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HomeMy WebLinkAbout12-07-2020 Planning Commission Agenda PacketF. ZC 20 .09 G. ZC 20.10 H. UR 20.07 4 . Old/New Business Pu blic hearing to consider the request of Dominion Senior Living of Fairhope, LLC on behalf of Seaman Capital, LLC to rezone property from R-1 Low Density Sf ngle Family Reside ntial Dist rict to PUD (Planned Unit Development). The property is approximately 16.62 acres and is located at the southwest corner of the intersection of Volanta Avenue and Greeno Road, to be known as The Reserve at Fairhope. PPIN #: 386193 and 386197 Public heari ng to consider the request of Gayfer Village Partners, LLC for an amendment to the Klumpp PUD (Planned Unit Development). The property is approximately 75.93 acres and is located on the west side of State Hwy. 181 between Fa i rhope Avenue and Gayfer Road. PPIN #: 236701, 316793 and 24160 Request of AT&T for 11.52.11 Utility Review and approval of the proposed installation of a small cell site at 1100 Fairhope Avenue. • SD 16.27 Fairhope Falls, Phase 3 -Request of 1-year extension of Prelim1nary plat approval for construction of this phase . • SD 16.37 Old Battles Village, Phase 4 -Request of 1-year extension of Preliminary plat approval for construction of this phase. • SD 16.37 Verandas, Phase 1 -Request of 1-year extension of Prelim i nary plat approval for construction of this phase. • SD 17.03 Verandas, Phase 3 -Request of 1-year extension of Preliminary plat approval for construction of this phase. 5. Adjourn COUNTY RD 13NIX LN RIDGERDCOUNTY RD 24 ED W ARD KELLERLNCHARLOTTA LNSAMUEL WILLIAMS LNBISHOP RD City of FairhopePlanning Commission December 7, 2020 ¯ COUNTY RD 24 COUNTY RD 13SD 20.49 - Havranek Place Legend COF Corp. LimitsM-1 - Light Industrial DistrictR-1 - Low Density Single-FamilyCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Havranek PlaceSite Data:11.82 acresProject Type:2-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:19362General Location:Southeast corner of the intersection of County Road 13 and County Road 24.Surveyor of Record:Seth MooreEngineer of Record: Owner / Developer:George & Mary Jean HavranekSchool District:Larry Newton Elementary School Fairhope Middle and High Schools Recommendation:DenialPrepared by: Carla Davis -C • • ( . ("Jr 1J CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 42'9 FAIRHOPE, AL 36533 251 -928-8003 020483-0 00l Emily B. ll/02 /20ZO 1 0 : 1.2AM MISCELLANEOUS SUBD I VlSION {S OB) 2021 Item: SUB 1@ 1 ,150 .00 SUBDIVISION (SUB) Subtotal Total CHECK Check Numbe r 79 43 Change due Paid by: GEORGE R. HAVRANE K Comments : SD 2 0 .11 9 l!AVRANEK PLACE MI NOR GEORGE R . HAVRA~EK 9 1 26 CO RD 24. FAIRHOPE, AL 36532 1 ,150.00 :1.,150.00 1,150.00 1,150 .00 1 ,15 0.0 0 0.00 555 S SECTION S T , FAIRHO PE AL , 3 6532 http ://www .cofairhope.com CUSTOMER COPY 1 SD 20.49 Havranek Place- December 7, 2020 Summary of Request: Public hearing to consider the request for George and Mary Jean Havranek owner and applicant of a 2-lot minor subdivision. The property is located at the southeast corner of the intersection of County Road 13 and County Road 24. The subject property is approximately 11.82 acres and the applicant desires to divide the property into two separate lots. The proposed Lot 2 is approximately 6.19 acres (269,636 square feet) with an existing residence and carport. The proposed Lot 3 is approximately 5.63 acres (245,242 square feet) with an existing residence and shed. 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 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’ sidewalk easement along County Road 24 and County Road 13. The applicant is also requesting a sidewalk waiver. Article VI, Section G also requires the provision of fire hydrants to 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. The applicant is also requesting a fire hydrant waiver as the nearest hydrant is more than 450 feet from Lot 2. 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 subdivision. Water and gas services will be provided by the City of Fairhope. Power is supplied by Baldwin County EMC. There is onsite sewer, and the telephone service will be provided by AT& T. 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: A request from the requirement of a sidewalk being installed, because there will be a 15 foot wide easement for future sidewalks place on the plat. Article VI, Section G. Fire Hydrants requirement in the City of Fairhope Subdivision Regulations which states, “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 at otherwise required by the fire authority having jurisdiction.” The applicant has provided a letter stating the following regarding the request for a fire hydrant waiver: A request from the requirement of the 450’ distance from fire hydrant for lot 2. 2 SD 20.49 Havranek Place- December 7, 2020 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: Though no hardship is presented, currently there are no sidewalks in the nearby vicinity. However, the applicant is proposing to allow a 15’ sidewalk easement thus a sidewalk can be constructed in the future if needed. Article VI, Section G.- Fire Hydrants: The applicant has not presented any extraordinary hardship. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. Article VI, Section G.- Fire Hydrants: 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. However, the applicant has provided additional space for the construction of a sidewalk, if needed. Article VI, Section G.- Fire Hydrants: Staff finds that this waiver will nullify the intent of the regulations because the regulations require a fire hydrant along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or at otherwise required by the fire authority having jurisdiction. 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. - Sidewalks: Because property is allocated for future construction for sidewalks, the waiver would be a minimal deviation from the required standard. Article VI, Section G.- Fire Hydrants: Because an additional fire hydrant is not being installed, the waiver would not be a minimal 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. Article VI, Section G.- Fire Hydrants: Yes, the approval of the waiver may have adverse effects on the landowner, future landowners, or the general public. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. Article VI, Section G.- Fire Hydrants: The approval of the waiver will not result in substantial justice. 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 3 SD 20.49 Havranek Place- December 7, 2020 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; • Does Not Meet d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • No, the subdivision does not meet the regulations. e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Yes, the subdivision of the lot may endanger the health and safety or property within the planning jurisdiction. Follow-Up Activities Required by Staff and/or the Applicant: If it is the pleasure of the Planning Commission to approve subject case, 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 denial of SD 20.49 due to the failure to meet the requirements of Article VI, Section G of the Subdivision Regulations regarding fire hydrants. Karin Wilson Mayor Council Members Kevin G. Boone Robert A. Brown Jack Burrell, ACMO jimmy Conyers Jay Robinson Lisa A. Hanks, MMC Ci(Y Clerk Deborah A. Smith, CPA Ci(Y Treasurer 161 North Section Street P.O. Drawer 429 Fairhope, Alabama 36533 251-928-2136 251-928-6776 Fax www.fairhopeal.gov Pn'ntr:d 011 rc!'.ycled paper VIA E-MAIL ATTACHMENT November 12, 2020 Mr. Seth Moore Moore Surveying Inc. 555 North Section Street Fairhope, Alabama SD 20.49 Havranek Place Subdivision Dear Mr. Seth Moore, 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 staffs 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 below. The following non-exhaustive list summarizes the outstanding items requiring revision and resubmission or follow-up infonnation for the subject application: • Please provide memorandum of transmittal for extra-territorial development. • Please provide contour map at two-foot interval. • Please provide letter from Baldwin County EMC to confirm power service. • The plat does depict a fire hydrant that meets the requirements for Lot 3; however, it can only service Lot 3. Please revise plat to depict an existing fire hydrant that is within 450 feet of Lot 2 or depict the installment of a new fire hydrant (if hydrant must be installed this will trigger a major subdivision application). If the applicant can not provide the previous information a waiver request will be required and a letter from the fire authority that serves this area stating the distances will be ok will be required. • Please provide topographic survey with aerial photograph with plat overlay. • Please depict a sidewalk or provide a sidewalk waiver request and depict a sidewalk easement on the plat where the site abuts road frontage. • Please unbold the adjacent lot next to Lot 2 as it is not apart of the new subdivision. • Please revise the legal description to reflect both Lot 2 and Lot 3. • This is a re-subdivision of Lot 2 and not a "replat". Please revise plat to reflect wording to match a subdivision and not replat. • There appears to be a shed on Lot 3 that is not depicted on the plat. Please revise plat to include the shed. • Please revise the Site Data Table to include the gas provider. PRELIMINARY PLAT CHECKLIST 1 Date of review: November 12, 2020 Project: SD. 20.49 Havranek Place 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. All comments are indicated in bold italic text. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item red bold italic text. 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: 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 ☒Follow-up submittal requested 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 on 11x17 paper. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Checklist received 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: Need memorandum of transmittal for extra-territorial development. 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 PRELIMINARY PLAT CHECKLIST 2 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 Need vicinity map at a scale not less than 1: 9600 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: Need contour map at two-foot interval. 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: 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 I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 3 Article IV, Section C.1.b.(8) (continued) 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 Comments: Need letter from Baldwin County EMC regarding power to the site 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: Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Follow-up information pending Comments: Need to show hydrant or provide waiver. If not accepted a Major Subdivision will be required. Article IV, Section C.1.b.(12) Street lighting plan ☒N/A ☐Accepted ☐Follow-up information pending Comments: Minor 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 24” 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: Minor Subdivision Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: Minor Subdivision 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: Need to provide topographic survey with aerial photograph with plat overlay. Article IV, Section C.1.b.(16) Pedestrian circulation plan ☐N/A ☐Accepted w/ conditions ☒Revise and Resubmit per comments I I I I I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 4 Comments: Need to depict a sidewalk or provide a sidewalk waiver request and depict a sidewalk easement on the plat where the site abuts road frontage. Article IV, Section C.1.b.(17) Site data box including but not limited to: • Total acreage of site • Acreage of common area(s) • Total number of lots • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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 with comments ☐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: 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 Article IV, Section C.1.c. (continued) (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 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 I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 5 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: 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 with comments ☐Revise and Resubmit per comments 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. 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 6 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 with comments ☐Revise and Resubmit per comments 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: 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. I I I I PRELIMINARY PLAT CHECKLIST 7 ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: 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 staff’s 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. 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 with comments ☐Revise and Resubmit per comments Comments: for the Applicant’s 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 8 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: for the Applicant’s information. Article V, Section E.2. Lot Standards – Lot Sizes a. Land Subject to Zoning - Where land is subject to zoning all lots shall fully conform to the requirements of the applicable zoning ordinance. The applicant shall furnish to the commission site drawings to demonstrate compliance. Lots not in compliance shall not have building permits issued unless combined with other lots and reconfigured so as to comply with zoning requirements. b. Land not Subject to Zoning - 1) Lots not subject to zoning shall have lot areas of not less than 15,000 square feet and a minimum lot width of 100 feet; 2) Where neither public water nor public sewage is available, lot areas and widths shall conform to the requirements of the public health authorities, but in no case shall be less than 100 feet in width and 20,000 square feet in area. c. Insofar as is practicable; side lot lines shall be at right angles or shall be radial to street lines. d. Corner lots for residential use shall be designed with additional frontage, greater than is required for interior lot widths. The additional frontage shall be equal to the difference of the minimum front setback and minimum side setback requirements for any applicable zoning district, for the purpose of allowing building orientation and setback from both front and side streets. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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: 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 Comments: Will need Baldwin County Health Department approval. I I I I I I I I PRELIMINARY PLAT CHECKLIST 9 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 with comments ☐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. 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 with comments ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Comments: Need to install sidewalks or provide a sidewalk waiver and revise plat to depict a sidewalk easement where the site abuts road frontage. 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 Comments: The plat does depict a fire hydrant that meets the requirements for Lot 3; however it can only service Lot 3. Please revise plat to depict an existing fire hydrant that is within 450 feet of Lot 2 or depict the installment of a new fire hydrant (if hydrant must be installed this will trigger a major subdivision application). If the applicant can not provide the previous information a waiver request will be required and a letter from the fire authority that serves this area stating the distances will be ok. Article VI, Section I. Construction Standards-Permanent Monuments Concrete monuments four inches in cross section and three feet long, with a flat top 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. The top of the monument shall have an "X" indented therein to identify the exact point and the top shall be set flush with grade. All interior lot corners shall be marked with a pipe not smaller than three-quarters inch diameter, 24 inches length and shall be driven flush with finish grade. ☒N/A ☐Accepted ☐Follow-up correspondence required Comments: Reviewed by: __________________________ Date of Review: ________________________ 11/12/2020 I I I I I I I I Carla Davis Planner City of Fairhope 555 South Section Street Fairhope, Alabama 36532 RE: SD 20.49 Havranek Place Dear Mrs. Davis, November 17, 2020 Thank you for your review letter of November 12, 2020 and the following is in response to the review. Attached is a copy of the memorandum of transmittal for ETJ. Attached is a Contour Map with aerial photographic overlay. l have sent another Jetter requesting for a Service Letter to Baldwin County EMC. Attached is a request for a waiver for the Sidewalks and the Pirehydrant. l have un-bolded the previous lot I to the east of lot 2. Revised Legal to call out LOT 2 _ I have shown the shed on Lot 3 . l have added the Gas provider in the Site Data and a signature line for the same. Please find attached (I) 24" X 36" and sixteen ( 18) ll" X IT' cop ies of the revised plat. I have emailed a (1) digital copy in PDF fonnat (emailed to Emily and you). Shou ld you have any question, please fee l free to contact me at 251-928-6777. Res ~ctfully, October 13, 2020 Seth Moore Moore Surveying Inc. 555 N. Section St. Fairhope, Alabama 36532 RE : Re-Plat of Havranek Place Subd ivision Dear Mr. Moore: AIU 2 155 OLD S HELL RI" Suite MOBILE, AL 36607 I : L !:114/ J.tj.jbl F: 2514710410 www.att.com This letter is in response to you r request for Information on the availability of service at the above Subdivision by AT&T . This letter acknowledges that the above referenced Subdivision is located in an area served by AT&T. Any servi ce arrangements for the 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 the Re- Plat of Havranek Place Subdivision. Please contact me at the phone number included in this letter with arw questions. Thank you for contacting AT & T . Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design @,£~ , I . , l CJ B l:~-------- 1-.arin \\'ii oo M!AV l\()WJ -\ 6( •'"11 J,1(1. .B~11ell. nc1.10 l•mmy Conyer~ l•Y Rt,b!M-11 11.