05152535 45560616263 43 4254 55 64 1 2 0119118 1171171181191201151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 8889909192939495969798991009899100101102103 1 2 0119118 1171101111121131141151161171181191201081091101111121131141151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 8687888990919293949596979899100 93949596979899100101102103 PHASE 5- 68 LOTS PHASE 4- 38 LOTS PHASE 9- 58 LOTS PHASE 8- 34 LOTS PHASE 6- 71 LOTS PHASE 7- 59 LOTS 80' LOTS = 38 80' LOTS = 38 60' LOTS = 52 60' LOTS = 13 60' LOTS = 59 60' LOTS = 39 60' LOTS = 154 TOTAL LOTS = 545 September 29, 2020 MASTER PLAN SUMMARY TOTAL = 38 FAIRHOPE FALLS WEST SUMMARY PHASE 4 TOTAL = 68 PHASE 5 TOTAL = 71 PHASE 6 TOTAL = 59 PHASE 7 TOTAL = 34 PHASE 8 TOTAL = 58 PHASE 9 TOTAL = 328 FAIRHOPE FALLS WESTLANGFORD ROADTO HWY 104100' LOTS = 68 85' LOTS = 84 80' LOTS = 38 80' LOTS = 38 75' LOTS = 46 70' LOTS = 137 70' LOTS = 16 70' LOTS = 58 70' LOTS = 34 70' LOTS = 29 65' LOTS = 8 60' LOTS = 52 60' LOTS = 13 60' LOTS = 59 60' LOTS = 39 60' LOTS = 154 1 2 0119118 117828384858687888990919293949596979899100101102103104105106107108109110111112113114115116117118119120707172737475767778798081565758596064666768646569 70 6867 6664 7073 67 697071727374757677787980818283848586878889909192939495969798991001011021031041051061071081091101111121131141151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 7475767778798081828384858687888990919293949596979899100 585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103 525354555152535455565758596061626364656667686970717273 55 56 57 58 59 60 61 62 52 53 54 46474849 50 51 3637383940414243 363738394041424344 454647484950 5152 51525354 5556 57 3738394041424344515035 3839404142435 7 5 8 5 9 6 0 4 9 5 5 49504547 5142 42 585552 46 575859 565 05152535 45560616263 43 4254 55 64 1 2 0119118 1171171181191201151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 8889909192939495969798991009899100101102103 1 2 0119118 1171101111121131141151161171181191201081091101111121131141151161171181 1 5 1 1 6 1 1 7 1 1 8 114 115 116 117 118 103 10 4 105 106 107 108 109 110 111 112 113 1 0 6 1 0 7 108 10 9 1 1 0 1 1 1 1 1 2 1 1 3 8687888990919293949596979899100 93949596979899100101102103 PHASE 5- 68 LOTS PHASE 4- 38 LOTS PHASE 9- 58 LOTS PHASE 8- 34 LOTS PHASE 6- 71 LOTS PHASE 7- 59 LOTS N W E s □ D □ --•--•-- □-----□ •-------=-; FAI~HOPE FALLS □ □ • □ - @Dewberry· POINT OF BEGINNINGZONE X (SHADED)REGULATORYFLOOWAYZONE AEFLOOD CERTIFICATE:SURVEYOR'S NOTES:LEGEND:TREES:SURVEYOR'S CERTIFICATE:I I I I G/UPHIC SCALE 'k.--~" / " (M) N89'50'29"W 1303.79' (S)l/8'!F49'40"W 1JtJ,i..1.'J' (SJ 1189'59'07"E 19s,i..1s· t.1 N89'58'49"E 1954.08' !It", DEWBEl'/Rr, A Fl/II.I CF LICENSED EIIG/NffRS mo WID S/)/l'l[fORS OF DAPHNE. -',LABA.I/A, HE/IEBY STATE THAT THE -'BOW: IS A CCflRECT MAP OR PU,T CF THE FOUOVIING DESCRIBED PF/Cf'Ei?TY SITUATED Ill 8MDWINCOU,rrr.!ILMJ,'J,/1'.,T0-l!!C SURVE"YNOTVAf/DWfTHOIJTORIG/1/AL S/GNATUREAl/05EIIL ' ~g r--------j i~ §~ C1 325.0 25.70 C2 100.00 29.93 25.6 29.82 N7!r920E N85'2753E _,_ ===+== COMMON A.REA 1 1-111t>XlROWLWS1rJOO PN'7-0J-o,-o-ooc02 -ZONE "X" (SHADED) = ZONE "A£" ~ -REGULATOR'r FLOOOWAY □-'McTLANDS 85.91' 17 Iii <.t PROPER1Y BOUNDARY SURVEY GCOF FAIRHOPE FALLS, llC I D!,!!,"_l!erry c 'SJ:!!,!' '1N 0-.-G,I 50125554.DIII: W:\NATHAN\S012SSS4-FAIRHOPE FALLS WEST\PLN\VILLAGE SUB · , ue earn PDF updated langford.dwg, 10/6/2020 3:33·59 PM Bl b BLUEBERRY LNPLAINVIEW DRSTATE HWY 181LAWRENCE RDVERAN D A B L V DWOOLRICH AVCHARIOT AV EASTBROOK STCALIBRESTCELEBRATIONDRMOSLEY RD WAKEFIELD AV MISSION TRC SKY LNCOUNTRYWOODSDRVANCE LN PILLARS STFRYE LNBELMONT AV STATE HWY 104 JOH N D E E R E LNSHADY GROVE LNCATANIA AVTI FTON WAY HIGBEE RDORNATE AVCity of FairhopePlanning Commission November 5, 2020 ¯ STATE HWY 104 LAWRENCE RDV E R A N D A B L V D CELEBRATION DR MISSION TRC NAPLES AV TURIN AV HIGBEE RDPILLARS STORNATE AV A T RIUM AV CATANIA AV SD 20.48 - Estates at the Verandas Village Subdivision Legend COF Corp. Limits COF Planning JurisdictionCOF Zoning PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family ¯ ¯ ^ Project Name:SD 20.48 - The Estates at The Verandas Village SubdivisionSite Data:120 lots / 59.72 acres / 2.01 units per acreProject Type:Village Subdivision site plan requestJurisdiction:Fairhope Planning JurisdictionZoning District:Baldwin County Planning District 14 (unzoned)PPIN Number:64685General Location:East side of AL HWY 181 1-1/4 mile south of CR32 / HWY 181 intersectionSurveyor of Record:Dewberry Engineers, Inc. Engineer of Record:Dewberry Engineers, Inc. Owner / Developer: School District:Newton Elementary, Fairhope Middle and High SchoolsRecommendation: Prepared by: J. Buford King, Development Services Manager • □ CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE, AL 36533 251-928-8003 020249-0001 Emily B . 10/07/2020 09 :23AM MISCELLANEOUS SUBDIVISION (SUB) 2021 Item : sua 1@ 9 ,350 .00 SUBDIVISION (SUB) Subtotal Total CHECK Check Number 1639 Change due !?aid by : THE VERANDAS LLC Comments: SD 20 .48 THE ESTATES AT THE VERANDAS VILLAGE S UBDIVISION THE VERANDAS LLC 1507 CATPAIN ONEAL DR DAPHNE , AL 3 6 526 9 ,350 .00 9,350.00 9,350.00 9,350.00 9 ,350 .00 0.00 555 S SECTION ST , f'AIRHOPE AL , 36532 http://www .cofaichope .com CUSTOMER COPY provides some green space. The existing neighborhood pool located in Phase 4 of The Verandas and all other common area in Phases 2 & 4 are available to property owners in The Estates. 4 . Building height-We are asking that building heights be 35 feet for all residential structures. S. Connectivity-The property is surrounded by extensive wetlands on the east and south. Hwy 104 borders the property on the north. There are many small pa rcels to the west that do not provide any significant access to Hwy 181. Due to the size of the lots and the financial hardship to provide a "stub-out" to adjacent property, we request that no connectivity be required. 6. Sidewalks-Due to the size of the lots we request that no sidewalks be required on the interior streets. There is a provision in the subdivision regulations that allow this for 5-acre lots. We do have the 5 foot concrete sidewalk along Hwy 104 that connects to the existing subdivision. 7. G(Jted Entrance-We are requesting that the entrance be gated. Other Notes Regarding the Layout • En trance-There will be one entrance along Hwy 104 subject to approval of ALDOT. • Adjacent land uses-The adjacent land is used either for farming or single-family residential with one exception. The adjacent land to the northwest is owned by Three Circles Church with current uses of worship, health care, recreation and other. • Phasing -We anticipate the neighborhood to be constructed in one to two phases over a period of two years. Conformance with Comprehensive Plan The Comprehensive Plan emphasizes five areas Neighborhood design. Explanations of how we are achieving these recommendations is explained below "offering exceptional quality of life and preserving the Fairhope identity." • Connectivity-For pedestrians, we have a conti nuous concrete sidewalk along the front of the neighborhood that connects the residential with the existing neighborhood to the east and near-by school with a walking trail. The path includes a wooden pedestrian bridge over the drainage structure on Hwy 104. This path should eventually lead to the Village/Commercial core at the ihtersection of Hwy 181 & Hwy 104, The interior of the neighborhood includes a horse trail along one side of the street in the right-of-way. August22,2016 Trae Corte Fairhope Realty Group P.O.Box 396 Montrose, Alabama 36559 Dear Mr. Corte, ATO 2155 OLD SHELL RD Suite MOB ILE, AL 36607 T : 25 14718361 F :2514710410 www .attcom This letter is in response to your request for information on the availability of AT&T service at the proposed Verandas Subdivision in Fairhope, AL . Attn: Planning and Zoning Dept. RE : The Verandas Subdiv ision in Fairhope This letter acknowledges that the above referen ced Verandas Subdivision is located in an area served by AT&T. Any service arrangements for the Verandas Subdivision will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter Is not a commitment by AT&T to provide service to Verandas Subdivision . Please contact me at the phone number included in thi s letter if you have any questions. Thank you for contacting AT&T. Sincerely, Wad e Mitchell MGR Planning and Engineering Design 1 SD 20.48 The Estates at the Verandas Village Subdivision – November 5, 2020 Summary of Request: Public hearing to consider the request of Dewberry Engineers, Inc. on behalf of Mr. Albert “Trae” Corte for village subdivision site plan approval of The Estates at The Verandas, a 49‐lot village subdivision. The applicant is seeking approval of the village subdivision as contemplated by Article IV, Section F. of the City of Fairhope Subdivision Regulations. The subject property is located on the south side of State Highway 104 approximately 3/8 mile east of SR 104 / SR 181 intersection. Subject property is within the extraterritorial jurisdiction of the City of Fairhope in unzoned Baldwin County, County Planning District 14. The applicant has indicated a desire to construct the development in two phases. A desired construction schedule was not submitted for the project. The Village Subdivision process is similar to that of a Planned Unit Development (PUD) for zoned areas, however the criteria for a Village Subdivision is a component of the City of Fairhope Subdivision Regulations and therefore final approval authority of the Village Subdivision resides with the Planning Commission – the City Council does not