> A-tfanl\s. M ~1r 11(1 ,-,.~* t<jmb,·rl) cr11\ Ii '-'C•' rtt'JSJ/Rt IC>l 1'rnh secti.,nSum Fallflo.'!", .\lahama :565-::: 251 ·928,ll!t, 25 I •9i8--to,7a ra, 11'\\1\' fairb;>J'l:~l.t;~I October 8, 2020 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, AL De ar Mr. Moore, Regarding your avallability request for Havtanek Place, Walker Pla ce, Payne's Place and Martiniere Place . Gas: Gas is avallable for Walker place, Martiniere Place and Payne's Place . Havranek Place depends on gas usage. It will require a county road bore and a gas main extension. There will be a cost associated with the extension. We will only connect if it meets load requirement . We do, however, reserve the r ight to charge for services that will only connect non-essential gas loads, .suc h as fire logs and/or barbeque grills. Water: Is available through the City o f Fairhope for Havranek Place , Payne's Place and Walker Place. Water is not available for Martiniere Place . Sewer: Is available through the City of Fairhope for Walker Place and a grinder pump is required. Sewer is not available for Havranek Place, Martinie re Place or Payne's Place . Sincerely, Michael Allison Operations Director City of Fai rhope, AL Michael.Allison@fairhopeal.gov cc Jason Langley, Superintendent, Water and Wastewater Department cc Terry Holman, Superintendent, Gas Department cc Jeremy Morgan, Superintendent, Electric Department UTILITY COMMENTS FOR Tuesday, November 10, 2020 A - SD20.49 Havranek Place: Natural Gas is available depending on the gas usage. There may be a charge TBD. Terry Holman Fairhope Public Utilities Gas Superintnedent LAWRENCE RDSKY LN GAYFER RD EXT FRYE LN O RNATE AV JO H N D EE R E L N RACHEL MYERS LNCity of FairhopePlanning Commission December 7, 2020 ¯RACHEL MYERS LNSD 20.50 -Martiniere Place Legend COF Corp. LimitsR-2 - Medium Density Single-FamilyCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Martiniere PlaceSite Data:10.22 acresProject Type:2-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:78800General Location:The west side of Rachael Myers Lane approximately ¼ mile north of County Road 48.Surveyor of Record:Seth MooreEngineer of Record: Owner / Developer:Stephen MartiniereSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:DenialPrepared by: Carla Davis CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 4 2 9 FAIRHOPE, AL 36533 251-928-8003 020483 ~0002 Emily B. 11/02/2020 10 :39AM MISCELLANEOUS SUBDIVISION (SUB) 2021 Ite m: SUB 1@ 1 ,150 .00 SUBDIVIS ION (SUB) Subtotal. Tota1 CHECK Check Number 107 Change due 1 ,150.00 1,1so .o o 1,150.00 1 ,150 .00 1,150.00 0.00 Paid by : WlLLIAM E MARTINIERE , JR Comments: SD 20.50 MARTINlERE PLACE MINOR WILLIAM E MARTINIERE JR 18 172 SECTION STREET #6603 FAIRHOPE, A~ 36532 555 S SECTION ST, FAIRHOPE AL , 36532 http://www.cofairhope.com CUSTOMER COPY 1 SD 20.50 Martiniere Place- December 7, 2020 Summary of Request: Public hearing to consider the request for Stephen Martiniere, owner and applicant of a 2-lot minor subdivision. The property is located on the west side of Rachael Myers Lane approximately ¼ mile north of County Road 48. The subject property is approximately 10.22 acres. The property is currently vacant and the applicant desires to divide the property into two separate lots. The proposed Lot 1 is approximately 7.17 acres (312,489 square feet).The proposed Lot 2 is approximately 3.05 acres (132,858 square feet). 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 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’ sidewalk easement along Rachel Myers Lane. The applicant is also requesting a sidewalk waiver. Article VI, Section G also requires the provision of fire hydrants to 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. There are no fire hydrants within a 450 radius and thus the applicant is requesting a fire hydrant waiver. It should be noted, the water department provided comments stating the closest hydrant is over 450 feet from the site, and a water main would need to be extended quite a ways to even get water to the site. Article V, Section E. addresses lot standards and lot access. The Subdivision Regulations state “all lots shall front upon a paved, publicly maintained street”. The subject site fronts the portion of Rachel Myers Lane that is not paved, thus the subdivision request is not in accordance with the subdivision regulations. The applicant is requesting a waiver to not front a paved publicly maintained street. 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 subdivision. Gas will be provided by the City of Fairhope. Water is individual well. Power is supplied by Baldwin County EMC. There is onsite individual sewer, and the telephone service will be provided by AT& T. 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: A request from the requirement of a sidewalk being installed, because there will be a 15 foot wide easement for future sidewalks place on the plat. 2 SD 20.50 Martiniere Place- December 7, 2020 Article VI, Section G. Fire Hydrants requirement in the City of Fairhope Subdivision Regulations which states, “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 at otherwise required by the fire authority having jurisdiction.” The applicant has provided a letter stating the following regarding the request for a fire hydrant waiver: A request from the requirement of the 450’ distance from fire hydrant. Article V, Section E. Lot Standards- Lot Access requirements in the City of Fairhope Subdivision Regulations states “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.” The applicant has provided a letter stating the following regarding the request for fronting upon an unpaved, street: A request from the requirement of being on a County Paved Road. 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: Though no hardship is presented, currently there are no sidewalks in the nearby vicinity. However, the applicant is proposing to allow a 15’ sidewalk easement thus a sidewalk can be constructed in the future if needed. Article VI, Section G.- Fire Hydrants: The applicant has not presented any extraordinary hardship. Article V, Section E- Lot Standards- Lot Access: The applicant has not presented any extraordinary hardship. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. Article VI, Section G.- Fire Hydrants: Not applicable for this individual case. Article V, Section E- Lot Standards- Lot Access: 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. However, the applicant has provided additional space for the construction of a sidewalk, if needed. Article VI, Section G.- Fire Hydrants: Staff finds that this waiver will nullify the intent of the regulations because the regulations require a fire hydrant along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or at otherwise required by the fire authority having jurisdiction. Article V, Section E- Lot Standards- Lot Access: Staff finds that this waiver will nullify the intent of the regulations because the regulations state all lots shall front upon a paved, publicly maintained street. 3 SD 20.50 Martiniere Place- December 7, 2020 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. - Sidewalks: Because property is allocated for future construction for sidewalks, the waiver would be a minimal deviation from the required standard. Article VI, Section G.- Fire Hydrants: Because an additional fire hydrant is not being installed, the waiver would not be a minimal deviation from the required standard. Article V, Section E- Lot Standards- Lot Access: Because approving the waiver would not be a minimal 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. Article VI, Section G.- Fire Hydrants: Yes, the approval of the waiver may have adverse effects on the landowner, future landowners, or the general public. Article V, Section E- Lot Standards- Lot Access: Yes, the approval of the waiver may have adverse effects on the landowner, future landowners, or the general public. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. Article VI, Section G.- Fire Hydrants: The approval of the waiver will not result in substantial justice. Article V, Section E- Lot Standards- Lot Access: The approval of the waiver will not result in substantial justice. 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; • Does Not Meet d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • No, the subdivision does not meet the regulations. e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Yes, the subdivision of the lot may endanger the health and safety or property within the planning jurisdiction. Follow-Up Activities Required by Staff and/or the Applicant: If it is the pleasure of the Planning Commission to approve subject case, 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. 4 SD 20.50 Martiniere Place- December 7, 2020 Recommendation: Staff recommends denial of SD 20.50 due to the failure to meet the following requirements: Article V, Section E. of the Subdivision Regulations regarding lot standards/ lot access. Article VI, Section D. of the Subdivision Regulations regarding sidewalks. Article VI, Section G of the Subdivision Regulations regarding fire hydrants. VIA E-MAIL ATTACHMENT November 12, 2020 Mr. Seth Moore Moore Surveying Inc. 555 North Section Street Fairhope, Alabama SD 20.50 Martiniere Place Subdivision Dear Mr. Seth Moore, 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 below. The following non-exhaustive list summarizes the outstanding items requiring revision and resubmission or follow-up information for the subject application: • Please provide memorandum of transmittal for extra-territorial development. • Please provide contour map at two-foot interval. • Please provide letter from Baldwin County EMC to confirm power service. • Please revise plat to depict an existing fire hydrant that is within 450 feet or depict the installment of a new fire hydrant (if hydrant must be installed this will trigger a major subdivision application). If the applicant can not provide the previous information a waiver request will be required. • Please provide topographic survey with aerial photograph with plat overlay. • Please depict a sidewalk or provide a sidewalk waiver request and depict a sidewalk easement on the plat where the site abuts road frontage. • Please submit waiver request as the site does not front upon a paved publicly maintained street. • Please clear up some of the lines that are depicting on the plat. Provide callouts or some other means to allow staff to clearly decipher all the dashed lines that are depicted on Lot 2. Additional Comments • Water Comments- The fire hydrant is more than 450 feet from the site. A water line will need to be extended and the main is quite a ways from the site. VIA E-MAIL ATTACHMENT The application is scheduled for Planning Commission consideration on Monday December 7, 2020. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday November 19, 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 final plat on 11x17 paper as well as in Adobe pdf format on a compact disc. Please provide full-size copies of any revised plans. Please feel free to contact me at (251) 928-8003 with questions. Respectfully, Carla L. Davis City Planner City of Fairhope ~ L DtUH4- PRELIMINARY PLAT CHECKLIST 1 Date of review: November 12, 2020 Project: SD. 20.50 Martiniere 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. All comments are indicated in bold italic text. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item red bold italic text. 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: 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 ☒Follow-up submittal requested 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 on 11x17 paper. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Checklist received 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: Need memorandum of transmittal for extra-territorial development. 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 PRELIMINARY PLAT CHECKLIST 2 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: Need contour map at two-foot interval. 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: 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 I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 3 Article IV, Section C.1.b.(8) (continued) 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 Comments: Need letter from Baldwin County EMC regarding power to the site 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: Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Follow-up information pending Comments: Need to show hydrant or provide waiver. If not accepted a Major Subdivision will be required. Article IV, Section C.1.b.(12) Street lighting plan ☒N/A ☐Accepted ☐Follow-up information pending Comments: Minor 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 24” 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: Minor Subdivision Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: Minor Subdivision 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: Need to provide topographic survey with aerial photograph with plat overlay. Article IV, Section C.1.b.(16) Pedestrian circulation plan ☐N/A ☐Accepted w/ conditions ☒Revise and Resubmit per comments I I I I I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 4 Comments: Need to depict a sidewalk or provide a sidewalk waiver request and depict a sidewalk easement on the plat where the site abuts road frontage. Article IV, Section C.1.b.(17) Site data box including but not limited to: • Total acreage of site • Acreage of common area(s) • Total number of lots • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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 with comments ☐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: 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 Article IV, Section C.1.c. (continued) (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 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 I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 5 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: 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 with comments ☐Revise and Resubmit per comments 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. 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 6 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 with comments ☐Revise and Resubmit per comments 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: 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. I I I I PRELIMINARY PLAT CHECKLIST 7 ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: 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 staff’s 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. 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 with comments ☐Revise and Resubmit per comments Comments: for the Applicant’s 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 8 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: for the Applicant’s information. Article V, Section E.2. Lot Standards – Lot Sizes a. Land Subject to Zoning - Where land is subject to zoning all lots shall fully conform to the requirements of the applicable zoning ordinance. The applicant shall furnish to the commission site drawings to demonstrate compliance. Lots not in compliance shall not have building permits issued unless combined with other lots and reconfigured so as to comply with zoning requirements. b. Land not Subject to Zoning - 1) Lots not subject to zoning shall have lot areas of not less than 15,000 square feet and a minimum lot width of 100 feet; 2) Where neither public water nor public sewage is available, lot areas and widths shall conform to the requirements of the public health authorities, but in no case shall be less than 100 feet in width and 20,000 square feet in area. c. Insofar as is practicable; side lot lines shall be at right angles or shall be radial to street lines. d. Corner lots for residential use shall be designed with additional frontage, greater than is required for interior lot widths. The additional frontage shall be equal to the difference of the minimum front setback and minimum side setback requirements for any applicable zoning district, for the purpose of allowing building orientation and setback from both front and side streets. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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: Need a waiver request as the site does not front upon a paved publicly maintained street. 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 Comments: Will need Baldwin County Health Department approval. Construction Standards I I I I I I I I PRELIMINARY PLAT CHECKLIST 9 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 with comments ☐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. 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 with comments ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Comments: Need to install sidewalks or provide a sidewalk waiver and revise plat to depict a sidewalk easement where the site abuts road frontage. 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 Comments: The plat does not depict a fire hydrant. Please revise plat to depict an existing fire hydrant that is within 450 feet or depict the installment of a new fire hydrant (if hydrant must be installed this will trigger a major subdivision application). If the applicant can not provide the previous information a waiver request will be required. Article VI, Section I. Construction Standards-Permanent Monuments Concrete monuments four inches in cross section and three feet long, with a flat top 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. The top of the monument shall have an "X" indented therein to identify the exact point and the top shall be set flush with grade. All interior lot corners shall be marked with a pipe not smaller than three-quarters inch diameter, 24 inches length and shall be driven flush with finish grade. ☒N/A ☐Accepted ☐Follow-up correspondence required Comments: Reviewed by: __________________________ Date of Review: ________________________ 11/12/2020 I I I I I I I I Carla Davis Planner City of Fairhope 555 South Sect ion Stree1 Fairhope, Alabama 36532 RE: SD 20.50 Martiniere Place Dear Mrs. Davis. November l 7. 2020 Thank you for your review leller of November 12, 2020 and the following is in response to the review. Attached is a copy of the Fami ly Exemption Letter from the County. Attached is a Contour Map w ith aerial photographic ove rl ay. Attached is the Service Letters of Baldwin County EMC and AT&T. Attached is a request for a waiver for the Sidewalks and the Fire hydrant and waiver that t he site does not front upon a paved publicly maintained street. I have removed some of t he fences, and added som e more text for the easements and building setba ck lines. Please find attached ( 1) 24" X 36" and sixteen ( 18) 11" X 1 7" co pies of t he revised plat. I have emailed a ( 1) digital copy i n PDF format (emailed to Emily and you). Should ou have any question, p lease fee l free to contact me at 25 l -928-6777. 1-.arin \\'ii oo M!AV l\()WJ -\ 6( •'"11 J,1(1. .B~11ell. nc1.10 l•mmy Conyer~ l•Y Rt,b!M-11 11.> A-tfanl\s. M ~1r 11(1 ,-,.~* t<jmb,·rl) cr11\ Ii '-'C•' rtt'JSJ/Rt IC>l 1'rnh secti.,nSum Fallflo.'!", .\lahama :565-::: 251 ·928,ll!t, 25 I •9i8--to,7a ra, 11'\\1\' fairb;>J'l:~l.t;~I October 8, 2020 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, AL De ar Mr. Moore, Regarding your avallability request for Havtanek Place, Walker Pla ce, Payne's Place and Martiniere Place . Gas: Gas is avallable for Walker place, Martiniere Place and Payne's Place . Havranek Place depends on gas usage. It will require a county road bore and a gas main extension. There will be a cost associated with the extension. We will only connect if it meets load requirement . We do, however, reserve the r ight to charge for services that will only connect non-essential gas loads, .suc h as fire logs and/or barbeque grills. Water: Is available through the City o f Fairhope for Havranek Place , Payne's Place and Walker Place. Water is not available for Martiniere Place . Sewer: Is available through the City of Fairhope for Walker Place and a grinder pump is required. Sewer is not available for Havranek Place, Martinie re Place or Payne's Place . Sincerely, Michael Allison Operations Director City of Fai rhope, AL Michael.Allison@fairhopeal.gov cc Jason Langley, Superintendent, Water and Wastewater Department cc Terry Holman, Superintendent, Gas Department cc Jeremy Morgan, Superintendent, Electric Department UTILITY COMMENTS FOR Tuesday, November 10, 2020 B – SD 20.50 Martiniere Place: Natural Gas is available. Terry Holman Fairhope Public Utilities Gas Superintnedent NICHOLS AV EXT CROMWELL AV EDINGTON STBISHOP RDCOUNTY RD 13TROYER CT LEA BROOK STBURLINGTON DRMORPHY AV HOFFREN DR SAFFRON AV WHITTIER STBOOTHERDPLISKA STBEECHERSTTROYERBOOTHERDCity of FairhopePlanning Commission December 7, 2020 ¯ MORPHY AV SD 20.51 - Walker Place Legend COF Corp. LimitsPUD - Planned Unit DevelopmentR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyR-3PGH - Patio/Garden Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialR-6 - Mobile Home Park DistrictR-A - Residential/Agriculture DistrictCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Walker PlaceSite Data:7.9 acresProject Type:2-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:R-1PPIN Number:14591General Location:The south side of Morphy Avenue between Bishop Road and County Road 13, at 8800 Morphy Avenue.Surveyor of Record:Seth MooreEngineer of Record: Owner / Developer:Linda Walker School District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:DenialPrepared by: Carla Davis 0 CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 429 FAIRHOPE, AL 36533 251-928-8003 020483-0003 Emily B. 11/02/2020 10:43AM MISCELLANEOUS SUBDIVISION (SUB) 2021 Item: SUB 1@ 1,150.00 SUBDIVISION (SUB) Subtotal Total CHECK Check Number 7092 Change due 1,150.00 1,150.00 1,150.00 1,150.00 1,150.00 0.00 Paid by: LOUIS WALKER REAL ESTATE Comments: SD 20.51 WALKER PLACE MINOR LOUIS WALKER REAL ESTATED 8800 MORPHY AVENUE FAIRHOPE, AL 36532 555 S SECTION ST, FAIRHOPE AL, 36532 http://www.cofairhope.com CUSTOMER COPY 1 SD 20.51 Walker Place- December 7, 2020 Summary of Request: Public hearing to consider the request for FST Linda Walker, owner, and applicant of a 2-lot minor subdivision. The property is located on the south side of Morphy Avenue between Bishop Road and County Road 13, at 8800 Morphy Avenue. The subject property is approximately 7.9 acres and the applicant desires to divide the property into two separate lots. The proposed Lot 1 is approximately 3.10 acres (135,400 square feet) with an existing residence. The proposed Lot 2 is approximately 4.75 acres (207,100 square feet) with an existing residence and barn. Comments: The subject property is located within Fairhope’s city limits and 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’ sidewalk easement along Morphy Avenue. The applicant is also requesting a sidewalk waiver. Article VI, Section G also requires the provision of fire hydrants to 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. The applicant is also requesting a fire hydrant waiver as the nearest hydrant is more than 450 feet from Lot 1. 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 subdivision. Water and gas services will be provided by the City of Fairhope. Power is supplied by Riviera Utilities. There are individual septic systems for sewer, and the telephone service will be provided by AT& T. 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: A request from the requirement of a sidewalk being installed, because there will be a 15 foot wide easement for future sidewalks place on the plat. Article VI, Section G. Fire Hydrants requirement in the City of Fairhope Subdivision Regulations which states, “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 at otherwise required by the fire authority having jurisdiction.” The applicant has provided a letter stating the following regarding the request for a fire hydrant waiver: A request from the requirement of the 450’ distance from fire hydrant for lot 1. 2 SD 20.51 Walker Place- December 7, 2020 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: Though no hardship is presented, currently there are no sidewalks in the nearby vicinity. However, the applicant is proposing to allow a 15’ sidewalk easement thus a sidewalk can be constructed in the future if needed. Article VI, Section G.- Fire Hydrants: The applicant has not presented any extraordinary hardship. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. Article VI, Section G.- Fire Hydrants: 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. However, the applicant has provided additional space for the construction of a sidewalk, if needed. Article VI, Section G.- Fire Hydrants: Staff finds that this waiver will nullify the intent of the regulations because the regulations require a fire hydrant along each street at a maximum interval of four hundred fifty (450) feet, or at the ends and center of each block, or at otherwise required by the fire authority having jurisdiction. 4. The waiver is the minimum deviation from the required standard necessary to relieve the hardship; Article VI Section D. - Sidewalks: Because property is allocated for future construction for sidewalks, the waiver would be a minimal deviation from the required standard. Article VI, Section G.- Fire Hydrants: Because an additional fire hydrant is not being installed, the waiver would not be a minimal 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. Article VI, Section G.- Fire Hydrants: Yes, the approval of the waiver may have adverse effects on the landowner, future landowners, or the general public. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. Article VI, Section G.- Fire Hydrants: The approval of the waiver will not result in substantial justice. 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 3 SD 20.51 Walker Place- December 7, 2020 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; • Does Not Meet d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • No, the subdivision does not meet the regulations. e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Yes, the subdivision of the lot may endanger the health and safety or property within the planning jurisdiction. Follow-Up Activities Required by Staff and/or the Applicant: If it is the pleasure of the Planning Commission to approve subject case, 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 denial of SD 20.51 due to the failure to meet the requirements of Article VI, Section G of the Subdivision Regulations regarding fire hydrants. November 13 , 2 020 To: City of F airhope Planning Comnnttee To Whom l t May Concern, I, Linda Walker, am requesting two waivers/variances . 1. A request from the requirement of sidewa lk being Installed, there will be a 15 foot wide easement for future sidewa lks p laced on the plat. 2. A request from the requirernent of the 450' distance from fire hydrant for lot 1. All of the above are regulated by the City of Fairhope . Walker Place· Parcel ID 05-46-05-16-0-000-028.532 Sec. 16, 165, R2E, within t he City of Fciirhope, Zoned R-1 . Your cons ideration is greatly appreciated . Best Regards, ,--- 0 e , Authorized Agent PRELIMINARY PLAT CHECKLIST 1 Date of review: November 12, 2020 Project: SD. 20.51 Walker 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. All comments are indicated in bold italic text. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item red bold italic text. 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: 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 ☒Follow-up submittal requested 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 on 11x17 paper. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Checklist received 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 PRELIMINARY PLAT CHECKLIST 2 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: Need contour map at two-foot interval. 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: 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 I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 3 Article IV, Section C.1.b.(8) (continued) 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 Comments: Revise the plat to depict a signature block for the Baldwin County Health Department 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: Article IV, Section C.1.b.(11) Flow model data submitted to the standards of the COF Water Department. ☐N/A ☐Accepted ☒Follow-up information pending Comments: Fire hydrant appears to be within 450’ of the proposed Lot 2, but please verify that Lot 1 will also be serviced by a hydrant that is within 450’ as well. Article IV, Section C.1.b.(12) Street lighting plan ☒N/A ☐Accepted ☐Follow-up information pending Comments: Minor 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 24” 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: Minor Subdivision Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: Minor Subdivision 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: Need to provide topographic survey with aerial photograph with plat overlay. Article IV, Section C.1.b.(16) Pedestrian circulation plan I I I I I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 4 ☐N/A ☒Accepted w/ conditions ☐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) • Total number of lots • Square footage of each lot • Site Density • Number of units proposed ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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 with comments ☐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: 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 Article IV, Section C.1.c. (continued) (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 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 I I I I I I I I I I I I PRELIMINARY PLAT CHECKLIST 5 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: 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 with comments ☐Revise and Resubmit per comments 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. 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 6 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 with comments ☐Revise and Resubmit per comments 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: 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. I I I I PRELIMINARY PLAT CHECKLIST 7 ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: 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 staff’s 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. 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 with comments ☐Revise and Resubmit per comments Comments: for the Applicant’s 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 I I I I I I I I PRELIMINARY PLAT CHECKLIST 8 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: for the Applicant’s information. Article V, Section E.2. Lot Standards – Lot Sizes a. Land Subject to Zoning - Where land is subject to zoning all lots shall fully conform to the requirements of the applicable zoning ordinance. The applicant shall furnish to the commission site drawings to demonstrate compliance. Lots not in compliance shall not have building permits issued unless combined with other lots and reconfigured so as to comply with zoning requirements. b. Land not Subject to Zoning - 1) Lots not subject to zoning shall have lot areas of not less than 15,000 square feet and a minimum lot width of 100 feet; 2) Where neither public water nor public sewage is available, lot areas and widths shall conform to the requirements of the public health authorities, but in no case shall be less than 100 feet in width and 20,000 square feet in area. c. Insofar as is practicable; side lot lines shall be at right angles or shall be radial to street lines. d. Corner lots for residential use shall be designed with additional frontage, greater than is required for interior lot widths. The additional frontage shall be equal to the difference of the minimum front setback and minimum side setback requirements for any applicable zoning district, for the purpose of allowing building orientation and setback from both front and side streets. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: 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: 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 Comments: Will need Baldwin County Health Department approval. Construction Standards I I I I I I I I PRELIMINARY PLAT CHECKLIST 9 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 with comments ☐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. 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 with comments ☐Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Comments: 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 Comments: The plat does depict two fire hydrants. One fire hydrant appears to be within 450’ of the proposed Lot 2, but please verify that Lot 1 will also be serviced by a hydrant that is within 450’ as well. If the applicant can not provide the previous information a waiver request will be required and a letter from the fire authority will be required. Article VI, Section I. Construction Standards-Permanent Monuments Concrete monuments four inches in cross section and three feet long, with a flat top 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. The top of the monument shall have an "X" indented therein to identify the exact point and the top shall be set flush with grade. All interior lot corners shall be marked with a pipe not smaller than three-quarters inch diameter, 24 inches length and shall be driven flush with finish grade. ☒N/A ☐Accepted ☐Follow-up correspondence required Comments: Reviewed by: __________________________ Date of Review: ________________________ 11/12/2020 I I I I I I I I ~L Dcwa Carla Davis Planner City of Fa irhope 555 South Section Street Fa irh ope, Alabama 36532 R£: SD 20.51 Walker Place Dear Mrs. Davis, November 17, 2020 Thank you for your review letter of November 12 , 2020 and the following is in respon se to the review. 1 have changed the Zoning to R-l and Building Setbacks in U1e Site Data and on th e lots. Attached is the Service Letters of City of Fairhope, Baldwin County EMC and AT&T. Attached is a request for a waiver for the Sidewalks and the Fire hydrant. Revised the Drainage & Utility Easement between lots I and 2 to reflect the requirement for Riviera . l have added the statement "future Development ofLoL I may require a Wetland Delineation'·. l have added a signature Block for the Health Department. Pl ease find attached (I) 24" X 36" and s ixteen ( 18) 11 •• X I 7" copies of the revised plat. I have emailed a (I) digital copy in PDF format (emailed t o Emily and you). Should you have any questi on, please foe I free to contact me at251-928-6777. Res Jtfully, / I October 13, 2020 Seth Moore Moore Surveying Inc. 555 N. Section St. Fairhope, Alabama 36532 RE: Walker Place Subdivision Dear Mr. Moore: f ATO 2155 OLD SH!:L L RD Suit e MO BILE, AL 3 66 07 T ; 2 514718361 F: 2 51471 0410 www .att.com This letter is ln response to your request for information on the availability of service at the above subdivision by AT&T. This letter acknowledges that the above referenced subdivision is located in a n area served by AT&T. Any service arrangements for the subdivision will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter is not a commrtment by AT&T to provide service to the Walker Place Subdivision. Please contact me at the phone number included jn this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design _, i!'~J' ' L.,, BY! .. £.72 ....... . 1-.arin \\'ii oo M!AV l\()WJ -\ 6( •'"11 J,1(1. .B~11ell. nc1.10 l•mmy Conyer~ l•Y Rt,b!M-11 11.> A-tfanl\s. M ~1r 11(1 ,-,.~* t<jmb,·rl) cr11\ Ii '-'C•' rtt'JSJ/Rt IC>l 1'rnh secti.,nSum Fallflo.'!", .