consider or rule upon the Village Subdivision site plan application. Subject property is adjacent to properties within the City of Fairhope to the south and east and is thus eligible for annexation into the city. The project narrative contemplates annexation, but annexation is not requested at this time. The exiting Three Circle Church campus is immediately adjacent to subject property on the west and phases 2 and 4 of the existing Verandas village subdivision are located east of subject property. If it is the pleasure of the planning commission to approve subject application, staff will request conditions of approval rendering the village subdivision approval and preliminary plat approvals of phase 1 and 3 of The Verandas null, void, and of no effect and replaced by The Estates at the Verandas village subdivision, with preliminary plat approvals subsequent to village subdivision approval. The maps below include a zoning map and aerial image depicting adjacent properties. Legend COF Corp. Limits COF Planning Jurisdiction COF Zoning PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family BLUEBERRY LNPLAINVIEW DRSTATE HWY 181LAWRENCE RDVERANDABLVDWOOLRICH AV CHARIOT AV EASTBROOK STC ALIBRESTCELEBRATION DRMOSLEY RD WAKEFIELD AV MISSION TRC SKY LNCOUNTRYWOODSDRVANCE LN PILLARS STFRYE LNBELMONT AV STATE HWY 104 JO HN DEERE LNSHADY GROVE LNCATANI A AVTIFTON WAY HIGBEE RDO RNATE AV N O R T H -- 2 SD 20.48 The Estates at the Verandas Village Subdivision – November 5, 2020 Comments: Once village subdivision site plan approval is attained, the preliminary and final plat process is utilized much like a typical subdivision, with the approved Village Subdivision site plan governing the development of the village subdivision. In accordance with Article IV, Section F.4. the village subdivision site plan approval stands for six (6) months during which time a preliminary plat for at least the first phase of the development shall be submitted. The village subdivision application requests 49 lots comprising 178.5 acres, resulting in a development density of 0.28 units per acre. As a result of the extremely low proposed development density, a density analysis was not required for this application and the proposed density is adequate by staff’s determination. The applicant indicated in their review comments follow‐up correspondence that the actual preliminary plat request may be as few as 45 residential lots. Due to the low development density and the proposed residential use, subject development appears to be in compliance with the City of Fairhope Comprehensive Plan. The City of Fairhope Subdivision Regulations, Article IV. F.1. provides the following purpose for the Village Subdivision requested for subject property: Purpose ‐ The subdivision standards established in these regulations are the minimum required standards to promote the health, safety, and welfare of the jurisdiction, promote good civic design, and implement STATE HWY 104 LAWRENCE RDVERANDA BLVDCELEBRATION DR MISSION TRC NAPLES AV TURIN AV HIGBEE RDPILLARS STORN AT E AVATRIUM AV CATAN I A AV N O R T H 3 SD 20.48 The Estates at the Verandas Village Subdivision – November 5, 2020 the goals of the Comprehensive Plan. The Village Subdivision regulations in this Section F. are intended to provide an alternative to the standard subdivision regulations. The Village Subdivision regulations in this Section F. encourage imaginative design, planning, and environmental sensitivity based on a comprehensive, site‐specific plan, and which enhance the development’s ability to implement the Comprehensive Plan. The applicant may elect to apply for these alternative standards at its sole discretion. Use of these alternative standards requires a minimum of three (3) acres of property. The City of Fairhope Subdivision Regulations, Article IV. Section F.2.a. – 2.c. further defines the requirements of a Village Subdivision: Application/Approval Procedures ‐ a. The application procedure for a Village Subdivision shall be the same as for any Preliminary or Final Plat. Fees shall be paid accordingly. b. A Site Plan that adheres to the requirements below shall be submitted to the Planning Commission for consideration prior to or in conjunction with the Preliminary Plat. c. A Site Plan as approved becomes the tool that governs development of the property. Any and all plats of the property must be in substantial conformance with the site plan as determined by the Planning Director and/or his/her authorized agent. A site plan may not be substantially modified after approval without the re‐approval of the Planning Commission. As mentioned previously, the purpose of a Village Subdivision is to provide an alternative to the standard subdivision regulations and encourage imaginative design, planning, and environmental