\lahama :565-::: 251 ·928,ll!t, 25 I •9i8--to,7a ra, 11'\\1\' fairb;>J'l:~l.t;~I October 8, 2020 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, AL De ar Mr. Moore, Regarding your avallability request for Havtanek Place, Walker Pla ce, Payne's Place and Martiniere Place . Gas: Gas is avallable for Walker place, Martiniere Place and Payne's Place . Havranek Place depends on gas usage. It will require a county road bore and a gas main extension. There will be a cost associated with the extension. We will only connect if it meets load requirement . We do, however, reserve the r ight to charge for services that will only connect non-essential gas loads, .suc h as fire logs and/or barbeque grills. Water: Is available through the City o f Fairhope for Havranek Place , Payne's Place and Walker Place. Water is not available for Martiniere Place . Sewer: Is available through the City of Fairhope for Walker Place and a grinder pump is required. Sewer is not available for Havranek Place, Martinie re Place or Payne's Place . Sincerely, Michael Allison Operations Director City of Fai rhope, AL Michael.Allison@fairhopeal.gov cc Jason Langley, Superintendent, Water and Wastewater Department cc Terry Holman, Superintendent, Gas Department cc Jeremy Morgan, Superintendent, Electric Department NSUMMITSTSECTIONST SSSUMMITSTSCHURCHSTN SCHOOL STSTIMPSON AV FAIRHOPE AV SAXE LN N BANCROFT STSECTION ST NN CHURCH STPINE AV EQUALITY ST MAGNOLIA AV ATKINSON LN GENEVIEVE LN OAK AV City of FairhopePlanning Commission December 7, 2020 ¯N CHURCH STMAGNOLIA AV SD 20.53 - Magnolia & Church Mixed Use Development Legend COF Corp. LimitsB-2 - General Business DistrictB-3b - Tourist Resort Commercial Service DistrictB-4 - Business and Professional DistrictP-1 - ParkingR-2 - Medium Density Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Magnolia and Church Site Data:.51 acresProject Type:Multiple Occupancy ProjectJurisdiction:Fairhope Planning JurisdictionZoning District:B-2 Central Business DistrictPPIN Number:15164General Location:northeast corner of intersection of Magnolia Ave. and Church St.Surveyor of Record:SE Civil, LLCEngineer of Record:Larry Smith, PE_SE Civil, LLCOwner / Developer:FST, Magnolia Church, LLCSchool District:Fairhope Elementary School WestFairhope Middle and High Schools Recommendation:TablePrepared by: Mike Jeffries ,·.1 --ed • -( . --- ("Jr EjITJJ CERTIFICATE OF FORMATION OF Magnolia / Church, LLC BALDWIN COONTY ALABAMA T!M RUSSELL PROBATE JUDGE Filed/cert. 11/IB/2016 u3 PM TOTAL $ Si .80 Hages ---c:::lr> c:::. -c:::-c::::::» c:::r> lllllii~[iltigj!f.~Jlif Pursuant to the provisions of Section 1 0A-5-1.01, et seq. of the Code of Alabama (1975), the undersigned hereby adopts the following limited Liability Company Certificate of Formation. ARTICLE I Name The name of the limited liability company is Magnolia / Church, LLC (the "Company"). ARTICLE 11 Purpose The purpose for which the Company is formed is to engage in any lawful act or activity for which limited liabilities companies may be organized pursuant to the Alabama Limited Liability Company Law . ARTICLE Ill Registered Office; Registered Agent The location and street address of the initial registered office of the Company shall be 18138 Woodland Drive, Point Clear, AL 36564 and its registered agent at such address shall be Ware M. Porter. ARTICLE IV Organizer The name and address of the Organizer is: Brian P. Britt 451 Magnolia Avenue Fairhope, Alabama 36532 ARTICLEV Members The names and addresses of the initial members are : Ware M. Porter P.O. Box 506 Point Clear, AL 36564 Thomas Vance Mccown 3213 Midtown Park S Mobile, AL 36606 ARTICLE VI Admission of Additional Members 50% Upon the unanimous written consent of the members, the Company may permit the admission of additional members and the terms and conditions of their admission shall be set forth in the Company's Operating Agreement. ARTICLE VII Cessation of Membership The cessation of membership of one or more members will not result in the dissolution of the Company. ARTICLE VIII Member-Managed The Company shall be member-managed and the following individuals at the following address are the initial managers for the Company until their successor or successors are elected and begin serving: Ware M. Porter P.O. Box 506 Point Clear, AL 36564 Thomas Vance Mccown 3213 Midtown park S. Mobile, AL 36606 1 SD 20.53 Magnolia & Church Mixed Use Development Dec. 7, 2020 Summary of Request: The owner and applicant is Vance McCown, on behalf of Magnolia/Church, LLC working with Larry Smith, PE with SE Civil, LLC on the proposed project. This application is for a 10 unit Multiple Occupancy Project located on the northeast corner of the intersection of Magnolia Avenue and Church Street. The property is zoned B-2 and located on the edge of the Central Business District (CBD). The proposed project is currently under Site Plan review as well. Comments: - Drainage is collected on site and directly conveyed by pipe to the City’s Storm Water system. - Traffic Study: The engineer provided a letter and documentation stating that a traffic study was not triggered - Fire Flow Test: The Fire Hydrant located on Magnolia does provide adequate fire flow for the development. The City is currently upgrading the system and the improvements should provide the fire protection needed. A fire flow at the end of construction shall be preformed to verify the development does have adequate fire protection. - Sidewalks shall be constructed in ADA compliance. Portion of sidewalk is not being replaced near street intersection leading to potential problems aligning the old portion to the newly replaced portion. Landscaping and Tree Removal Requirements - The subject property is in the CBD and the applicant has elected to build to the property lines. - The applicant has provided a Tree Removal Application submitted to Paul Merchant, City Horticulturalist, dated 2017 that has a proposed mitigation plan. o Speaking with Paul Merchant the application from 3 years ago was submitted with a different site plan. A comment from Paul on the application says nothing is approved until a plan is submitted. One has not been submitted. o A new tree removal application needs to be submitted and reviewed by Paul Merchant and/or the Fairhope Tree Committee. - The applicant provided an unsigned report from Cleve Formwalt with recommendations for tree removal, trimming, and development practices. o The report does not reflect the removal or trimming located midways down the property along Church Street. o The Tree Protection plan sheet D01 does not reflect the removal of the tree on the north end of the property as stated in the report. - Tree removal plan does not show canopy of trees. Without canopy shown with proposed building footprint staff does not know how much of the tree will have to removed. Recommendation: Staff recommends this application be tabled for further review and discussion. PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC02COVERSITE PLANGRADING & DRAINAGE PLANforCONTACTSMagnolia & Church Mixed Use DevelopmentC01C03C04 UTILITY PLANGAS DEPARTMENTCITY OF FAIRHOPEMR. TERRY HOLMAN555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003WATER & SEWER DEPARTMENTCITY OF FAIRHOPEMR. JASON LANGLEY555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003BUILDING DEPARTMENTCITY OF FAIRHOPEMR. ERIK CORTINAS555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003CONSTRUCTION DETAILSCONSTRUCTION DETAILS301 Magnolia AvenueC05C06CONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallC07EROSION & SEDIMENT CONTROL PLANLEGAL DESCRIPTIONELECTRICAL DEPARTMENTCITY OF FAIRHOPEMR. MIKE ALLISON555 SOUTH SECTION ST.FAIRHOPE, ALABAMA 36532251-928-8003Fairhope, Alabama 36532Developer:Magnolia / Church, LLCPO Box 506Point Clear, AL 36533251-478-4202PLANNING/ZONING DEPARTMENTCITY OF FAIRHOPEMR. BUFORD KING555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566ENGINEER'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 EngineerNovember 19, 2020Name of Project to which this Certificate Applies: Magnolia & Church Mixed Use Development.Plans which are certified consist of Pages Cover Sheet thru Sheet C08.VICINITY MAPN.T.S.SECTION 37, TOWNSHIP 6 SOUTH, RANGE 2 EASTBALDWIN COUNTY, ALABAMAC08SITEPUBLIC WORKS DEPARTMENTCITY OF FAIRHOPEMR. RICHARD JOHNSON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003PEDESTRIAN CIRCULATION PLANBEGINNING AT THE SOUTHWEST CORNER OF LOT 1, BLOCK 6, DIVISION 1 OF THE LANDSOF THE FAIRHOPE SINGLE TAX CORPORATION IN THE CITY OF FAIRHOPE ALABAMA, ASPER MAP OR PLAT THEREOF RECORDED SEPTEMBER 13, 1911, IN THE MISCELLANEOUSBOOK 1, PAGES 320 THROUGH 321, IN THE RECORDS OF THE OFFICE OF THE JUDGE OFPROBATE OF BALDWIN COUNTY, ALABAMA; SAID CORNER MARKED BY A CRIMPED TOPPIPE, THENCE EAST A DISTANCE OF 139.97 FEET TO A POINT MARKED BY A CRIMPEDTOP PIPE; THENCE NORTH 00°08'43" WEST A DISTANCE OF 159.76 FEET TO A POINT;THENCE WEST A DISTANCE OF 139.97 FEET TO A POINT MARKED BY A OPEN TOP PIPE;THENCE SOUTH 00°08'43" EAST A DISTANCE OF 159.76 FEET TO THE POINT OFBEGINNING, CONTAINING 22362 SQUARE FEET (0.5 ACRES), MORE OR LESS.D01DEMOLITION, TREE REMOVAL,& TREE PROTECTION PLANUNIVERSITY OF SOUTH ALABAMA Magnolia Beach µ"" Good Samaritan "' 28 WWWWWWWUGEXXXXXXXXXXXXX GGGPPPPPPSINGLESTORYHOUSEA/COTFCTFCTF32" LIVE OAK23" LIVE OAK34" LIVE OAK33" LIVE OAK33" LIVE OAKCONCRETEPADASPHALT DRIVEWAYASPHALT DRIVEWAYLANDSCAPE WALL2-STORY HOUSE @ 0.4' NCONCRETE SIDEWALKSTEPS ANDCOVEREDFRONT PORCHLANDSCAPE WALLSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESPK NAIL FOUNDEL=101.71WVSSMH2RIM EL=101.75INV EL=90.45SSMH1RIM EL=101.78INV EL=95.21GGGGGFENCE 0.8' WFENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095OHPOHPOHPOHPOHP OHP OHPXXXTPTPTPTPTPTPTPTP1234335555544662227MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)W80010204020 SCALESHEETD0120190490TGSDRAWNDATESCALEJOB No.11/19/201"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallDEMOLITION, TREE REMOVAL, &TREE PROTECTION PLAN23" LIVE OAKTREE REMOVAL NOTESTREE REMOVAL LEGENDREMOVALXTREE PROTECTION FENCETPTREE REMOVALTYPE33" LIVE OAK42" LIVE OAK1QTY11DEMOLITION LEGENDREMOVALREMOVAL - ASPHALT/CONCRETE/GRAVELASPHALT SAWCUTDISCONNECT UTILITIES AND REMOVE STRUCTURE1DEMOLITION SYMBOLSINSTALL PERIMETER SEDIMENT BARRIERS AND TREE PROTECTION PRIOR TO DEMOLITION.OBTAIN ALL PERMITS FROM STATE AND LOCAL AUTHORITIES PRIOR TO THE DEMOLITION ANDREMOVAL OF ANY STRUCTURES, TREES, PAVING, OR INFRASTRUCTURE.ALL DEBRIS, STRUCTURES, INFRASTRUCTURE, PIPES, POLES, CABLE, PAVING, AND ANY OTHERMATERIAL SHALL BE DISPOSED OF OFF-SITE AT A PERMITTED FACILITY.CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFOREANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THERESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICHCONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITEDTO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIREDFOR DRIVE ENTRANCES AND SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITHGOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COSTSHALL BE INCLUDED IN THE CONTRACTOR'S CONTRACT WITH THE OWNER.ON-SITE BURIAL/DISPOSAL OF CONSTRUCTION AND DEMOLITION (C&D) WASTE IS PROHIBITED.CONSTRUCTION AND DEMOLITION WASTE MEANS BUILDING MATERIALS FROM CONSTRUCTIONAND DEMOLITION OPERATIONS WHICH INCLUDE, BUT ARE NOT LIMITED TO: ASBESTOS-CONTAINING WASTE, WOOD, BRICKS, METAL, CONCRETE, WALL BOARD, PAPER, ANDREFER TO EROSION AND SEDIMENT CONTROL PLAN AND LANDSCAPE PLAN FOR DETAILS.MAKE SAWCUTS AT AREAS WHERE PAVING IS TO REMAIN. CURBING SHOULD BE REMOVED TO1.2.3.4.5.CARDBOARD.6.7.AN EXISTING JOINT.SCALE: NTSTREE PROTECTION FENCETREE PROTECTION SHALL BE IN PLACE AT THEOUTER EDGE OF THE DRIP LINE OF THE TREEPRIOR TO ANY LANDSCAPE DISTURBANCE.STEEL "T" POSTTREE PROTECTIONFENCE: CHAINLINKFENCE. STEEL "T" POSTSINSTALLED AT 8' O.C.PROVIDE AN 8.5" X 11"LAMINATED SIGNSTATING "KEEP OUTTREE PROTECTIONZONE" SPACED EVERY50 FEET ALONG THEFENCEKEEP OUTTREEPROTECTIONAREA4'TREE PROTECTION FENCING SHALL BE INSTALLED 20' FROM TRUNKSOF TREES LARGER THAN 20" DBH AND 10' FROM TRUNKS OF TREESUNDER 20" DBH.NOTE:Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566REMOVE PAVING AND BASE MATERIAL IN THE EXISTING DRIVEWAY2REMOVE WALL AND FOOTINGS3REMOVE TREE AND ROOTBALL, FILL VOID WITH STRUCTURAL FILL4REMOVE OVERHEAD UTILITIES AND POLES5REMOVE FENCE, POSTS, AND FOOTINGS6Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532REMOVE SIDEWALK AT EXISTING JOINT7CONTRACTOR SHALL HIRE A CERTIFIED ARBORIST TO CONSULT WITH AND MONITOR8.CONSTRUCTION AROUND AND WITHIN THE DRIP LINES OF THE TREES TO BE SAVED.C--L) ~ ----~ s -J I I I I I I I I I I lo I I I I I I I _J I ii ---I \ I I I / / I I ( I I I I I ,.I ) I I I I I J / / I / / / / ( I I I 0 0 0 0 0 0 0 N ~ c:::::::::::::: XXOTFCTFCTFN 90°00'00" W 139.97' (O)N 90°00'00" W 139.97' (O)N 00°08'43" W 159.76' (O)32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)PK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO4'4'2468 SFUNIT 100CONCRETE PAVEMENTSEE DETAILHEADER CURBSEE DETAILEXISTING CURB TO REMAIN8' CONCRETE SIDEWALKSEE DETAIL8' CONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALK77 SFBALCONY698 SFUNIT 202GARAGER8'HANDICAP RAMPSEE DETAILN 00°08'43" W 159.76' (O)594 SF817 SF499 SF2232322GARAGE 203623 SF2MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)R8'R5'OVERHEAD BALCONYOVERHEAD BALCONYOVERHEAD BALCONYOVERHEAD BALCONYR13'80010204020 SCALESHEETC01DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANPROPOSEDEXISTINGSITE PLAN LEGENDTRAFFIC CONTROL ARROWCURB & GUTTERSTANDARD PARKING QUANTITYMEDIUM DUTY ASPHALT PAVINGX" SYSL - X" WIDE SINGLE YELLOW SOLID LINEX" DYSL - X" WIDE DOUBLE YELLOW SOLID LINEX" SWSL - X" WIDE SINGLE WHITE SOLID LINEACCESSIBLE PARKING SPACECONCRETE PAVINGPERVIOUS CONCRETE PAVINGHEADER CURBRIBBON CURBPROPERTY AREALAND USAGE--0.51 ACRESBUILDING AREA (UNDER ROOF)74.50%0.38 ACRESIMPERVIOUS PAVING0.12 ACRESPERVIOUS PAVING0.00 ACRESDESCRIPTION% OF PROPERTY AREAAREA23.53%00.00%GRASSED/LANDSCAPED AREA0.01 ACRES1.97%X20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITEDALL CURBED OR STRIPED RADII ARE TO BE 4' UNLESS OTHERWISE NOTED.EXISTING 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.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 AND PARKING STALLS SHALL BE PER ADA REQUIREMENTS AND LOCALALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB 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 B-2 (CBD).NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERYPHASE OF CONSTRUCTION.ALL STRIPING IN R.O.W. TO BE CLASS A TYPE 2 THERMOPLASTIC.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.CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. WITHOUT PERMISSION FROM THE CITY.DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACECAPABLE OF SUPPORTING 80,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OFTHE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIREPREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE.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.NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED,RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURINGSITE PLAN NOTESAND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONSFIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18.THE 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.TOTAL SITE ACREAGE =0.51 ACRES.REGULATIONS.INSPECTIONS.CONSTRUCTION ACTIVITIES.SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.PARKING DATATOTAL REQUIRED (1 SPACE/UNIT) =PARKING REQUIREMENT SPACES8TOTAL PROVIDED =18CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS24.OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.25.REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED26.TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN27.COMPLETED.THE CONSTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.28.BUILDING (UNDER ROOF)SITE ANALYSIS16544 SFSITE ACREAGE (PROPOSED)±0.51 AC (22,362 SF)BUILDING SETBACKS:FRONT YARD:SIDE YARD:REAR YARD:MAXIMUM BUILDING HEIGHT:0 FT 0 FT 0 FT 40'BUILDING HEIGHT40 FTPROVIDED PARKING12 SPACESREQUIRED PARKING8 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS8 UNITSCOMMERCIAL UNITS2 UNITSCOMMERCIAL1274 SFRESIDENTIAL21,979 SFGARAGE/BALCONY9,194 SFTOTAL32,447 SFI _J ------I [<nl --------------------, I --, ' I ---0 ~ C=:::J C=:::J C=:::J 0 ~ c:::::::::::::: ~ C=:::J N XXOTFCTFCTFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP101.0099.3399.33FFE=102.50FFE=99.50FFE=100.00FFE=104.50FFE=106.50FFE=100.00FFE=98.50FFE=110.50104.45106.45107.62110.45110.45108.83TRENCH DRAINGRATE=108.55TRENCH DRAINGRATE=99.14109.06108.55108.83108.83108.83109.45109.39109.10108.95JB#A1RIM=98.00INV=95.00108.45108.83108.83108.95108.95DI#A2GRATE=108.55INV=105.55 (12")108.83124LF 12" PIPE @ 1.0% MIN5LF 8" HDPE @ 1.0% MIN13LF 8" HDPE@1.0% MIN12LF 8" HDPE @ 1.0% MINHDPE PIPE OUTSIDEOF BUILDING LIMITSSHEETC02DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGE PLANSITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THEALL EXTERIOR PAVED AREAS ADJACENT TO THE BUILDING (SIDEWALKS, PATIOS, ETC.) SHALLSLOPE AWAY FROM THE BUILDING AT A MINIMUM SLOPE OF TWO PERCENT.REFER TO THE GEOTECHNICAL REPORT FOR PREPARATION OF THE SUBGRADE.BUILDING PAD.24.25.26.FIRM NO. 01003C0644M EFFECTIVE DATE APRIL 19, 2019, SHOWS THE PROPERTY TO BESITUATED IN ZONE X UNSHADED.PIPE 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.JUNCTION BOX = TOP; THE TOP MOST PART OF THE RIM AND COVER CASTING.CATCH BASIN = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX.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 BUILDINGS OR PAVEMENT SHALLRECEIVE FOUR INCHES OF 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 MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.ALL CUT OR FILL SLOPES SHALL BE 2:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPESSTORM PIPE SHALL BE AS FOLLOWS:BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THEUTILITY TRENCHES SHALL BE DE-WATERED AS RECOMMENDED BY THE GEOTECHNICALENGINEER AND THE SPECIFICATIONS. APPROVED MEASURES SHALL BE TAKEN TO ENSURE THE PROPER INSTALLATION OF THE PIPING SYSTEM. THE CONTRACTOR SHALL HOLD THE OWNERGRADING & 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.AND ENGINEER HARMLESS FOR ADDITIONAL COSTS FOR DE-WATERING AND BACKFILL LABOR &EXISTING INFORMATION IS SHOWN PER SURVEY BY SMITH, CLARK & ASSOCIATES.ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILSENGINEER.GRADES 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.RCP, CLASS III PER ALDOT SPECIFICATIONS.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 COMPANY OR EQUAL.AND HIGHWAYS, LATEST EDITION.MATERIALS.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.MAXIMUM CUT OR FILL SLOPE IS 2H:1VCONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE ENDOF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED.22.23.THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE.HDPE, ADS N12 PIPE PER SPECIFICATIONS.TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONALPRIOR TO ANY OTHER CONSTRUCTION OR GRADING.27.ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.28.PROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINT HPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)UNDERDRAINROOF DRAINUDX"MITERED END SECTION (MES)PVC, SCH. 40 PIPE PER SPECIFICATIONS.80010204020 SCALE20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532TRENCH DRAIN IS TO BE ACO K200 WITH TYPE 678Q GRATE OR APPROVED EQUAL.29.NOTE: REFER TO MEP PLANS FORSTORM LINES UNDER THE BUILDINGAND STAIRS. CONTRACTOR TO INSTALLTRANSITION COUPLING TO CONNECTDISSIMILAR MATERIALI I -I I / ( N '\ I I I I ~ I ■ ■ ■ .... ......... C ------c::J----- XXOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 100XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXCEPCONSTRUCTION EXIT PAD(TYP.) SEE DETAILMUPSTSMUPSTSXXXCIPCURB INLET PROTECTION(TYP.) SEE DETAILSBSEDIMENT BARRIER(TYP.) SEE DETAIL77 SFBALCONY698 SFUNIT 202GARAGE594 SF817 SF499 SFGARAGE 203623 SFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)MUPSTSSHEETC03DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLAN80010204020 SCALE20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 365321.2.3.4.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 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.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.CONTACT LARRY SMITH, PE 251-990-6566.AREA TO BE DISTURBED = 0.62 ACRESMAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES ANDPRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THECONSTRUCTION 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.TRACKED 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.23.24.1.2.3.REMOVE VEGETATION ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS,INSTALL THE CONSTRUCTION EXIT PER DETAILS.INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS.CONSTRUCTION SEQUENCE - PHASE 14.5.INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE.5.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS.CONSTRUCTION SEQUENCE - PHASE 2PERFORM CLEARING & ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1.INSTALL UTILITIES.AREAS WHEN BROUGHT TO GRADE.3.FIPSBCEPEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPAND CONSTRUCTION EXIT.INSTALL CURBING AND STONE BASE.4.6.ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & SITE WORK CAN BEGIN (PHASE 2).REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING.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 PAVING AND FINAL LANDSCAPING.4.USDA SOIL SURVEY CLASSIFICATIONSEuC - WADLEY LOAMY FINE SAND, 5 TO 8 PERCENT SLOPES - HSG AALL CUT AND FILL SLOPES MUST BE SURFACE ROUGHENED AND VEGETATED WITHIN 7 DAYS25.OF THEIR CONSTRUCTION. ALL FILL SLOPES HAVE SILT FENCE AT THE TOE OF SLOPES. 26. EXISTING TREES, TO BE SAVED, SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES.27.CARE SHALL BE TAKEN IN ALL GRADING ACTIVITIES TO REMAIN OUTSIDE THE DRIP LINESOF EXISTING TREES. ALL TREE PROTECTION FENCING TO BE INSPECTED DAILY AND REPLACEDOR REPAIRED AS NEEDED. TREE PROTECTION DEVICES MUST BE INSTALLED AND INSPECTED PRIOR TO ANY CLEARING,28.GRUBBING, OR GRADING.SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, 29.INDICATING THE 1/3 FULL VOLUME. ALL SLOPES STEEPER THAN 3H:1V MUST BE MATTED AND STAKED WITH AMERICAN EXCELSIOR JUTE MAT. CONSTRUCT BUILDING.2.FABRIC DROP INLETPROTECTIONCONSTRUCTION EXIT PADSEDIMENT BARRIERMULCHINGTEMPORARY SEEDINGPERMANENT SEEDINGEROSION CONTROL BLANKETOUTLET PROTECTIONDIVERSIONCURB INLET PROTECTIONCODEPRACTICE50' MIN.ALABAMA HIGHWAY DEPARTMENTCOARSE AGGREGATE GRADATION NO. 1NON-WOVEN CLASS IVHARD SURFACEPUBLIC ROAD6" MIN.20' MIN.SCALE: NTSCONSTRUCTION EXIT PADCEPREPAIR ASNEEDEDGEOTEXTILE UNDERLINER8"FLOWEXISTING ROADCONSTRUCTION EXITPAD BERMED UP 8 INCHESTO PREVENT RUN-OFF FROMENTERING THE RIGHT-OF-WAYPROFILEof---------1 -_J ----..__ s~ -Q ]> ]> " I I I I I 7 == I _\. \ \ ( \ \ \ ) \ I I I I I I I / .__./ I.__./ I I I I ( I ,J ) I I I I I I I J / / / I / / / ( I I / I I ( I I I I I I I , I 0 0 0 0 0 0 0 0 0 0 N WWWWWWWUGEXXGGGPPOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 10077 SFBALCONY698 SFUNIT 202GARAGEWW WWSS34LF 6" PVCSDR35@1.04%MIN.C.O.TWWWWW594 SF817 SF499 SFGARAGE 203623 SF1" WATER SERVICE (TYP.)PAVEMENT PATCH(TYP.) SEE DETAILBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)WPROPOSEDTRANSFORMERLOCATIONSHEETC04DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN80010204020 SCALELIMIT 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.PIPEREQ'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: NTSSEWER PIPE12" X12"X6"TH.CONC. COLLAR1/2"FINISH GRADE4" SANITARY ELLSANITARY SEWER CLEANOUTSCALE: NTSTOP & BRONZE PLUG ZURN Z-1400-HD, WADE W-6000-2, CLEANOUT TO BE 4" DURA-COATED HEAVY DUTY WITH ROUND NOTE:SEWER PIPE12" X12"X6"TH.CONC. COLLAR1/2"FINISH GRADEWATTS CO-Z00-RX4, OR APPROVED EQUAL.FINISH GRADE(LANDSCAPING)(PAVEMENT)4" SANITARY TWO-WAYCLEANOUT FITTINGONE-WAYTWO-WAY20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566THE 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.THE GAS SERVICE SHALL BE INSTALLED TO THE METER BY THE LOCAL GAS UTILITY. REFERTO THE MECHANICAL/PLUMBING PLANS FOR THE METER LOCATION.13.THE CONTRACTOR WILL PROVIDE AND INSTALL ALL SECONDARY WIRING AND CONDUIT FROMTHE PAD MOUNTED TRANSFORMER TO THE LOCATION OF THE METERS.14.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 REQUIREMENTS OF AWWA C900, SDR 18 OR HEAVIER.7.8.THE PROPOSED WATER MAIN SHALL BE PRESSURE TESTED, CLEANED, AND DISINFECTED WITH THE NEW PIPING SYSTEM TO THE MAIN SYSTEM. WATER MAINS TO BE INSTALLED AND 15.TESTED PER AWWA STANDARDS. LEAKAGE TEST PERFORMED AT 200PSI FOR MINIMUMOF 2 HOURS. POST INDICATOR VALVEVALVEWATER METEREXISTINGSSGFIRE HYDRANT ASSEMBLYMANHOLEWATERSANITARY SEWERTHRUST BLOCKUNDERGROUND ELECTRICGASUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWFHSSCLEAN OUTWWC.O.UTILITY PLAN LEGENDMagnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532SSI _J Cl J> " ( I I I I I I I I I I / ( I I I I I I J / / / / / ( I I I N A 0 "ft 0 • ,1', ,1', I><] H □ □ 0 • OTFCTFCTF2-STORY HOUSE @ 0.4' N 2-STORY HOUSE @ 0.4' NDNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 10077 SFBALCONY698 SFUNIT 202GARAGE594 SF817 SF499 SFGARAGE 203623 SFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)SHEETC05DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566ACCESSIBLE ROUTE - 2% MAXIMUM SLOPE IN ALL DIRECTIONSACCESSIBLE ROUTE - 5% MAX RUNNING SLOPE & 2% MAX. CROSS SLOPEACCESSIBLE ROUTE - RAMPPEDESTRIAN CIRCULATIONPEDESTRIAN ROUTENOTE:CONTRACTOR SHALL VERIFY ALL SLOPES PRIOR TO POURINGCONCRETE AND/OR PAVING TO ENSURE THE MAXIMUM SLOPESINDICATED ON THIS DRAWING ARE NOT EXCEEDED. NOTIFY THEENGINEER IMMEDIATELY WITH ANY DISCREPANCIES.4005102010 SCALEMagnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 3653220190490TGS11/19/201"=10'r I-. Ii -----~ 1-• 1----1 • . I • I . ·-I • L·-h ·-. :_ > r-'--'--/ I \ "''\ -~ 1-qj...,..~....___ -... ER I I I Ir : ~-~-J I, 1Jr8~-r r-----i=::r -_,_ r \ ¾ r~ ....... ] -I -I LJ I ' kv I f-----1.L._ -I\ V I -~ ~~~; •-·-I F====r======-J I. -I -L---1---- -~ I --- -L---- -- -~ -- -mm 11111 ITT1 ~ --- --rl I~-- -LC --c---[ 8 r·-1v I I I I -I i I ./\ L LJ-,,-' I ~-! )>. /\ ♦ i...;! ', #, 111111 ~ tlI-;::·~--~•·;~: ~---:-~] --=r---1=1 :;-t-~~2~~~1v~~!L~_:,,;=t~~t~~~Jl::= -~~--- -- -~: .I -l_ .Ll -zl -_j_ ---- -------..., t < >> I I I N \ I I I I 7 SHEETC06DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 3653220190490TGS10/27/20N.T.S.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'.TWELVE FEET (12') SPACING BETWEEN CONTRACTION JOINTS OR AS SHOWN ON PLANS.FILL JOINTS TO WITHIN 1/8" OF SURFACE WITH A SELF-LEVELING JOINT SEALANT.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 330 AND PORTLAND CEMENT ASSOCIATION (PCA) GUIDELINES.1/4"1"AND SEALSAWCUT1ST POUR2NDCONSTRUCTION JOINTSEALANTRESERVOIRAND SEALPOURHALF ROUND KEY JOINT.2tAND SEALSAWCUTNOTE:SEE DETAIL FOR JOINTS7" - 4,000 PSI CONCRETE (MIN. 550 PSI FLEXURAL STRENGTH)SCALE: NTSCONCRETE PAVEMENT DETAILWELDED WIREMESH (TYP.)2" ABOVESUBGRADE9" - SUBGRADE PREPARED PER GEOTECHNICAL REPORT(95% STANDARD DENSITY)TYPICAL 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. JOINT9. WWF SHALL BE UTILIZED TO REINFORCE THE SIDEWALKS.CONCRETE.FOR SIDEWALKS 10' OR GREATER OR WHEN SIDEWALKS ABUT PARKING WHERE THEREIS NOT A CURB, THICKEN WALK TO 12" IN 3'.8"VARIES4"4" TROWELEDEDGE FINISHLIGHT BROOMFINISHSIDEWALK FINISH6"PAVEMENTCOMPACTED BASESUBGRADETHICKENED EDGESIDEWALK W/THICKENED EDGEFRONT ELEVATIONSECTION THRU RAMP6'-0"HANDICAP RAMPNOTE:CEMENT CONCRETE RAMPSTO BE TEXTURED WITH A STIFF BROOM FINISH.SCALE: NTSGUTTERTOP CURB6'4"6"1.5'4'-0"6'-0"2"5"PLAN6'NOTES FOR RAMPS:FLOATS AND STIFF BRISTLE BROOMS.CONCRETE TO BE PLACED 4" THICK AND FINISHED WITH TAMPS, WOOD 1/2 " EXPANSION JOINTS SHALL BE PLACED WHERE SIDEWALKS TIE INTO A STRUCTURE OR TERMINATE AT CURB, RAMPS OR DRIVEWAYS.2.1.DETECTABLE WARNING TO BE PLACED PER ADA REQUIREMENTS.3.PVC WATER 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 BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SANDCLASS 1B MATERIAL, MAX. MAXMAXSANITARY SEWER PVC PIPE BEDDINGSCALE: NTSOF PIPESPRING LINELAYERS COMPACTEDBEDDING, MAX. 6",MAIN8"8"6" MIN.1'TO 85% STANDARDPROCTORLAYERS COMPACTEDHAUNCHING, MAX. 6",TO 85% STANDARDPROCTORLAYERS COMPACTEDINITIAL BACKFILL, MAX. 6",TO 85% STANDARDPROCTORMAX. 6" LAYERS COMPACTED TO 95%BACKFILL WITH SELECT MATERIALSTANDARD PROCTOR (TOP 24"OF FILL TO BE COMPACTED TO 95%MODIFIED PROCTOR UNDER STRUCTURES AND ROADWAYS)MATERIAL SHALL BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SAND3' MIN.COVER18"MIN.18"MIN.JOINTOVERLAP 1/3 CIRCUMFERENCE18"18"MIN.MIN.PIPE SECTIONISOMETRIC VIEWFILTER FABRICFILTER FABRICSTORM PIPE JACKETOF THE PIPEII/ -'\.._ -, :::---;;;-------------------------, ==== -_7 1------4-----1-----1 SCALE: NTS SHEETC07DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566(SEE PLAN FOR SIZE AND LOCATION)8"3,000 P.S.I. CONCRETECAST IRON VALVE BOX(SCREW TYPE)2 CU. FT. OF STONEWATER MAINGATE VALVE NRSFINISHED GRADE8"8"SCALE: NTSVALVE BOX SETTINGSCALE: NTSFIRE RISER STUB DETAILREFER TO FIRE PROTECTION DRAWINGNOTE:FOR EXACT LOCATION OF RISER ASSEMBLYWALLDIP, TARRED AND WRAPPED, PER NFPA #24FINISHED GRADEMJ 90 ELBOW (1/4 BEND)MEGALUG OR EQUAL30" MIN CLEARDIP, TARRED AND WRAPPED, PER NFPA #24THRUST BLOCK PER NFPA #24TO UNDISTURBED SOIL2" MIN.TIE RODSPER NFPA #24SLEEVE THROUGH FLOOR. SIZETO PROVIDE 2" CLEAR SPACEAROUND PIPE AND FILL WITHUSG THERMAFIBER SAFINGINSULATION (TYPICAL)RISER ASSEMBLYCONTRACTORBY SPRINKLERCONTRACTORBY SITE6" AFF.FLOORBACKFLOW PREVENTERGATE VALVESWATER MAIN TO SITESYSTEMSCALE: NTS18"6"PROFILE#6@12"EACH WAY18"O.S.&Y.TO BLDG.PLANDOUBLE CHECK DETECTORBACKFLOW PREVENTIONASSEMBLY WITH FREEZEPROTECTIONFEBCO856ST, CONBRACO40-100, OR WATTS 709DCDAPIPE MOUNTED TOFOUNDATION WITH PIPEBAND BOLTED TO TOPOF FOUNDATION.NOTE: PROVIDE FOURBRONZE BALL VALVE TESTCOCKS FITTED WITHBRASS PLUGS AT EACHGATE VALVE AND EACHCHECK VALVE.DCDA TO MEET ASSE 1048AND AWWA C510TO BACKFLOWPREVENTER6"---20190490TGS10/27/20N.T.S.Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532HDPE PIPE BEDDING DETAILSCALE: NTSMIN. TRENCH WIDTH(SEE TABLE)4" FOR 12"-24" PIPE6" FOR 30"-60" PIPE6"MIN. COVER TORIGIDPAVEMENT, HMIN. COVER TOFLEXIBLEPAVEMENT, HSPRINGLINEFINALBACKFILLINITIALBACKFILLHAUNCHBEDDINGSUITABLEFOUNDATIONNOTES:1. ALL PIPE SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH ASTM D2321, "STANDARD PRACTICEFOR UNDERGROUND INSTALLATION OF THERMOPLASTIC PIPE FOR SEWERS AND OTHER GRAVITY FLOWAPPLICATIONS", LATEST ADDITION2. MEASURES SHOULD BE TAKEN TO PREVENT MIGRATION OF NATIVE FINES INTO BACKFILL MATERIAL,WHEN REQUIRED.3. FOUNDATION: WHERE THE TRENCH BOTTOM IS UNSTABLE, THE CONTRACTOR SHALL EXCAVATE TO ADEPTH REQUIRED BY THE ENGINEER AND REPLACE WITH SUITABLE MATERIAL AS SPECIFIED BY THEENGINEER. AS AN ALTERNATIVE AND AT THE DISCRETION OF THE DESIGN ENGINEER, THE TRENCHBOTTOM MAY BE STABILIZED USING A GEOTEXTILE MATERIAL.4. BEDDING: SUITABLE MATERIAL SHALL BE CLASS I OR II. THE CONTRACTOR SHALL PROVIDEDOCUMENTATION FOR MATERIAL SPECIFICATION TO ENGINEER. UNLESS OTHERWISE NOTED BY THEENGINEER, MINIMUM BEDDING THICKNESS SHALL BE 4" (100mm) FOR 4"-24" (100mm-600mm); 6" (150mm)FOR 30"-60" (750mm-900mm).5. INITIAL BACKFILL: SUITABLE MATERIAL SHALL BE CLASS I OR II IN THE PIPE ZONE EXTENDING NOTLESS THAN 6" ABOVE CROWN OF PIPE. THE CONTRACTOR SHALL PROVIDE DOCUMENTATION FORMATERIAL SPECIFICATION TO ENGINEER. MATERIAL SHALL BE INSTALLED AS REQUIRED IN ASTM D2321,LATEST EDITION.6. MINIMUM COVER: MINIMUM COVER, H, IN NON-TRAFFIC APPLICATIONS (GRASS OR LANDSCAPE AREAS)IS 12" FROM THE TOP OF PIPE TO GROUND SURFACE. ADDITIONAL COVER MAY BE REQUIRED TOPREVENT FLOTATION. FOR TRAFFIC APPLICATIONS, MINIMUM COVER, H, IS 12" UP TO 48" DIAMETER PIPEAND 24" OF COVER FOR 54"-60" DIAMETER PIPE, MEASURED FROM TOP OF PIPE TO BOTTOM OF FLEXIBLEPAVEMENT OR TO TOP OF RIGID PAVEMENT.18"15"12"39"34"30"PIPE DIAM.MIN. TRENCH WIDTH8"10"6"4"26"28"23"21"RECOMMENDED MINIMUM TRENCH WIDTHS30"24"56"48"42"36"60"48"72"64"96"80"6"12"COMPACTED BASENOTE:1. PROVIDE #6 X 18" LONG, SMOOTH DOWELS AT ALL EXPANSION JOINTS.2. 3/4" ELASTOMERIC EXPANSION JOINTS WITH BITUMINOUS SEALANT AT INTERVALS1" RSCALE: NTSHEADER CURBPER ACI RECOMMENDATIONS, 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.1/4" R6"6"ADJACENT PAVINGFACE OF CURBSUBGRADE2'-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 GRADED.. ... HH SHEETC08DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566PERMANENT SEEDINGSCALE: NTSPSZONE 3 - AREAS NOT SUBJECT TO FREQUENT MOWINGDATE OF PLANTINGLIME 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 DETAILGRASS-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 EQUIVALENTREQUIRED POUNDS PER ACRE OF PURE LIVE SEEDANNUAL RYEGRASSHULLED BERMUDAGRASSUNHULLED BERMUDAGRASSTALL FESCUEWEEPING LOVEGRASSRESEEDING CRIMSON CLOVERPENSACOLA BAHIAGRASSREQUIRED PERMANENT PLANTJAN. 1TOFEB. 15FEB. 16TOAUG. 31SEPT. 1TONOV. 30DEC. 1TODEC. 311029292929MIXED121850241012123529291029292929ANNUAL LESPEDEZA (KOBE)22TEMPORARY 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/TON20190490TGS11/19/20N.T.S.Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532UNDISTURBED GROUNDLENGTH - 5' MIN. SPACED 10' MAX O.C.44" TYPE "A" GEOTEXTILE FABRICCONFORMING TO ASSHTO 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.TRENCHFRONT VIEWSIDE VIEWSBSILT FENCE ROLL 1ROLL JOINT FOR JOINING TWO SILT FENCE SECTIONSSTEEL POSTGROUND10' 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 POSTSFABRIC (WOVENWIRE FENCEBACKING)SCALE: 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 MOVEMENTSCALE: NTSCONCRETE APRONEXISTING CURBPER PLANSLOPEEXISTING 4' SIDEWALKSAWCUT EXISTING CURBCONCRETE PAVINGSEE DETAILSAWCUT EXISTINGPAVEMENTEXISTING CURBEXISTING 4' SIDEWALKSAWCUT EXISTING CURB& INSTALL EXPANSION JOINT& INSTALL EXPANSION JOINT2% MAX.SLOPE 2% MAX.SLOPE SEE DRAWINGR4'4'8'7 f--------j 0 J~ I~--" I ____ c...J " 0----Qi-------1 I I I I i ~ ~ --I -I l I -l I -l I -I I -~ I I I ' ' or------0----0--- XXOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUP80010204020 SCALESHEETC01DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATEAERIAL WITH CONTOURS20190490TGS10/27/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532 UNIT 102 FFE102' -6"UNIT 201 -FFE116' -0"UNIT 105 -FFE110' -6"UNIT 104 -FFE106' -6"UNIT 203 FFE122' -0"UNIT 103 -FFE104' -6"AVERAGE GRADE -MAGNOLIA106' -6"35' - 0"ROOF MID POINT141' -6"11' - 6"13' - 6"A1 - PAINTED BRICKC1 - WOOD RAILINGR1- SHINGLE ROOFW1 - ALUM. CLAD WINDOWMASONRY OPENINGB1 - WD BRACKETS2" 12"2" 12"2" 12"DRIVE AISLE OPENINGEXTERIOR LIGHTWD COLUMNUNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 200 -FFE110' -6"AVERAGE GRADE -MAGNOLIA106' -6"A1 - PAINTED BRICKR1 - SHINGLE ROOFB1 - WD BRACKETSC1 - WOOD RAILINGROOF MID POINT141' -6"35' - 0"11' - 6"13' - 6"W1 - ALUM. CLAD WINDOWSTEPSEXTERIOR LIGHT2" 12"12" 12"WD COLUMNMAGNOLIA AND CHURCH10.26.2020EXTERIOR ELEVATIONSAP2.116'8'04'SCALE: 1/8" = 1'-0"EXTERIOR ELEVATION16'8'04'SCALE: 1/8" = 1'-0"CHURCH EXTERIOR ELEVATIONPRIMARY EXTERIOR MATERIAL- PAINTED BRICKA1SECONDARY EXTERIOR MATERIAL- WOOD SIDINGA2PUNCHED WINDOWSW1WINDOW GROUPINGSW2BALCONY BRACKETSB1WOOD RAILINGC1ROOF FORM MATERIAL : SHINGLER1• • 0----- -0----- ------D D rn rn rn ~----==----==-----=-----=-----=======---==--------==-------==-------==-----=3-r:::::::::::::_=-=-=-=-========i~-----=-----=-----=-----=======--------==--------==--------==--------==--------==--------==---=i ----~ I --~ VIEHER TOKODE. • === -- UPUPMASTERCLOSETMASTERBATHLIVINGMUD ROOMBEDROOM 2BEDROOM 3KITCHENDININGMASTERCLOSETMASTERBEDROOMLAUNDRYSTUDY / LIBRARYFOYER21' - 4 3/4"22' - 0"PWDRCLCLUNIT 100COURTYARDSTORAGE 01STORAGE 029' - 1 3/4"12' - 0"13' - 6"13' - 6"16' - 0 1/2"21' - 4"14' - 7 1/4"13' - 1 3/4"15' - 9 3/4"UNIT 100 GARAGEMAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10016'8'04'SCALE: 1/8" = 1'-0"UNIT 100J, 4--____ Tl r==i J J J, _J J::::-___ ,.:...._~----, J .. . -~ ...__----c:,=-- -==--r-0 I ~ ~ I II II : I"' i <-. ,::===========-=~ -.........,.._~=---!::::================; r== F I ---V H --~ -------r--n--_W ~ ~r-~[i_~ ___ == ___ == ___ llR~~-~~~~-7P-J.t.= __ = ___ =f=-m: l_/ ~rrr---,'; ~ 10 ,'~ ; ~========~111 --------iL..J...-t-r,r-<--_r-.___ __ lffi rci ~~-=-~~--U-----+1-1~--------y-7 ·IL-;::-_-_-_-_-_-_-_-_ --=-=--=1 ~ L=======-~====-----'=---1 ____ l ..--,---r PFEFFER TORODE KITCHENBEDROOM 3FOYERLAUNDRY MASTER BEDROOMBEDROOM 2BATH 2BATH 3CLCLDININGLIVINGPANTRYGARAGE STORAGE16' - 9"21' - 4"61' - 0"MASTER BATHROOMMASTER CLOSET10' - 8"12' - 8"14' - 2 1/2"7' - 0"12' - 0"19' - 2 1/4"12' - 5 1/4"16' - 3 1/4"14' - 7"CLCLSTORAGE 0212' - 8"21' - 3 1/2"UNIT 101 GARAGEMAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10116'8'04'SCALE: 1/8" = 1'-0"UNIT 101~---~I " k u,---17~------J~.__-~J,.._--~l--a~--~1..._ _____ ~r .... .. t= _.~~=-L"'-==~=i:==-(110 oq VJ II ~ U-1w 1-------------. -----H--I ~ ~: :: a D ~ *~=+~ ~..t:::::====--==-=:I~ (0 L = --+--------I,....,_ - - ---~ = '= DO --l--------1,...IL--------'i----~---+r----,11 1 u PFEFFER TORODE DNKITCHENLIVINGMASTER BEDROOMMASTER BATHROOMMASTER CLOSETPWDRLAUNDRYBEDROOM 02BALCONYDININGCLBATH 02MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10416'8'04'SCALE: 1/8" = 1'-0"UNIT 104n 0 [ 0 DNDNKITCHENPANTRYLNDRYPWDRSEWING ROOMDININGBARLIVINGBEDROOM 02CLBEDROOM 03BATH 02BATH 03STORAGEMASTER BEDROOMMASTER CLOSETMASTER BATHLINENSCLGARAGE16' - 9 1/2"20' - 8 1/4"11' - 7 1/4"12' - 0"14' - 8"21' - 11 1/2"16' - 11"12' - 0"12' - 0"12' - 0"12' - 0"25' - 2 1/2"MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 20016'8'04'SCALE: 1/8" = 1'-0"UNIT 200 DNDN16' - 0"LIVINGDININGELEV.CLOSETBATHROOM 2 BEDROOM 2KITCHENBEDROOM 3BALCONYPOWDERPANTRYBATHROOM 341' - 8"MASTER BEDROOMMASTER BATHROOMMASTER CLOSETMASTER CLOSET39' - 5 1/2"LAUNDRYCLBARUNIT 101COURTYARD24' - 0"22' - 0"BALCONY ?14' - 4 3/4"12' - 3"13' - 6"12' - 0"16' - 0"16' - 1 3/4"698 SFUNIT 202 GARAGE109' - 0"MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 20216'8'04'SCALE: 1/8" = 1'-0"UNIT 20216'8'04'SCALE: 1/8" = 1'-0"OVERALL FIRST FLOORI I : I I 11_ o□ 0 CJ BEDROOM 02CLBATH 02PWDRMASTER BATHROOMMASTER CLOSETKITCHENDININGLAUNDRYLIVINGMUD ROOMPANTRYMASTER BEDROOM13' - 0"PREVIOUS GARAGE LOCATION26' - 8"13' - 0"12' - 11 1/4"24' - 0"4' - 11 3/4"16' - 7 1/4"13' - 3"24' - 0"32' - 2"MASTER BEDROOMLIVINGBALCONYMASTER BATHHERCLOSETBEDROOM 2BEDROOM 3CLCLBATH 2STORAGEDININGKITCHENHIS CLOSET18' - 6"PANTRYLAUNDRY16' - 0"13' - 5"6' - 0"13' - 4 1/2"19' - 11 1/2"22' - 1"12' - 10 3/4"PWDRSTORAGE24' - 0"16' - 0"BATH 3MAGNOLIA AND CHURCH09.25.2020UNIT LAYOUTSUNIT 105 & 20316'8'04'SCALE: 1/8" = 1'-0"UNIT 105 & 20316'8'04'SCALE: 1/8" = 1'-0"UNIT 203no ~ I I I ~ CJ □ □ DNDNDNUPBALCONYUNIT 101COURTYARDKITCHENLIVINGMASTER CLOSET 01MASTER CLOSET 02MASTER BATHPANTRY LAUNDRYBUTLER PANTRYCLDININGSTUDYART / EXERCISECLBATH 04BATH 03BATH 02BEDROOM 02BEDROOM 039' - 4"DINING STORAGECLMASTER BEDROOMVESTIBULE23' - 7 1/4"16' - 3 1/4"14' - 9 1/2"16' - 0"EQEQ8' - 0"UNIT 101COURTYARDMASTER CLOSET 01MASTER CLOSET 02MASTER BATHPANTRYCLMASTER BEDROOMVESTIBULEUNIT 201 GARAGEUNIT 202UNIT 101UNIT 102UNIT 103MAGNOLIA AND CHURCH09.25.2020UNIT LAYOUTSUNIT 20116'8'04'SCALE: 1/8" = 1'-0"UNIT 20116'8'04'SCALE: 1/8" = 1'-0"UNIT 201 GARAGE16'8'04'SCALE: 1/8" = 1'-0"UNIT 201 STAIR• , .. m, ·--·-··· 0 RODE = PFEFFER T • ····--~'::"' UNIT 105 -FFE110' -6"UNIT 203 FFE122' -0"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"A1 - PAINTED BRICKMTL COPINGA1 - MTL COPING B1 - WD BRACKETS BEYONDWD COLUMN BEYONDROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"UNIT 201 -FFE116' -0"UNIT 101 -FFE100' -0"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"UNIT 201 STAIR101' -6"UNIT 101UNIT 201UNIT 202ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"UNIT 201 BALCONY : 116' - 0"± 16' - 0"3" 12"12" 12"3" 12"12" 12"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"PROPERTY LINEUNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 104 -FFE106' -6"UNIT 203 FFE122' -0"UNIT 103 -FFE104' -6"COURTYARD 10098' -6"UNIT 200 -FFE110' -6"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"UNIT 100UNIT 200UNIT 200 BALCONY : 110' - 6"11' - 6"10' - 6"12" 12"2" 12"2" 12"12" 12"ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"CURBGUTTERGRASS STRIPPROPERTY LINEUNDERSIDE OF BALCONY± 12' - 2 1/4"CHURCH STREETSIDEWALK± 8' - 2 1/4"UNIT 202 FFE118' -6"UNIT 104 -FFE106' -6"UNIT 201 FCE126' -4"UNIT 203 FCE130' -4"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"UNDERSIDE OF BALCONY± 10' - 8"MAGNOLIA STREET8' SIDEWALKPROPERTY LINEALTERNATE SIDEWALK :THE MINIMUM LOCATION OF 2' GREEN STRIPS WHERE BRACKETS OCCUR W/6' SIDEWALK PREFERENCE OF LARGER AREAS OF GREEN STRIPS6' - 8"12" 12"UNIT 104UNIT 202UNIT 202 BALCONYGUTTERMAGNOLIA AND CHURCH11.17.2020EXTERIOR ELEVATIONSAP2.240'30'20'010'1/8" = 1'-0"EAST ELEVATION1PRIMARY EXTERIOR MATERIAL- PAINTED BRICKA1SECONDARY EXTERIOR MATERIAL- WOOD SIDINGA2PUNCHED WINDOWSW1WINDOW GROUPINGSW2BALCONY BRACKETSB1WOOD RAILINGC1ROOF FORM MATERIAL : SHINGLER140'30'20'010'1/8" = 1'-0"BUILDING SECTION - THROUGH UNIT 201 AND 101340'30'20'010'1/8" = 1'-0"BUILDING SECTION - THROUGH UNIT 200 AND COURTYARD 100240'30'20'010'1/8" = 1'-0"BUILDING SECTION THROUGH UNIT 2024• • 1513 == l ~a-,,, ,, .... ~·1:-.· - '""----~ '!!!I= I ~ r r r r r r r r r r r r I I I I I I I I I I I I I I i , i iii i' I I I I I I I I I ~ I --I I I I I I I I I I I I I I I I I I I I 11 I I' l I 11 I I I 11 I I I I I I I I I I I I I I ---1 I----- !!~ I I I I , I 11 I I I i I I I ~ I 11 I I I I ~~ 1 ~· i 11111 ii~ i i iii I I I I I I I I I I I I 11 I I I I I i I r r r r r r r "' I I I I I I I I I I I i I I I I I I I I I I I I I I I I I I I I I I I I I I W-~ "T ~ ~ -----~ 1/ I I I I I I I I~ I I i Ji I I I i i I I I I I i I I I I I I I I I I I I I I I I I i I I I I I I I i I I I I I I I I I I I i I I I I I I I I I I I I i i i i i i i i i I I I I I I I I I I I I I I I I I !1111 I I I I I I I I I I I I I I I I I I I I I I I I j I I I I I r1-tt-1-7FE=F , -T I I I I I I I I I ii /i~ I I I I I I I I I I I I I I I I I I I lll lil • w 0 0 "' 0 E- "' w w ~ ~ i i i i i i ii I I I I I I I I I I I I I 11 I I I I I I I I I I I I I I I I I I I I I I I I I I I I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 August 26, 2020 Re: Magnolia/Church MOP Dear Fairhope Resident: The City of Fairhope Resolution No. 2018-03 requires all property owners adjacent to property being considered for development approval to be notified by mail. The Baldwin County Revenue Office provided your information as a current adjacent property owner to the proposed development request described below. Magnolia/Church, LLC, is requesting the Magnolia/Church Project. This development will consist of two commercial units and 8 residential units. The property is located on the northeast corner of Magnolia Avenue and Church Street. The parcel number if the property is 05-46-03-37-0-006-036.502. S.E. Civil Engineering will hold a Community Meeting at 11:00 AM at the site on Wednesday, September 9th, 2020. There is plenty of room at the site to social distance from one another but we do ask that you wear a mask. Should you have any questions or concerns, please contact me at (251)-990-6566. Sincerely, Larry Smith, PE larry@secivil.pro Magnolia & Church MOP MOP Community Meeting Meeting Minutes Meeting Date: September 9, 2020 Meeting Time: 11 am Meeting Location: Project Site, 301 Magnolia Ave. Fairhope, Alabama Hosted By: Larry Smith, PE, S.E. Civil In Attendance: See Attached Sign In Sheet Minutes: Larry Smith, the civil engineer for Magnolia & Church MOP, introduced the project with an objective to give the adjacent property owners in attendance public knowledge on the project and address any potential concerns that the adjacent property owners may have before the Planning Commission Meeting. The development will consist of 2 commercial and 8 residential units. Mr. Smith provided an architectural site plan of the proposed site. The property owners voiced their concerns about parking. Mr. Smith told them that each residential unit would have their own garage which would house two vehicles. The two commercial units would use street parking along Magnolia Avenue. Discussion about the trees in the right a way led to asking if the contractor would protect the roots. They are two large mature trees on the corner of Magnolia and Church. Mr. Alton Johnson voiced his concern about the water runoff to his property. When a residential building was built on Church Street it increased the runoff coming to him. Mr. Smith said that the runoff from this project would be routed to the new sewer pipes that the city will be installing soon. That led to Mr. Smith saying that he hopes the city will go ahead and make the curb cuts for this project when they put the new pipes on Church. The property owners voiced their concern of the construction workers vehicles during construction. It was suggested that the workers utilize the parking garage. Civil -• Engineering & Surveying A question arose about making the units along Magnolia Avenue ADA assessable. Mr. Smith described how he would make them comply with ADA regulations. The end of the meeting was a discussion about how many units were residential and commercial. A resident pointed out that the development was only two stories when the developer was able to build three. Mr. Smith ended the meeting by thanking everyone there. He invited the residents to contact him if they thought of any other questions or concerns that he needed to be aware of before the Planning Commission meeting on November 2, 2020 at 5:00 PM. Next Steps: • Planning Commission will present the MOP application on Monday, November 2, 2020 at 5 PM MAGNOLIA CHURCH MOP 05-46-03-37-0 -601-002.509 B HOLDING LLC 522 EQUALITY AVE FAIRHOPE, AL 36532 05-46-03-3 7-0-601-002. 510 RED DIRT REALTY, LLC 302 MAGNOLIA AVE FAIRHOPE, AL 36532 05-46-03-3 7-0-006-036.502 MAGNOLIA/CHURCH LLC PO BOX 506 POINT CLEAR, AL 36533 05 -4 6-03 -37-0-601 -003.505 REID, JAMES H JR ETUX BEVERLY M PO BOX 638 MONTROSE, AL 36533 ADDITIONAL ATTENDEES: March 8, 2019 Subject Property: 301 Magnolia Avenue & Church St (Magnolia Square) After an inspection and observation of the trees on March 7, 2019, located on this property, I offer the following recommendation for the proposed development using footings or piers without interruption of the root system. On the Church Street property side, there are two trees standing together to the North next to the asphalt drive. The first tree closest to the drive will need to be removed. There would not be enough remaining of the tree after the rE:!quired trimming to sustain itself. The other tree of the two, going back South, will need to be trimmed to clear the newly proposed structure. It should be pruned to the Ansi Standard. The two trees on the corner of Magnolia will require general trimming. Footing and piers can be constructed between the root systems of trees using the following method: • An air spade should be used to remove dirt and clean the roots around the areas where footings or piling would be constructed without damaging roots. • Diameter of tree dictates how close you can get to the roots. The tree on the corner of Magnolia & Church would require a 24' distance. • Any root that requires cutting would have to be cut with sharp saw instead ripping them out with backhoe to leave a smooth cut. • Trees would have to be soil fertilized ahead of construction to get trees ready for the shock. This should be done at a minimum of 3 months prior to trees being disturbed. Even if construction begins six months from date, now is a good time of year for this. • Trunk injection method of fertilization should be done 6 to 8 months after construction. When installing landscaping is a good time if the timeline coincides. This report is being submitted by Cleve Formwalt to Vance McCown Construction Co., Inc. on March 8, 2019. Signed by: _________________ _ Karin Wilson Afqiy:,r Council .!fcmbcrs Ke\·in G. Boone Roben A. Brown Jack Buffell. 1\C/1\0 Jimmy Conyers Jay Robinson Lisa:\. Hanks. :v1MC Ci1y Clerk Kimberly Creech Cf(l 1 Treasurer 161 Nonh Smion Street P.O. Drawer 429 Fairhope, .\labama 36533 251-928-2136 251-928-6776 Fax 11·11·11•.fairhopeal.gO\· August 26, 2020 S.E. Civil, LLC Ms. Megan Smith 880 Holcomb Blvd., Suite 2-F Fairhope, AL 36532 Dear Ms. Smith, Regarding your availability request for parcel ppin 15164 on the corner of Magnolia Ave and Church St. (301 Magnolia Ave.) Electric: Is available through the City of Fairhope. Gas: Is available through the City of Fairhope. Water: Is available through the City of Fairhope. Sewer: Is available through the City of Fairhope. ~::;y Michael Allison Operations Director City of Fairhope, AL Michael.Allison@fairhopeal.gov cc Jason Langley, Superintendent, Water and Waste Water Department cc Terry Holman, Superintendent, Gas Department cc Jeremy Morgan, Superintendent, Electric Department ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com January 21, 2019 Gabe Wagner S. E. Civil Engineering 1 S. School St Fairhope, Alabama 36532 Dear Mr. Wagner, This letter is in response to your request for information on the availability of AT&T service at Parcel I.D. 15164, N.E. corner of Magnolia Av. and N. Church St. Attn: Planning and Zoning RE: Service Availability This letter acknowledges that the above referenced project is located in an area served by AT&T. Any service arrangements for this location 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 the proposed subdivision / development of Parcel I.D. 15164, located at the N. E. corner of Magnolia Av. and N. Church St., but an acknowledgement that we have service in this area. Please contact me at the phone number included in this letter if you have any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design N CHURCH STSECTION ST NN BANCROFT STFAIRHOPE AV MAGNOLIA AV N SCHOOL STNBAYVIEWSTN SUMMIT STSAXE LN OAKAV ATKINSON LN S SCHOOL STS BANCROFT STSECTION ST SS SUMMIT STS CHURCH STS BAYVIEW STSTIMPSON AV PINE AV EQUALITY ST BOISE LNGENEVIEVE LN City of FairhopePlanning Commission December 7, 2020 ¯MAGNOLIA AVN CHURCH STSR 20.04 - Magnolia & Church Mixed Use Development Legend COF Corp. LimitsB-2 - General Business DistrictB-3a - Tourist Resort Lodging DistrictB-3b - Tourist Resort Commercial Service DistrictB-4 - Business and Professional DistrictP-1 - ParkingR-2 - Medium Density Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Magnolia and Church Site Data:.51 acresProject Type:Site Plan ReviewJurisdiction:Fairhope Planning JurisdictionZoning District:B-2 Central Business DistrictPPIN Number:15164General Location:northeast corner of intersection of Magnolia Ave. and Church St.Surveyor of Record:SE Civil, LLCEngineer of Record:Larry Smith, PE_SE Civil, LLCOwner / Developer:FST, Magnolia Church, LLCSchool District:Fairhope Elementary School WestFairhope Middle and High Schools Recommendation:TablePrepared by: Mike Jeffries • • • • • • CERTIFICATE OF FORMATION OF Magnolia / Church, LLC BALDWIN COONTY ALABAMA T!M RUSSELL PROBATE JUDGE Filed/cert . ft/tB/2616 1:-C3 PM TOTAL $ Si.DO 4 Pages -~ c:::::> -a:::-. C=> c:::s"> lll/lg1iEfiij&f~ffJlif Pursuantto the provisions of Section 10A-5-1.01, et seq. of the Code of Alabama (1975), the undersigned hereby adopts the following Limited Liability Company Certificate of Formation . ARTICLE I Name The name of the limited liability company is Magnolia / Church, LLC (the "Company"). ARTICLE II Purpose The purpose for which the Company is formed is to engage in any lawful act or activity for which limited liabilities companies may be organized pursuant to the Alabama Limited Liability Company Law. ARTICLE Ill Registered Office; Registered Agent The location and street address of the initial registered office of the Company shall be 18138 Woodland Drive, Point Clear, AL 36564 and its registered agent at such address shall be Ware M. Porter. ARTICLE IV Organizer The name and address of the Organizer is: Brian P. Britt 451 Magnolia Avenue Fairhope, Alabama 36532 ARTICLEV Members The names and addresses of the initial members are: Ware M. Porter P.O. Box 506 Point Clear, AL 36564 Thomas Vance Mccown 3213 Midtown Park S Mobile, AL 36606 ARTICLE VI Admission of Additional Members 50% 50% Upon the unanimous written consent of the members, the Company may permit the admission of additional members and the terms and conditions of their admission shall be set forth in the Company's Operating Agreement. ARTICLE VII Cessation of Membership The cessation of membership of one or more members will not result in the dissolution of the Company. ARTICLE VIII Member-Managed The Company shall be member-managed and the following individuals at the following address are the initial managers for the Company until their successor or successors are elected and begin serving: Ware M. Porter P.O. Box506 Point Clear, AL 36564 Thomas Vance Mccown 3213 Midtown park S. Mobile, AL 36606 1 SR 20.04 Magnolia & Church Mixed Use Development Dec. 7, 2020 Summary of Request: The owner and applicant is Vance McCown, on behalf of Magnolia/Church, LLC working with Larry Smith, PE with SE Civil, LLC on the proposed project. This application is for a Site Plan review pursuant to the procedure required by Fairhope’s Zoning Ordinance Article II.C.2. The Planning Commission will review and make a recommendation to the City Council who will make the final approval decision. The request is for a mixed-use development containing eight (8) residential units and two (2) commercial units located on the northeast corner of the intersection of Magnolia Avenue and Church Street. Comments: Central Business District Requirements The property is zoned B-2 and located on the edge of the Central Business District (CBD). The CBD does not allow for any additional uses but does have specific dimension standards for building lines, heights, parking, and sidewalks. Zoning Ordinance Article V.B.4 - Non-residential buildings in the CBD shall be built at the right-of-way line, unless a courtyard, plaza or other public open space is proposed. - No side-setback is required for non-residential buildings in the CBD, except that corner lots shall have the same building line on the side street as is on the front street. - Building heights for all structures shall not exceed 40 feet or 3 stories. - Parking: Dwelling units in the CBD shall provide the required parking. It shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance of the public right-of-way. The proposed building is on the property lines on both Magnolia Avenue and Church Street. - A courtyard or open space at the intersection would better help preserve two existing heritage trees in the ROW also allowing the sidewalk to be constructed in ADA compliance. The applicant will need Board of Adjustment approval to have the parking proposed on Church Street. The applicant was granted a special exception on November 19th, 2018 from the above parking requirement; however, the special exception was never acted upon and a different plan is currently being proposed. The approval is no longer valid. Building height is in question. Elevation drawings showing building height use the average grade along Magnolia Avenue at 106.5’. This same number was used for the building height along Church Street. Using the rationale of the applicant’s agent adding the two elevations at the corners and dividing by two the average elevation along Church Street would be 100’ making the average mean roof height exceed the allowable 40’ maximum height. The building height along Magnolia Avenue is 35’. The building height along Church Street is 41.5’. 