sensitivity. As presented, the development appears to be a well‐done residential subdivision and would be a fairly straightforward subdivision approval if compliance with the various provisions of the subdivision regulations was included in the application. The proposed village subdivision does not incorporate a variety of lot sizes, but it is understood the design intent is to create “estate” lots in this type of development. Staff is not completely sure if the proposed development rises to the level of an “imaginative design” or includes innovative design standards that justifies non‐inclusion of sidewalks and greenspace or inclusion of private streets within a gated community. Staff believes a favorable recommendation for approval of the proposed Village Subdivision is possible, however staff is concerned about several departures from the technical standards of the City of Fairhope Subdivision Regulations the village subdivision proposes which requires further examination. Recommendation: Staff recommends TABLING of case number SD. 20.48 The Estates at the Verandas Village Subdivision initial site plan, to allow the applicant to address the following issues: 1) No stub streets are proposed for the development as required by Article V, Section D.3.e. of the City of Fairhope Subdivision Regulations a. Staff requests a stub street aligning with Blueberry Lane terminating at the boundary of PPIN 383961 in anticipation of a future street connection. b. The applicant is encouraged to consider other means of connectivity to surrounding properties such as PPIN 221244 and 77610. 2) Provide verification from Baldwin County regarding the following: 4 SD 20.48 The Estates at the Verandas Village Subdivision – November 5, 2020 a. Acceptance of proposed building setbacks b. Acceptance of the 50’ ROW with no curb and gutter i. The horse trail and pedestrian path is located outside the ROW c. Acceptance of the gated development with private streets i. A gated development affects not only utilities but also waste collection 3) To be discussed during the Planning Commission meeting: a. The applicant requests that no greenspace is furnished by the development i. Article V, Section “C” of the subdivision regulations require 10% greenspace. b. The planning commission may desire to restrict further re‐subdivision of the lots within the village subdivision after the final plat is recorded c. Planning Commission discussion of the gated development d. Proposed development exceeds 30 units i. A secondary entrance is required to comply with IFC requirements, or; ii. All dwellings shall include fire sprinklers to comply with IFC requirements e. City of Fairhope Wetland Ordinance number 1370 shall not be overridden by the Village Subdivision approval i. The proposed roadway paralleling a wetland area shall not encroach upon the 30’ wetland buffer f. Renderings and elevations of structures were not furnished as required by Article IV Section “F” i. The applicant indicates all homes will be “custom” ii. The applicant indicates the entrance signage feature will match that of The Verandas Phases 3 and 4 g. Sidewalks are not proposed within the development but are indicated along SR104 connecting to The Verandas Phases 3 and 4 i. A footbridge will provide the wetland crossing between proposed development and Phases 3 and 4 of The Verandas 4) Utilities a. Fairhope Public Utilities (FPU) advises that if natural gas service is desired, gas mains shall be installed by the developer by qualified personnel b. FPU advises it must have 24/7/365 access to the development if the development is gated. FPU reserves the right to approve the means of 24/7/365 access as a condition of approval. “Knox Box” or a similar device is inadequate access for FPU. c. The applicant shall provide correspondence from Riviera Utilities (electrical service) of its acceptance of the gated community and Riviera’s requirements for access d. All proposed residential lots exceed 20,000sf in size and thus are of sufficient size for septic service. However, sanitary sewer service is available in this area within sufficient distance to be extended to the proposed development. 5) Landscaping / Trees 5 SD 20.48 The Estates at the Verandas Village Subdivision – November 5, 2020 a. The village subdivision application requests street trees planted at 100’ intervals in lieu of the 50’ intervals required by Article V Section D.5.(8) of the subdivision regulations b. Subject property lies within the Police Jurisdiction of the City of Fairhope and thus Tree Ordinance (number 1444) is applicable. i. Proposed variety of street trees shall be reviewed and approved the City of Fairhope Horticulturalist. 6) For the applicant’s information – subject property is located within the City of Fairhope Police Jurisdiction and as such the signage ordinance (number 1537) is applicable. 