2 SR 20.04 Magnolia & Church Mixed Use Development Dec. 7, 2020 Landscaping and Tree Removal Requirements - The applicant has provided a Tree Removal Application submitted to Paul Merchant, City Horticulturalist, dated 2017 that has a proposed mitigation plan. o Speaking with Paul Merchant the application from 3 years ago was submitted with a different site plan. A comment from Paul on the application says nothing is approved until a plan is submitted. One has not been submitted. o A new tree removal application needs to be submitted and reviewed by Paul Merchant and/or the Fairhope Tree Committee. - The applicant provided an unsigned report from Cleve Formwalt with recommendations for tree removal, trimming, and development practices. o The report does not reflect the removal or trimming located midways down the property along Church Street. o The Tree Protection plan sheet D01 does not reflect the removal of the tree on the north end of the property as stated in the report. - Tree removal plan does not show canopy of trees. Without canopy shown with proposed building footprint staff does not know how much of the tree will have to removed. Additional Comments - Total Square Footage – 32, 447 Residential – 31,173 (96%) Commercial – 1274 (4%) o 8 residential units are on 1st and 2nd floors and 2 commercial units are on 1st floor at southwest corner of building facing Magnolia Avenue. - Trash Collection: response to trash collection was it will be collected in roll out containers and wheeled to the street on collection day. o Staff is unsure if that is feasible with the slope along Magnolia. Recently had an issue with a similar project. - Proposed transformer cannot be in area labeled support space on site plan due to accessibility and a new location has not been determined. - Sidewalks being constructed in ADA compliance. Portion of sidewalk is not being replaced near street intersection leading to potential problems aligning the old portion to the newly replaced portion. - Balconies overhanging into the ROW will require a hold harmless agreement to be signed and shall conform to current building codes. o Proposed stairs in ROW along Church Street will require a hold harmless agreement. o Any other obstruction including but not limited to retaining walls will require a hold harmless agreement. The proposed project leaves many questions unanswered. Due to mentioned issues and uncertainties staff cannot make a recommendation for approval or denial but wanted to allow the Planning Commission the opportunity to review the project and make any recommendations to the applicant they deem necessary. Recommendation: Staff recommends this application be tabled for further review and discussion. PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC02COVERSITE PLANGRADING & DRAINAGE PLANforCONTACTSMagnolia & Church Mixed Use DevelopmentC01C03C04 UTILITY PLANGAS DEPARTMENTCITY OF FAIRHOPEMR. TERRY HOLMAN555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003WATER & SEWER DEPARTMENTCITY OF FAIRHOPEMR. JASON LANGLEY555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003BUILDING DEPARTMENTCITY OF FAIRHOPEMR. ERIK CORTINAS555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003CONSTRUCTION DETAILSCONSTRUCTION DETAILS301 Magnolia AvenueC05C06CONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallC07EROSION & SEDIMENT CONTROL PLANLEGAL DESCRIPTIONELECTRICAL DEPARTMENTCITY OF FAIRHOPEMR. MIKE ALLISON555 SOUTH SECTION ST.FAIRHOPE, ALABAMA 36532251-928-8003Fairhope, Alabama 36532Developer:Magnolia / Church, LLCPO Box 506Point Clear, AL 36533251-478-4202PLANNING/ZONING DEPARTMENTCITY OF FAIRHOPEMR. BUFORD KING555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566ENGINEER'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 EngineerNovember 19, 2020Name of Project to which this Certificate Applies: Magnolia & Church Mixed Use Development.Plans which are certified consist of Pages Cover Sheet thru Sheet C08.VICINITY MAPN.T.S.SECTION 37, TOWNSHIP 6 SOUTH, RANGE 2 EASTBALDWIN COUNTY, ALABAMAC08SITEPUBLIC WORKS DEPARTMENTCITY OF FAIRHOPEMR. RICHARD JOHNSON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003PEDESTRIAN CIRCULATION PLANBEGINNING AT THE SOUTHWEST CORNER OF LOT 1, BLOCK 6, DIVISION 1 OF THE LANDSOF THE FAIRHOPE SINGLE TAX CORPORATION IN THE CITY OF FAIRHOPE ALABAMA, ASPER MAP OR PLAT THEREOF RECORDED SEPTEMBER 13, 1911, IN THE MISCELLANEOUSBOOK 1, PAGES 320 THROUGH 321, IN THE RECORDS OF THE OFFICE OF THE JUDGE OFPROBATE OF BALDWIN COUNTY, ALABAMA; SAID CORNER MARKED BY A CRIMPED TOPPIPE, THENCE EAST A DISTANCE OF 139.97 FEET TO A POINT MARKED BY A CRIMPEDTOP PIPE; THENCE NORTH 00°08'43" WEST A DISTANCE OF 159.76 FEET TO A POINT;THENCE WEST A DISTANCE OF 139.97 FEET TO A POINT MARKED BY A OPEN TOP PIPE;THENCE SOUTH 00°08'43" EAST A DISTANCE OF 159.76 FEET TO THE POINT OFBEGINNING, CONTAINING 22362 SQUARE FEET (0.5 ACRES), MORE OR LESS.D01DEMOLITION, TREE REMOVAL,& TREE PROTECTION PLANUNIVERSITY OF SOUTH ALABAMA Magnolia Beach µ"" Good Samaritan "' 28 WWWWWWWUGEXXXXXXXXXXXXX GGGPPPPPPSINGLESTORYHOUSEA/COTFCTFCTF32" LIVE OAK23" LIVE OAK34" LIVE OAK33" LIVE OAK33" LIVE OAKCONCRETEPADASPHALT DRIVEWAYASPHALT DRIVEWAYLANDSCAPE WALL2-STORY HOUSE @ 0.4' NCONCRETE SIDEWALKSTEPS ANDCOVEREDFRONT PORCHLANDSCAPE WALLSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESPK NAIL FOUNDEL=101.71WVSSMH2RIM EL=101.75INV EL=90.45SSMH1RIM EL=101.78INV EL=95.21GGGGGFENCE 0.8' WFENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095OHPOHPOHPOHPOHP OHP OHPXXXTPTPTPTPTPTPTPTP1234335555544662227MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)W80010204020 SCALESHEETD0120190490TGSDRAWNDATESCALEJOB No.11/19/201"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallDEMOLITION, TREE REMOVAL, &TREE PROTECTION PLAN23" LIVE OAKTREE REMOVAL NOTESTREE REMOVAL LEGENDREMOVALXTREE PROTECTION FENCETPTREE REMOVALTYPE33" LIVE OAK42" LIVE OAK1QTY11DEMOLITION LEGENDREMOVALREMOVAL - ASPHALT/CONCRETE/GRAVELASPHALT SAWCUTDISCONNECT UTILITIES AND REMOVE STRUCTURE1DEMOLITION SYMBOLSINSTALL PERIMETER SEDIMENT BARRIERS AND TREE PROTECTION PRIOR TO DEMOLITION.OBTAIN ALL PERMITS FROM STATE AND LOCAL AUTHORITIES PRIOR TO THE DEMOLITION ANDREMOVAL OF ANY STRUCTURES, TREES, PAVING, OR INFRASTRUCTURE.ALL DEBRIS, STRUCTURES, INFRASTRUCTURE, PIPES, POLES, CABLE, PAVING, AND ANY OTHERMATERIAL SHALL BE DISPOSED OF OFF-SITE AT A PERMITTED FACILITY.CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFOREANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THERESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICHCONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITEDTO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIREDFOR DRIVE ENTRANCES AND SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITHGOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COSTSHALL BE INCLUDED IN THE CONTRACTOR'S CONTRACT WITH THE OWNER.ON-SITE BURIAL/DISPOSAL OF CONSTRUCTION AND DEMOLITION (C&D) WASTE IS PROHIBITED.CONSTRUCTION AND DEMOLITION WASTE MEANS BUILDING MATERIALS FROM CONSTRUCTIONAND DEMOLITION OPERATIONS WHICH INCLUDE, BUT ARE NOT LIMITED TO: ASBESTOS-CONTAINING WASTE, WOOD, BRICKS, METAL, CONCRETE, WALL BOARD, PAPER, ANDREFER TO EROSION AND SEDIMENT CONTROL PLAN AND LANDSCAPE PLAN FOR DETAILS.MAKE SAWCUTS AT AREAS WHERE PAVING IS TO REMAIN. CURBING SHOULD BE REMOVED TO1.2.3.4.5.CARDBOARD.6.7.AN EXISTING JOINT.SCALE: NTSTREE PROTECTION FENCETREE PROTECTION SHALL BE IN PLACE AT THEOUTER EDGE OF THE DRIP LINE OF THE TREEPRIOR TO ANY LANDSCAPE DISTURBANCE.STEEL "T" POSTTREE PROTECTIONFENCE: CHAINLINKFENCE. STEEL "T" POSTSINSTALLED AT 8' O.C.PROVIDE AN 8.5" X 11"LAMINATED SIGNSTATING "KEEP OUTTREE PROTECTIONZONE" SPACED EVERY50 FEET ALONG THEFENCEKEEP OUTTREEPROTECTIONAREA4'TREE PROTECTION FENCING SHALL BE INSTALLED 20' FROM TRUNKSOF TREES LARGER THAN 20" DBH AND 10' FROM TRUNKS OF TREESUNDER 20" DBH.NOTE:Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566REMOVE PAVING AND BASE MATERIAL IN THE EXISTING DRIVEWAY2REMOVE WALL AND FOOTINGS3REMOVE TREE AND ROOTBALL, FILL VOID WITH STRUCTURAL FILL4REMOVE OVERHEAD UTILITIES AND POLES5REMOVE FENCE, POSTS, AND FOOTINGS6Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532REMOVE SIDEWALK AT EXISTING JOINT7CONTRACTOR SHALL HIRE A CERTIFIED ARBORIST TO CONSULT WITH AND MONITOR8.CONSTRUCTION AROUND AND WITHIN THE DRIP LINES OF THE TREES TO BE SAVED.C--L) ~ ----~ s -J I I I I I I I I I I lo I I I I I I I _J I ii ---I \ I I I / / I I ( I I I I I ,.I ) I I I I I J / / I / / / / ( I I I 0 0 0 0 0 0 0 N ~ c:::::::::::::: XXOTFCTFCTFN 90°00'00" W 139.97' (O)N 90°00'00" W 139.97' (O)N 00°08'43" W 159.76' (O)32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)PK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO4'4'2468 SFUNIT 100CONCRETE PAVEMENTSEE DETAILHEADER CURBSEE DETAILEXISTING CURB TO REMAIN8' CONCRETE SIDEWALKSEE DETAIL8' CONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALK77 SFBALCONY698 SFUNIT 202GARAGER8'HANDICAP RAMPSEE DETAILN 00°08'43" W 159.76' (O)594 SF817 SF499 SF2232322GARAGE 203623 SF2MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)R8'R5'OVERHEAD BALCONYOVERHEAD BALCONYOVERHEAD BALCONYOVERHEAD BALCONYR13'80010204020 SCALESHEETC01DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANPROPOSEDEXISTINGSITE PLAN LEGENDTRAFFIC CONTROL ARROWCURB & GUTTERSTANDARD PARKING QUANTITYMEDIUM DUTY ASPHALT PAVINGX" SYSL - X" WIDE SINGLE YELLOW SOLID LINEX" DYSL - X" WIDE DOUBLE YELLOW SOLID LINEX" SWSL - X" WIDE SINGLE WHITE SOLID LINEACCESSIBLE PARKING SPACECONCRETE PAVINGPERVIOUS CONCRETE PAVINGHEADER CURBRIBBON CURBPROPERTY AREALAND USAGE--0.51 ACRESBUILDING AREA (UNDER ROOF)74.50%0.38 ACRESIMPERVIOUS PAVING0.12 ACRESPERVIOUS PAVING0.00 ACRESDESCRIPTION% OF PROPERTY AREAAREA23.53%00.00%GRASSED/LANDSCAPED AREA0.01 ACRES1.97%X20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITEDALL CURBED OR STRIPED RADII ARE TO BE 4' UNLESS OTHERWISE NOTED.EXISTING 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.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 AND PARKING STALLS SHALL BE PER ADA REQUIREMENTS AND LOCALALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB 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 B-2 (CBD).NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERYPHASE OF CONSTRUCTION.ALL STRIPING IN R.O.W. TO BE CLASS A TYPE 2 THERMOPLASTIC.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.CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. WITHOUT PERMISSION FROM THE CITY.DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACECAPABLE OF SUPPORTING 80,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OFTHE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIREPREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE.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.NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED,RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURINGSITE PLAN NOTESAND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONSFIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18.THE 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.TOTAL SITE ACREAGE =0.51 ACRES.REGULATIONS.INSPECTIONS.CONSTRUCTION ACTIVITIES.SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.PARKING DATATOTAL REQUIRED (1 SPACE/UNIT) =PARKING REQUIREMENT SPACES8TOTAL PROVIDED =18CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS24.OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.25.REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED26.TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN27.COMPLETED.THE CONSTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.28.BUILDING (UNDER ROOF)SITE ANALYSIS16544 SFSITE ACREAGE (PROPOSED)±0.51 AC (22,362 SF)BUILDING SETBACKS:FRONT YARD:SIDE YARD:REAR YARD:MAXIMUM BUILDING HEIGHT:0 FT 0 FT 0 FT 40'BUILDING HEIGHT40 FTPROVIDED PARKING12 SPACESREQUIRED PARKING8 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS8 UNITSCOMMERCIAL UNITS2 UNITSCOMMERCIAL1274 SFRESIDENTIAL21,979 SFGARAGE/BALCONY9,194 SFTOTAL32,447 SFI _J ------I [<nl --------------------, I --, ' I ---0 ~ C=:::J C=:::J C=:::J 0 ~ c:::::::::::::: ~ C=:::J N XXOTFCTFCTFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP101.0099.3399.33FFE=102.50FFE=99.50FFE=100.00FFE=104.50FFE=106.50FFE=100.00FFE=98.50FFE=110.50104.45106.45107.62110.45110.45108.83TRENCH DRAINGRATE=108.55TRENCH DRAINGRATE=99.14109.06108.55108.83108.83108.83109.45109.39109.10108.95JB#A1RIM=98.00INV=95.00108.45108.83108.83108.95108.95DI#A2GRATE=108.55INV=105.55 (12")108.83124LF 12" PIPE @ 1.0% MIN5LF 8" HDPE @ 1.0% MIN13LF 8" HDPE@1.0% MIN12LF 8" HDPE @ 1.0% MINHDPE PIPE OUTSIDEOF BUILDING LIMITSSHEETC02DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGE PLANSITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THEALL EXTERIOR PAVED AREAS ADJACENT TO THE BUILDING (SIDEWALKS, PATIOS, ETC.) SHALLSLOPE AWAY FROM THE BUILDING AT A MINIMUM SLOPE OF TWO PERCENT.REFER TO THE GEOTECHNICAL REPORT FOR PREPARATION OF THE SUBGRADE.BUILDING PAD.24.25.26.FIRM NO. 01003C0644M EFFECTIVE DATE APRIL 19, 2019, SHOWS THE PROPERTY TO BESITUATED IN ZONE X UNSHADED.PIPE 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.JUNCTION BOX = TOP; THE TOP MOST PART OF THE RIM AND COVER CASTING.CATCH BASIN = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX.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 BUILDINGS OR PAVEMENT SHALLRECEIVE FOUR INCHES OF 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 MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.ALL CUT OR FILL SLOPES SHALL BE 2:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPESSTORM PIPE SHALL BE AS FOLLOWS:BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THEUTILITY TRENCHES SHALL BE DE-WATERED AS RECOMMENDED BY THE GEOTECHNICALENGINEER AND THE SPECIFICATIONS. APPROVED MEASURES SHALL BE TAKEN TO ENSURE THE PROPER INSTALLATION OF THE PIPING SYSTEM. THE CONTRACTOR SHALL HOLD THE OWNERGRADING & 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.AND ENGINEER HARMLESS FOR ADDITIONAL COSTS FOR DE-WATERING AND BACKFILL LABOR &EXISTING INFORMATION IS SHOWN PER SURVEY BY SMITH, CLARK & ASSOCIATES.ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILSENGINEER.GRADES 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.RCP, CLASS III PER ALDOT SPECIFICATIONS.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 COMPANY OR EQUAL.AND HIGHWAYS, LATEST EDITION.MATERIALS.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.MAXIMUM CUT OR FILL SLOPE IS 2H:1VCONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE ENDOF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED.22.23.THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE.HDPE, ADS N12 PIPE PER SPECIFICATIONS.TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONALPRIOR TO ANY OTHER CONSTRUCTION OR GRADING.27.ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.28.PROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINT HPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)UNDERDRAINROOF DRAINUDX"MITERED END SECTION (MES)PVC, SCH. 40 PIPE PER SPECIFICATIONS.80010204020 SCALE20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532TRENCH DRAIN IS TO BE ACO K200 WITH TYPE 678Q GRATE OR APPROVED EQUAL.29.NOTE: REFER TO MEP PLANS FORSTORM LINES UNDER THE BUILDINGAND STAIRS. CONTRACTOR TO INSTALLTRANSITION COUPLING TO CONNECTDISSIMILAR MATERIALI I -I I / ( N '\ I I I I ~ I ■ ■ ■ .... ......... C ------c::J----- XXOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 100XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXCEPCONSTRUCTION EXIT PAD(TYP.) SEE DETAILMUPSTSMUPSTSXXXCIPCURB INLET PROTECTION(TYP.) SEE DETAILSBSEDIMENT BARRIER(TYP.) SEE DETAIL77 SFBALCONY698 SFUNIT 202GARAGE594 SF817 SF499 SFGARAGE 203623 SFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)MUPSTSSHEETC03DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLAN80010204020 SCALE20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 365321.2.3.4.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 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.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.CONTACT LARRY SMITH, PE 251-990-6566.AREA TO BE DISTURBED = 0.62 ACRESMAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES ANDPRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THECONSTRUCTION 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.TRACKED 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.23.24.1.2.3.REMOVE VEGETATION ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS,INSTALL THE CONSTRUCTION EXIT PER DETAILS.INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS.CONSTRUCTION SEQUENCE - PHASE 14.5.INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE.5.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS.CONSTRUCTION SEQUENCE - PHASE 2PERFORM CLEARING & ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1.INSTALL UTILITIES.AREAS WHEN BROUGHT TO GRADE.3.FIPSBCEPEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPAND CONSTRUCTION EXIT.INSTALL CURBING AND STONE BASE.4.6.ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & SITE WORK CAN BEGIN (PHASE 2).REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING.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 PAVING AND FINAL LANDSCAPING.4.USDA SOIL SURVEY CLASSIFICATIONSEuC - WADLEY LOAMY FINE SAND, 5 TO 8 PERCENT SLOPES - HSG AALL CUT AND FILL SLOPES MUST BE SURFACE ROUGHENED AND VEGETATED WITHIN 7 DAYS25.OF THEIR CONSTRUCTION. ALL FILL SLOPES HAVE SILT FENCE AT THE TOE OF SLOPES. 26. EXISTING TREES, TO BE SAVED, SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES.27.CARE SHALL BE TAKEN IN ALL GRADING ACTIVITIES TO REMAIN OUTSIDE THE DRIP LINESOF EXISTING TREES. ALL TREE PROTECTION FENCING TO BE INSPECTED DAILY AND REPLACEDOR REPAIRED AS NEEDED. TREE PROTECTION DEVICES MUST BE INSTALLED AND INSPECTED PRIOR TO ANY CLEARING,28.GRUBBING, OR GRADING.SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, 29.INDICATING THE 1/3 FULL VOLUME. ALL SLOPES STEEPER THAN 3H:1V MUST BE MATTED AND STAKED WITH AMERICAN EXCELSIOR JUTE MAT. CONSTRUCT BUILDING.2.FABRIC DROP INLETPROTECTIONCONSTRUCTION EXIT PADSEDIMENT BARRIERMULCHINGTEMPORARY SEEDINGPERMANENT SEEDINGEROSION CONTROL BLANKETOUTLET PROTECTIONDIVERSIONCURB INLET PROTECTIONCODEPRACTICE50' MIN.ALABAMA HIGHWAY DEPARTMENTCOARSE AGGREGATE GRADATION NO. 1NON-WOVEN CLASS IVHARD SURFACEPUBLIC ROAD6" MIN.20' MIN.SCALE: NTSCONSTRUCTION EXIT PADCEPREPAIR ASNEEDEDGEOTEXTILE UNDERLINER8"FLOWEXISTING ROADCONSTRUCTION EXITPAD BERMED UP 8 INCHESTO PREVENT RUN-OFF FROMENTERING THE RIGHT-OF-WAYPROFILEof---------1 -_J ----..__ s~ -Q ]> ]> " I I I I I 7 == I _\. \ \ ( \ \ \ ) \ I I I I I I I / .