7) Preliminary plat approval for Phase 1 and Phase 3 of The Verandas, as approved by City of Fairhope Planning Commission via Case numbers SD 16.37 and SD 17.03 will be declared null, void, and of no effect upon approval of Case number SD 20.48. Vicinity Map 1 Inch = 1 Mile TOTAL AREA Total Lots Density Common Areas Density SETBACKS Front Rear Side 178.5 AC. 49 Lots 0.27 Lots / Acre 5.71 AC (3.2%) 0 .28 Units/AC IOOFT SOFT 25FT The Estates at the Verandas A Village Subdivision August 25, 2020 s 0 100 200 300 l""w"'l -I @ Dewberry· 25353 Friendship Road Daphne, AL36526 VIA E-MAIL ATTACHMENT October 7, 2020 Ms. Casey Hill Dewberry Engineering 25353 Friendship Road Daphne, AL 36526-6278 SD 20.48 The Estates at the Verandas Village Subdivision Dear Casey, This review package is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Attached you will find staff’s comprehensive review checklist for the various requirements of the above-referenced submission. Level of acceptance is indicated with an “x” in the checkboxes in the review checklist. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold italic text in the checklist. Items requiring revision and resubmission or requiring follow-up information are indicted in red bold italic text. A majority of the comments within the checklist are of a routine nature involving the typical comments associated with a Village Subdivision. In addition, staff also provides the following comments as cross-referenced by Article IV, Section F.5. • A gated entrance is requested for the development. Historically, gated entrances have not been approved by the City of Fairhope Planning Commission outside of the Tourist Resort (TR) District. Please contact Fairhope Public Utilities (FPU) to determine if FPU has the capability to furnish utilities to this development if it is gated. Further, it is recommended the developer contact Baldwin County Solid Waste to determine if BCSW has the capacity to provide solid waste services to the development if it is gated. In addition, staff recommends contacting Baldwin County Planning and Zoning to determine if a gated entrance is allowable within the Baldwin County Subdivision Regulations. If a gated entrance is approved, a “Knox Box” or similar device accepted by the fire authority having jurisdiction must be installed with the gate. • Staff advises the applicant that a secondary entrance for fire service access may be necessary due to the development containing more than 40 units. If required, the secondary entrance must be capable of supporting the wight of a 75,000 lb GVWR vehicle. If the entrance is gated, a “Knox Box” similar to that described above will also be required. • All sidewalks and street trees will be installed prior to final plat submission of each phase of development. • Subject property is located within unzoned Baldwin County and thus the l\arln llilson ,llll)l.V C...'lin<il ,I/embers Kevin G. Boone Robcn A Brown lack Burrell, AC.110 Jimmy Conyers Jay Robms,m Ll..sa A. llanks, MMC oo·a,~ IIK:hael \, Hmson, CPA O()Tm,,urrr 161 North Section Street P 0. Drawer 429 Fairhope, Alabama 36533 251-928-2136 W\\1\'.fairhopeal ~\ VIA E-MAIL ATTACHMENT minimum setbacks within the Baldwin County Subdivision Regulations will govern. The proposed setbacks are in exceedance of Baldwin County’s requirements. Please consult with Baldwin County Planning and Zoning regarding setbacks – for plat purposes the Baldwin County minimum setbacks may be what is required to be reflected on the plat. • Please verify that the permitting process for a wetland crossing for lots 5, 6, 17, 18, and 19 is in progress with the intention of reflection in the preliminary plat application. • Staff believes there are several areas of greenspace furnished by the development that are not identified. Please consider reflecting greenspace in the application to be considered by the planning commission. Subject application is scheduled for Planning Commission consideration on Thursday, November 5, 2020. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday, October 15, 2020. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. The City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. Please feel free to contact me at (251) 929-7436 with questions. I as well as City of Fairhope staff will also be happy to meet with you to discuss the application in greater detail . Respectfully, J. Buford King Development Services Manager City of Fairhope Karin \,1/iJson ,lfayor Caurml Members Ke\·in G. Boone Robert A. Brown lack Burrell, ACMO Jimmy Conyers Jay Robinson Lisa A. Hanks, MMC City Clerk Michael V. Hinson, CPA Ory Trrasurer 16 l Nonh SeClion Screet P 0. Drawer 429 Fairhope. Alabama 36533 251-928-2 I 36 251-928-6776 Fax www.fai.rhopeal.gov Pnr.:,-JJ11ll().k Jpi1/>t'f 1 Date of review: October 7, 2020 Project: SD 20.48 Name of Project Article IV, Section F. Village Subdivision Purpose - The subdivision standards established in these regulations are the minimum required standards to promote the health, safety and welfare of the jurisdiction, promote good civic design, and implement the goals of the Comprehensive Plan. The Village Subdivision regulations in this Section F. are intended to provide an alternative to the standard subdivision regulations. The Village Subdivision regulations in this Section F. encourage imaginative design, planning, and environmental sensitivity based on a comprehensive, site-specific plan, and which enhance the development’s ability to implement the Comprehensive Plan. The applicant may elect to apply for these alternative standards at its sole discretion. Use of these alternative standards requires a minimum of three (3) acres of property. Application/Approval Procedures - a. The application procedure for a Village Subdivision shall be the same as for any Preliminary or Final Plat. Fees shall be paid accordingly. b. A Site Plan that adheres to the requirements below shall be submitted to the Planning Commission for consideration prior to or in conjunction with the Preliminary Plat. c. A Site Plan as approved becomes the tool that governs development of the property. Any and all plats of the property must be in substantial conformance with the site plan as determined by the Planning Director and/or his/her authorized agent. A site plan may not be substantially modified after approval without the re-approval of the Planning Commission. Site Plan Required - A Site Plan is required to be submitted. The site plan is the instrument on which the plat for the project is based. All site plans shall provide, in addition to the information on a Preliminary and Final Plat, the Information more fully described in the checklist below. The following review checklist is derived from Article IV, Section F. of the City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below with comments indicated in bold italic. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item and are indicated in red bold italic text. Village Subdivision Site Plan Review Requirements from the City of Fairhope Subdivision Regulations Article IV, Section F.3.a. Application form supplied by the City and appropriate fee ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.b. Name and address of the owner, designer, applicant, and all associated investors participating in the preparation of the site plan and record owners of lands immediately adjacent to the subdivision ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I 2 Article IV, Section F.3.c. North-point, Scale limited to 1:100, Vicinity Map limited to 1:9600, and the date of preparation of the plan ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.d. Existing zoning, if any, and uses of contiguous land ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.e. Size and location of all existing features including trees greater than 20” in diameter, significant tree stands, drainage channels, streams, ponds, lakes, or other natural features ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: DBH of existing trees is not noted (this drawing may require editing to remove trees destroyed by Hurricane Sally). Article IV, Section F.3.f. Classification and mixture of all proposed buildings within the site plan ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished – Please clarify the appearance of structures to be constructed in subject development. See comments related to Article IV, Section F.3.i. below. Article IV, Section F.3.g. Architectural features, including building elevations, exterior material, and roof pitches of all building classifications within the site plan. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Please clarify the appearance of structures to be constructed in subject development. Please see comments related to Article IV, Section F.3.i. below. Article IV, Section F.3.h. Size, location, and sufficient dimensions of all buildings and improvements within the site plan to indicate their size and relationship to all proposed and existing streets, lot lines, and structures and improvements within or contiguous to the site plan ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: The applicant’s narrative indicates the improvements within phases 2 and 4 of the existing Verandas development will be available to residents of the Estates. Article IV, Section F.3.i. Covenants and restrictions that will be recorded with the site plan and plat, and will run with the property ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Referenced in the project narrative but not furnished. As discussed with staff, the covenants and restrictions may provide clarify for Article IV, Section F.3. “f” and “g” above. Article IV, Section F.3.j. Density in dwelling units per acre for residential uses and Floor Area Ratio for non- residential uses ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I 3 Article IV, Section F.3.k. Location and dimension of all site improvements including sidewalks, pedestrian paths, streets, lanes, driveways, and parking areas. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Staff does not recommend placing the horse trail within the ROW. Please correspond with the Baldwin County Highway Department to determine if the trail within the ROWs will be acceptable if that is the desire of the applicant. As discussed with the applicant, it is possible the horse trail may be moved to an easement within private property. Article IV, Section F.3.l. Landscape plan for all private property and common areas within the site plan including the location, landscape elements, lighting, and other public or private amenities ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: A standalone landscape plan review will be required for determining compliance with Ordinance 1444. If the Village Subdivision is approved by the Planning Commission, staff will require as pre-requisite to preliminary plat approval a standalone landscape plan review. Proper screening around drainage facilities is a component of ordinance 1444. Staff acknowledges the 100’ street tree spacing requested by the Village Subdivision request. Article IV, Section F.3.m. Landscape plan for all public areas, streetscapes, and greenspace, including location, dimensions, landscape elements, lighting and other public amenities ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: A standalone landscape plan review will be required for determining compliance with Ordinance 1444. If the Village Subdivision is approved by the Planning Commission, staff will require as pre-requisite to preliminary plat approval a standalone landscape plan review. Proper screening around drainage facilities is a component of ordinance 1444. Staff acknowledges the 100’ street tree spacing requested by the Village Subdivision request. Article IV, Section F.3.n. Proposed phases of the site plan, if any, clearly showing phase lines and approximate time frames for construction of each phase ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.o. A topographical site plan with an aerial overlay submitted on a digital copy of all plans in an Adobe PDF format. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.p. Plans shall include a site data table box including, but not limited to, the total acreage of the site, the acreage of the common area, the number of lots, the density, the gross floor area for buildings, and the number of units proposed. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.q. Names and addresses of all contiguous property owners of record I I I I I I I I I I I I 4 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.r. A comprehensive narrative statement describing the proposed uses of all land, structures, and improvements, and explaining the function and operation of the site plan as a whole ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section F.3.s. Additional data as the Commission requires ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information the Planning Commission may require additional information as pre-requisite to approval. Article IV, Section F.4. The Site Plan approved by the Planning Commission stands for six months from the date of approval. If the preliminary plat is not submitted for approval within the six months after site plan approval, the approval becomes null and void. Review and re-approval shall be required for any new plan, or the same or similar plan, according to the standards and procedures of this section. Following the review and approval of a Preliminary or Final Plat associated with a Site Plan, the Site Plan shall be valid for the period of the Preliminary or Final Plats validity. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information. Article IV, Section F.5. Any plat for the Village Subdivision must conform to all procedures and standards of the Subdivision Regulations, except where modification of the design, planning, and public improvements have been approved by the Planning Commission. The Planning Commission may modify the required standards of the subdivision regulations based on clear and convincing proof presented by the applicant, that each alternative standard proposed directly implements goals of the Comprehensive Plan and purposes of these regulations more effectively than the standard regulations. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Please see cover letter for a bullet point list of additional review comments. I I I I I I I I I I October 15, 2020 J. Buford King Development Services Manager City of Fairhope Re: SD 20.48 The Estates at The Verandas Village Subdivision Buford: Here are my responses to your letter dated October 7, 2020. 1. We are still requesting a gated entrance with privately maintained roads. 2. I anticipate several of these lots will be purchased together, thus reducing the total number of lots. I anticipate we would end up with 45 lots. We are also requesting the gated entrance and another entrance would jeopardize the security we are seeking. We are requesting a single gated entrance into the neighborhood. Since the fire codes are guidelines and we are at the threshold of lots, we see that this is a reasonable request. 3. We install sidewalk along Hwy 104 and all street trees prior to final plat. 4. The setbacks we are requesting are larger than the County minimums . 5. The wetland crossing permits with the COE are proceeding for all wetland fill. 6. We believe that a neighborhood with 3 to 5 acres lots should not be required to provide “greenspace.” 7. Existing trees with DBH have been added. 8. The only structure being constructed is the entrance. A copy of it was submitted in original submittal. 9. All homes constructed will be custom homes and we nothing to submit for them. 10. We have attached a summary of special covenants for The Estates. The Estates will belong to the existing The Verandas POA, Inc. and will follow those covenants. 11. The “horse trail” has been moved to a 10 ft easement along the front of the lots. The ROW will be 50 feet. Thank you, Trae Corte The Verandas, LLC D. Non-conforming Lots Where a lot, tract or parcel of land has an area or width that does not conform to the requirements of the district in which it is located, the lot may be used for a detached single-family dwelling except in the M-1 and M-2 Industrial Districts. A single detached family dwelling may be constructed in an R-1, R-2, R-3, R-4, or R-5 Residential District provided the lot to be so used has a minimum area of four thousand (4,000) square feet and a minimum lot width at the building line of forty (40) feet, provided it is located on a public sewer. Yard requirements shall be modified subject to the following conditions: 1. On double frontage lots (interior lots abutting two (2) streets) the required front yard shall be provided on each street. 2. The side yard requirements for substandard lots of record may be reduced for each side yard at the rate of one (1) foot for each four (4) feet by which the lot width lacks fifty (50) feet, provided in no event shall such side yard be reduced to less than five (5) feet on each side. 3. The minimum front setback required for the district (and, on corner lots, the street side setback) shall not apply to any lot where the average setbacks in the same block and within 200 feet of the adjacent lot(s), the subject lot is less than the minimum setback required for the district. In such cases, the proposed building may be aligned with the building’s existing on either side thereof the front setback may be the same as the average setback(s) of the adjacent lot(s). In no case, shall the setback be more than 5’ less that the minimum setback required for the district. 4. On corner lots, the street side yard shall be that part of the lot having its greatest frontage abutting that right-of- way and the required setback shall be 20 feet, unless otherwise provided herein. FAIRHOPE PLANNING COMMISSION DEADLINES 2021 AGENDA IS SUBJECT TO CHANGE BY PLANNING COMMISSION Meeting Date 5:00PM Submittal Deadline 9:00AM January 4, 2021 Monday November 17, 2020 Tuesday *Moved due to the Thanksgiving holiday February 1, 2021 Monday December 15, 2020 Tuesday *Moved due to the Christmas holiday March 1, 2021 Monday January 26, 2021 Tuesday April 5, 2021 Monday February 23, 2021 Tuesday May 3, 2021 Monday March 23, 2021 Tuesday June 7, 2021 Monday April 27, 2021 Tuesday July 8, 2021 Thursday May 25, 2021 Tuesday *Moved due to Independence Day holiday August 2, 2021 Monday June 22, 2021 Tuesday September 9, 2021 Thursday July 27, 2021 Tuesday *Moved due to Labor Day Holiday October 4, 2021 Monday August 24, 2021 Tuesday November 1, 2021 Monday September 28, 2021 Tuesday December 6, 2021 Monday October 26, 2021 Tuesday January 3, 2022 Monday November 16, 2021 Tuesday *Moved due to the Thanksgiving holiday PLANNING COMMISSION MEETINGS ARE HELD IN COUNCIL CHAMBERS, FAIRHOPE MUNICIPAL COMPLEX AT 161 N. SECTION STREET IT IS THE RESPONSIBILITY OF THE APPLICANT TO SEE THAT ALL SUBMITTALS ARE MADE IN A COMPLETE AND TIMELY SEQUENCE AND TO HAVE THE CASE PRESENTED BEFORE THE COMMISSION AT SCHEDULED MEETINGS. **INCOMPLETE SUBMITTALS WILL NOT BE PLACED ON THE AGENDA. **