__./ I.__./ I I I I ( I ,J ) I I I I I I I J / / / I / / / ( I I / I I ( I I I I I I I , I 0 0 0 0 0 0 0 0 0 0 N WWWWWWWUGEXXGGGPPOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.4' N2-STORY HOUSE @ 0.4' N110105 110 105 10010095DNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 10077 SFBALCONY698 SFUNIT 202GARAGEWW WWSS34LF 6" PVCSDR35@1.04%MIN.C.O.TWWWWW594 SF817 SF499 SFGARAGE 203623 SF1" WATER SERVICE (TYP.)PAVEMENT PATCH(TYP.) SEE DETAILBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)WPROPOSEDTRANSFORMERLOCATIONSHEETC04DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN80010204020 SCALELIMIT 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.PIPEREQ'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: NTSSEWER PIPE12" X12"X6"TH.CONC. COLLAR1/2"FINISH GRADE4" SANITARY ELLSANITARY SEWER CLEANOUTSCALE: NTSTOP & BRONZE PLUG ZURN Z-1400-HD, WADE W-6000-2, CLEANOUT TO BE 4" DURA-COATED HEAVY DUTY WITH ROUND NOTE:SEWER PIPE12" X12"X6"TH.CONC. COLLAR1/2"FINISH GRADEWATTS CO-Z00-RX4, OR APPROVED EQUAL.FINISH GRADE(LANDSCAPING)(PAVEMENT)4" SANITARY TWO-WAYCLEANOUT FITTINGONE-WAYTWO-WAY20190490TGS11/19/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566THE 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.THE GAS SERVICE SHALL BE INSTALLED TO THE METER BY THE LOCAL GAS UTILITY. REFERTO THE MECHANICAL/PLUMBING PLANS FOR THE METER LOCATION.13.THE CONTRACTOR WILL PROVIDE AND INSTALL ALL SECONDARY WIRING AND CONDUIT FROMTHE PAD MOUNTED TRANSFORMER TO THE LOCATION OF THE METERS.14.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 REQUIREMENTS OF AWWA C900, SDR 18 OR HEAVIER.7.8.THE PROPOSED WATER MAIN SHALL BE PRESSURE TESTED, CLEANED, AND DISINFECTED WITH THE NEW PIPING SYSTEM TO THE MAIN SYSTEM. WATER MAINS TO BE INSTALLED AND 15.TESTED PER AWWA STANDARDS. LEAKAGE TEST PERFORMED AT 200PSI FOR MINIMUMOF 2 HOURS. POST INDICATOR VALVEVALVEWATER METEREXISTINGSSGFIRE HYDRANT ASSEMBLYMANHOLEWATERSANITARY SEWERTHRUST BLOCKUNDERGROUND ELECTRICGASUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWFHSSCLEAN OUTWWC.O.UTILITY PLAN LEGENDMagnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532SSI _J Cl J> " ( I I I I I I I I I I / ( I I I I I I J / / / / / ( I I I N A 0 "ft 0 • ,1', ,1', I><] H □ □ 0 • OTFCTFCTF2-STORY HOUSE @ 0.4' N 2-STORY HOUSE @ 0.4' NDNUPUP500 SFGARAGE 1002332 SFUNIT 101GARAGE 1011824 SFUNIT 1041628 SFUNIT 10532 SFELEVATOR 203731 SFUNIT 102545 SFUNIT 103GARAGE 105COURTYARD1001137 SFCOURTYARD101701 SF809 SFUNIT 201GARAGE185 SFUNIT 201STAIRUNIT 200GARAGE611 SFUNIT 104GARAGE202 SFUNIT 200STAIR189 SFUNIT 202STAIR233 SFUNIT 203STAIR477 SFSUPPORTSPACEPATIOPATIO2468 SFUNIT 10077 SFBALCONY698 SFUNIT 202GARAGE594 SF817 SF499 SFGARAGE 203623 SFMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)SHEETC05DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION PLANCivil Engineering& Surveying880 HOLCOMB BLVDSUITE 2FFAIRHOPE, AL 36532251-990-6566ACCESSIBLE ROUTE - 2% MAXIMUM SLOPE IN ALL DIRECTIONSACCESSIBLE ROUTE - 5% MAX RUNNING SLOPE & 2% MAX. CROSS SLOPEACCESSIBLE ROUTE - RAMPPEDESTRIAN CIRCULATIONPEDESTRIAN ROUTENOTE:CONTRACTOR SHALL VERIFY ALL SLOPES PRIOR TO POURINGCONCRETE AND/OR PAVING TO ENSURE THE MAXIMUM SLOPESINDICATED ON THIS DRAWING ARE NOT EXCEEDED. NOTIFY THEENGINEER IMMEDIATELY WITH ANY DISCREPANCIES.4005102010 SCALEMagnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 3653220190490TGS11/19/201"=10'r I-. Ii -----~ 1-• 1----1 • . I • I . ·-I • L·-h ·-. :_ > r-'--'--/ I \ "''\ -~ 1-qj...,..~....___ -... ER I I I Ir : ~-~-J I, 1Jr8~-r r-----i=::r -_,_ r \ ¾ r~ ....... ] -I -I LJ I ' kv I f-----1.L._ -I\ V I -~ ~~~; •-·-I F====r======-J I. -I -L---1---- -~ I --- -L---- -- -~ -- -mm 11111 ITT1 ~ --- --rl I~-- -LC --c---[ 8 r·-1v I I I I -I i I ./\ L LJ-,,-' I ~-! )>. /\ ♦ i...;! ', #, 111111 ~ tlI-;::·~--~•·;~: ~---:-~] --=r---1=1 :;-t-~~2~~~1v~~!L~_:,,;=t~~t~~~Jl::= -~~--- -- -~: .I -l_ .Ll -zl -_j_ ---- -------..., t < >> I I I N \ I I I I 7 SHEETC06DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 3653220190490TGS10/27/20N.T.S.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'.TWELVE FEET (12') SPACING BETWEEN CONTRACTION JOINTS OR AS SHOWN ON PLANS.FILL JOINTS TO WITHIN 1/8" OF SURFACE WITH A SELF-LEVELING JOINT SEALANT.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 330 AND PORTLAND CEMENT ASSOCIATION (PCA) GUIDELINES.1/4"1"AND SEALSAWCUT1ST POUR2NDCONSTRUCTION JOINTSEALANTRESERVOIRAND SEALPOURHALF ROUND KEY JOINT.2tAND SEALSAWCUTNOTE:SEE DETAIL FOR JOINTS7" - 4,000 PSI CONCRETE (MIN. 550 PSI FLEXURAL STRENGTH)SCALE: NTSCONCRETE PAVEMENT DETAILWELDED WIREMESH (TYP.)2" ABOVESUBGRADE9" - SUBGRADE PREPARED PER GEOTECHNICAL REPORT(95% STANDARD DENSITY)TYPICAL 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. JOINT9. WWF SHALL BE UTILIZED TO REINFORCE THE SIDEWALKS.CONCRETE.FOR SIDEWALKS 10' OR GREATER OR WHEN SIDEWALKS ABUT PARKING WHERE THEREIS NOT A CURB, THICKEN WALK TO 12" IN 3'.8"VARIES4"4" TROWELEDEDGE FINISHLIGHT BROOMFINISHSIDEWALK FINISH6"PAVEMENTCOMPACTED BASESUBGRADETHICKENED EDGESIDEWALK W/THICKENED EDGEFRONT ELEVATIONSECTION THRU RAMP6'-0"HANDICAP RAMPNOTE:CEMENT CONCRETE RAMPSTO BE TEXTURED WITH A STIFF BROOM FINISH.SCALE: NTSGUTTERTOP CURB6'4"6"1.5'4'-0"6'-0"2"5"PLAN6'NOTES FOR RAMPS:FLOATS AND STIFF BRISTLE BROOMS.CONCRETE TO BE PLACED 4" THICK AND FINISHED WITH TAMPS, WOOD 1/2 " EXPANSION JOINTS SHALL BE PLACED WHERE SIDEWALKS TIE INTO A STRUCTURE OR TERMINATE AT CURB, RAMPS OR DRIVEWAYS.2.1.DETECTABLE WARNING TO BE PLACED PER ADA REQUIREMENTS.3.PVC WATER 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 BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SANDCLASS 1B MATERIAL, MAX. MAXMAXSANITARY SEWER PVC PIPE BEDDINGSCALE: NTSOF PIPESPRING LINELAYERS COMPACTEDBEDDING, MAX. 6",MAIN8"8"6" MIN.1'TO 85% STANDARDPROCTORLAYERS COMPACTEDHAUNCHING, MAX. 6",TO 85% STANDARDPROCTORLAYERS COMPACTEDINITIAL BACKFILL, MAX. 6",TO 85% STANDARDPROCTORMAX. 6" LAYERS COMPACTED TO 95%BACKFILL WITH SELECT MATERIALSTANDARD PROCTOR (TOP 24"OF FILL TO BE COMPACTED TO 95%MODIFIED PROCTOR UNDER STRUCTURES AND ROADWAYS)MATERIAL SHALL BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SAND3' MIN.COVER18"MIN.18"MIN.JOINTOVERLAP 1/3 CIRCUMFERENCE18"18"MIN.MIN.PIPE SECTIONISOMETRIC VIEWFILTER FABRICFILTER FABRICSTORM PIPE JACKETOF THE PIPEII/ -'\.._ -, :::---;;;-------------------------, ==== -_7 1------4-----1-----1 SCALE: NTS SHEETC07DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566(SEE PLAN FOR SIZE AND LOCATION)8"3,000 P.S.I. CONCRETECAST IRON VALVE BOX(SCREW TYPE)2 CU. FT. OF STONEWATER MAINGATE VALVE NRSFINISHED GRADE8"8"SCALE: NTSVALVE BOX SETTINGSCALE: NTSFIRE RISER STUB DETAILREFER TO FIRE PROTECTION DRAWINGNOTE:FOR EXACT LOCATION OF RISER ASSEMBLYWALLDIP, TARRED AND WRAPPED, PER NFPA #24FINISHED GRADEMJ 90 ELBOW (1/4 BEND)MEGALUG OR EQUAL30" MIN CLEARDIP, TARRED AND WRAPPED, PER NFPA #24THRUST BLOCK PER NFPA #24TO UNDISTURBED SOIL2" MIN.TIE RODSPER NFPA #24SLEEVE THROUGH FLOOR. SIZETO PROVIDE 2" CLEAR SPACEAROUND PIPE AND FILL WITHUSG THERMAFIBER SAFINGINSULATION (TYPICAL)RISER ASSEMBLYCONTRACTORBY SPRINKLERCONTRACTORBY SITE6" AFF.FLOORBACKFLOW PREVENTERGATE VALVESWATER MAIN TO SITESYSTEMSCALE: NTS18"6"PROFILE#6@12"EACH WAY18"O.S.&Y.TO BLDG.PLANDOUBLE CHECK DETECTORBACKFLOW PREVENTIONASSEMBLY WITH FREEZEPROTECTIONFEBCO856ST, CONBRACO40-100, OR WATTS 709DCDAPIPE MOUNTED TOFOUNDATION WITH PIPEBAND BOLTED TO TOPOF FOUNDATION.NOTE: PROVIDE FOURBRONZE BALL VALVE TESTCOCKS FITTED WITHBRASS PLUGS AT EACHGATE VALVE AND EACHCHECK VALVE.DCDA TO MEET ASSE 1048AND AWWA C510TO BACKFLOWPREVENTER6"---20190490TGS10/27/20N.T.S.Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532HDPE PIPE BEDDING DETAILSCALE: NTSMIN. TRENCH WIDTH(SEE TABLE)4" FOR 12"-24" PIPE6" FOR 30"-60" PIPE6"MIN. COVER TORIGIDPAVEMENT, HMIN. COVER TOFLEXIBLEPAVEMENT, HSPRINGLINEFINALBACKFILLINITIALBACKFILLHAUNCHBEDDINGSUITABLEFOUNDATIONNOTES:1. ALL PIPE SYSTEMS SHALL BE INSTALLED IN ACCORDANCE WITH ASTM D2321, "STANDARD PRACTICEFOR UNDERGROUND INSTALLATION OF THERMOPLASTIC PIPE FOR SEWERS AND OTHER GRAVITY FLOWAPPLICATIONS", LATEST ADDITION2. MEASURES SHOULD BE TAKEN TO PREVENT MIGRATION OF NATIVE FINES INTO BACKFILL MATERIAL,WHEN REQUIRED.3. FOUNDATION: WHERE THE TRENCH BOTTOM IS UNSTABLE, THE CONTRACTOR SHALL EXCAVATE TO ADEPTH REQUIRED BY THE ENGINEER AND REPLACE WITH SUITABLE MATERIAL AS SPECIFIED BY THEENGINEER. AS AN ALTERNATIVE AND AT THE DISCRETION OF THE DESIGN ENGINEER, THE TRENCHBOTTOM MAY BE STABILIZED USING A GEOTEXTILE MATERIAL.4. BEDDING: SUITABLE MATERIAL SHALL BE CLASS I OR II. THE CONTRACTOR SHALL PROVIDEDOCUMENTATION FOR MATERIAL SPECIFICATION TO ENGINEER. UNLESS OTHERWISE NOTED BY THEENGINEER, MINIMUM BEDDING THICKNESS SHALL BE 4" (100mm) FOR 4"-24" (100mm-600mm); 6" (150mm)FOR 30"-60" (750mm-900mm).5. INITIAL BACKFILL: SUITABLE MATERIAL SHALL BE CLASS I OR II IN THE PIPE ZONE EXTENDING NOTLESS THAN 6" ABOVE CROWN OF PIPE. THE CONTRACTOR SHALL PROVIDE DOCUMENTATION FORMATERIAL SPECIFICATION TO ENGINEER. MATERIAL SHALL BE INSTALLED AS REQUIRED IN ASTM D2321,LATEST EDITION.6. MINIMUM COVER: MINIMUM COVER, H, IN NON-TRAFFIC APPLICATIONS (GRASS OR LANDSCAPE AREAS)IS 12" FROM THE TOP OF PIPE TO GROUND SURFACE. ADDITIONAL COVER MAY BE REQUIRED TOPREVENT FLOTATION. FOR TRAFFIC APPLICATIONS, MINIMUM COVER, H, IS 12" UP TO 48" DIAMETER PIPEAND 24" OF COVER FOR 54"-60" DIAMETER PIPE, MEASURED FROM TOP OF PIPE TO BOTTOM OF FLEXIBLEPAVEMENT OR TO TOP OF RIGID PAVEMENT.18"15"12"39"34"30"PIPE DIAM.MIN. TRENCH WIDTH8"10"6"4"26"28"23"21"RECOMMENDED MINIMUM TRENCH WIDTHS30"24"56"48"42"36"60"48"72"64"96"80"6"12"COMPACTED BASENOTE:1. PROVIDE #6 X 18" LONG, SMOOTH DOWELS AT ALL EXPANSION JOINTS.2. 3/4" ELASTOMERIC EXPANSION JOINTS WITH BITUMINOUS SEALANT AT INTERVALS1" RSCALE: NTSHEADER CURBPER ACI RECOMMENDATIONS, 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.1/4" R6"6"ADJACENT PAVINGFACE OF CURBSUBGRADE2'-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 GRADED.. ... HH SHEETC08DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566PERMANENT SEEDINGSCALE: NTSPSZONE 3 - AREAS NOT SUBJECT TO FREQUENT MOWINGDATE OF PLANTINGLIME 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 DETAILGRASS-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 EQUIVALENTREQUIRED POUNDS PER ACRE OF PURE LIVE SEEDANNUAL RYEGRASSHULLED BERMUDAGRASSUNHULLED BERMUDAGRASSTALL FESCUEWEEPING LOVEGRASSRESEEDING CRIMSON CLOVERPENSACOLA BAHIAGRASSREQUIRED PERMANENT PLANTJAN. 1TOFEB. 15FEB. 16TOAUG. 31SEPT. 1TONOV. 30DEC. 1TODEC. 311029292929MIXED121850241012123529291029292929ANNUAL LESPEDEZA (KOBE)22TEMPORARY 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/TON20190490TGS11/19/20N.T.S.Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532UNDISTURBED GROUNDLENGTH - 5' MIN. SPACED 10' MAX O.C.44" TYPE "A" GEOTEXTILE FABRICCONFORMING TO ASSHTO 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.TRENCHFRONT VIEWSIDE VIEWSBSILT FENCE ROLL 1ROLL JOINT FOR JOINING TWO SILT FENCE SECTIONSSTEEL POSTGROUND10' 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 POSTSFABRIC (WOVENWIRE FENCEBACKING)SCALE: 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 MOVEMENTSCALE: NTSCONCRETE APRONEXISTING CURBPER PLANSLOPEEXISTING 4' SIDEWALKSAWCUT EXISTING CURBCONCRETE PAVINGSEE DETAILSAWCUT EXISTINGPAVEMENTEXISTING CURBEXISTING 4' SIDEWALKSAWCUT EXISTING CURB& INSTALL EXPANSION JOINT& INSTALL EXPANSION JOINT2% MAX.SLOPE 2% MAX.SLOPE SEE DRAWINGR4'4'8'7 f--------j 0 J~ I~--" I ____ c...J " 0----Qi-------1 I I I I i ~ ~ --I -I l I -l I -l I -I I -~ I I I ' ' or------0----0--- XXOTFCTFCTF32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUP80010204020 SCALESHEETC01DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATEAERIAL WITH CONTOURS20190490TGS10/27/201"=20'Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia & ChurchMixed Use Development301 MAGNOLIA AVEFAIRHOPE, AL 36532 UNIT 102 FFE102' -6"UNIT 201 -FFE116' -0"UNIT 105 -FFE110' -6"UNIT 104 -FFE106' -6"UNIT 203 FFE122' -0"UNIT 103 -FFE104' -6"AVERAGE GRADE -MAGNOLIA106' -6"35' - 0"ROOF MID POINT141' -6"11' - 6"13' - 6"A1 - PAINTED BRICKC1 - WOOD RAILINGR1- SHINGLE ROOFW1 - ALUM. CLAD WINDOWMASONRY OPENINGB1 - WD BRACKETS2" 12"2" 12"2" 12"DRIVE AISLE OPENINGEXTERIOR LIGHTWD COLUMNUNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 200 -FFE110' -6"AVERAGE GRADE -MAGNOLIA106' -6"A1 - PAINTED BRICKR1 - SHINGLE ROOFB1 - WD BRACKETSC1 - WOOD RAILINGROOF MID POINT141' -6"35' - 0"11' - 6"13' - 6"W1 - ALUM. CLAD WINDOWSTEPSEXTERIOR LIGHT2" 12"12" 12"WD COLUMNMAGNOLIA AND CHURCH10.26.2020EXTERIOR ELEVATIONSAP2.116'8'04'SCALE: 1/8" = 1'-0"EXTERIOR ELEVATION16'8'04'SCALE: 1/8" = 1'-0"CHURCH EXTERIOR ELEVATIONPRIMARY EXTERIOR MATERIAL- PAINTED BRICKA1SECONDARY EXTERIOR MATERIAL- WOOD SIDINGA2PUNCHED WINDOWSW1WINDOW GROUPINGSW2BALCONY BRACKETSB1WOOD RAILINGC1ROOF FORM MATERIAL : SHINGLER1• • 0----- -0----- ------D D rn rn rn ~----==----==-----=-----=-----=======---==--------==-------==-------==-----=3-r:::::::::::::_=-=-=-=-========i~-----=-----=-----=-----=======--------==--------==--------==--------==--------==--------==---=i ----~ I --~ VIEHER TOKODE. • === -- UPUPMASTERCLOSETMASTERBATHLIVINGMUD ROOMBEDROOM 2BEDROOM 3KITCHENDININGMASTERCLOSETMASTERBEDROOMLAUNDRYSTUDY / LIBRARYFOYER21' - 4 3/4"22' - 0"PWDRCLCLUNIT 100COURTYARDSTORAGE 01STORAGE 029' - 1 3/4"12' - 0"13' - 6"13' - 6"16' - 0 1/2"21' - 4"14' - 7 1/4"13' - 1 3/4"15' - 9 3/4"UNIT 100 GARAGEMAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10016'8'04'SCALE: 1/8" = 1'-0"UNIT 100J, 4--____ Tl r==i J J J, _J J::::-___ ,.:...._~----, J .. . -~ ...__----c:,=-- -==--r-0 I ~ ~ I II II : I"' i <-. ,::===========-=~ -.........,.._~=---!::::================; r== F I ---V H --~ -------r--n--_W ~ ~r-~[i_~ ___ == ___ == ___ llR~~-~~~~-7P-J.t.= __ = ___ =f=-m: l_/ ~rrr---,'; ~ 10 ,'~ ; ~========~111 --------iL..J...-t-r,r-<--_r-.___ __ lffi rci ~~-=-~~--U-----+1-1~--------y-7 ·IL-;::-_-_-_-_-_-_-_-_ --=-=--=1 ~ L=======-~====-----'=---1 ____ l ..--,---r PFEFFER TORODE KITCHENBEDROOM 3FOYERLAUNDRY MASTER BEDROOMBEDROOM 2BATH 2BATH 3CLCLDININGLIVINGPANTRYGARAGE STORAGE16' - 9"21' - 4"61' - 0"MASTER BATHROOMMASTER CLOSET10' - 8"12' - 8"14' - 2 1/2"7' - 0"12' - 0"19' - 2 1/4"12' - 5 1/4"16' - 3 1/4"14' - 7"CLCLSTORAGE 0212' - 8"21' - 3 1/2"UNIT 101 GARAGEMAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10116'8'04'SCALE: 1/8" = 1'-0"UNIT 101~---~I " k u,---17~------J~.__-~J,.._--~l--a~--~1..._ _____ ~r .... .. t= _.~~=-L"'-==~=i:==-(110 oq VJ II ~ U-1w 1-------------. -----H--I ~ ~: :: a D ~ *~=+~ ~..t:::::====--==-=:I~ (0 L = --+--------I,....,_ - - ---~ = '= DO --l--------1,...IL--------'i----~---+r----,11 1 u PFEFFER TORODE DNKITCHENLIVINGMASTER BEDROOMMASTER BATHROOMMASTER CLOSETPWDRLAUNDRYBEDROOM 02BALCONYDININGCLBATH 02MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 10416'8'04'SCALE: 1/8" = 1'-0"UNIT 104n 0 [ 0 DNDNKITCHENPANTRYLNDRYPWDRSEWING ROOMDININGBARLIVINGBEDROOM 02CLBEDROOM 03BATH 02BATH 03STORAGEMASTER BEDROOMMASTER CLOSETMASTER BATHLINENSCLGARAGE16' - 9 1/2"20' - 8 1/4"11' - 7 1/4"12' - 0"14' - 8"21' - 11 1/2"16' - 11"12' - 0"12' - 0"12' - 0"12' - 0"25' - 2 1/2"MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 20016'8'04'SCALE: 1/8" = 1'-0"UNIT 200 DNDN16' - 0"LIVINGDININGELEV.CLOSETBATHROOM 2 BEDROOM 2KITCHENBEDROOM 3BALCONYPOWDERPANTRYBATHROOM 341' - 8"MASTER BEDROOMMASTER BATHROOMMASTER CLOSETMASTER CLOSET39' - 5 1/2"LAUNDRYCLBARUNIT 101COURTYARD24' - 0"22' - 0"BALCONY ?14' - 4 3/4"12' - 3"13' - 6"12' - 0"16' - 0"16' - 1 3/4"698 SFUNIT 202 GARAGE109' - 0"MAGNOLIA AND CHURCHKEY PLAN - UPPER LEVELKEY PLAN - MAIN LEVEL KEY PLAN - LOWER LEVEL09.25.2020UNIT LAYOUTSUNIT 20216'8'04'SCALE: 1/8" = 1'-0"UNIT 20216'8'04'SCALE: 1/8" = 1'-0"OVERALL FIRST FLOORI I : I I 11_ o□ 0 CJ BEDROOM 02CLBATH 02PWDRMASTER BATHROOMMASTER CLOSETKITCHENDININGLAUNDRYLIVINGMUD ROOMPANTRYMASTER BEDROOM13' - 0"PREVIOUS GARAGE LOCATION26' - 8"13' - 0"12' - 11 1/4"24' - 0"4' - 11 3/4"16' - 7 1/4"13' - 3"24' - 0"32' - 2"MASTER BEDROOMLIVINGBALCONYMASTER BATHHERCLOSETBEDROOM 2BEDROOM 3CLCLBATH 2STORAGEDININGKITCHENHIS CLOSET18' - 6"PANTRYLAUNDRY16' - 0"13' - 5"6' - 0"13' - 4 1/2"19' - 11 1/2"22' - 1"12' - 10 3/4"PWDRSTORAGE24' - 0"16' - 0"BATH 3MAGNOLIA AND CHURCH09.25.2020UNIT LAYOUTSUNIT 105 & 20316'8'04'SCALE: 1/8" = 1'-0"UNIT 105 & 20316'8'04'SCALE: 1/8" = 1'-0"UNIT 203no ~ I I I ~ CJ □ □ DNDNDNUPBALCONYUNIT 101COURTYARDKITCHENLIVINGMASTER CLOSET 01MASTER CLOSET 02MASTER BATHPANTRY LAUNDRYBUTLER PANTRYCLDININGSTUDYART / EXERCISECLBATH 04BATH 03BATH 02BEDROOM 02BEDROOM 039' - 4"DINING STORAGECLMASTER BEDROOMVESTIBULE23' - 7 1/4"16' - 3 1/4"14' - 9 1/2"16' - 0"EQEQ8' - 0"UNIT 101COURTYARDMASTER CLOSET 01MASTER CLOSET 02MASTER BATHPANTRYCLMASTER BEDROOMVESTIBULEUNIT 201 GARAGEUNIT 202UNIT 101UNIT 102UNIT 103MAGNOLIA AND CHURCH09.25.2020UNIT LAYOUTSUNIT 20116'8'04'SCALE: 1/8" = 1'-0"UNIT 20116'8'04'SCALE: 1/8" = 1'-0"UNIT 201 GARAGE16'8'04'SCALE: 1/8" = 1'-0"UNIT 201 STAIR• , .. m, ·--·-··· 0 RODE = PFEFFER T • ····--~'::"' UNIT 105 -FFE110' -6"UNIT 203 FFE122' -0"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"A1 - PAINTED BRICKMTL COPINGA1 - MTL COPING B1 - WD BRACKETS BEYONDWD COLUMN BEYONDROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"UNIT 201 -FFE116' -0"UNIT 101 -FFE100' -0"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"UNIT 201 STAIR101' -6"UNIT 101UNIT 201UNIT 202ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"UNIT 201 BALCONY : 116' - 0"± 16' - 0"3" 12"12" 12"3" 12"12" 12"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"PROPERTY LINEUNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 104 -FFE106' -6"UNIT 203 FFE122' -0"UNIT 103 -FFE104' -6"COURTYARD 10098' -6"UNIT 200 -FFE110' -6"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"GARAGE LEVEL109' -0"UNIT 100UNIT 200UNIT 200 BALCONY : 110' - 6"11' - 6"10' - 6"12" 12"2" 12"2" 12"12" 12"ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"CURBGUTTERGRASS STRIPPROPERTY LINEUNDERSIDE OF BALCONY± 12' - 2 1/4"CHURCH STREETSIDEWALK± 8' - 2 1/4"UNIT 202 FFE118' -6"UNIT 104 -FFE106' -6"UNIT 201 FCE126' -4"UNIT 203 FCE130' -4"ROOF RIDGE 05 -MAGNOLIA STREET152' -6"ROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"UNDERSIDE OF BALCONY± 10' - 8"MAGNOLIA STREET8' SIDEWALKPROPERTY LINEALTERNATE SIDEWALK :THE MINIMUM LOCATION OF 2' GREEN STRIPS WHERE BRACKETS OCCUR W/6' SIDEWALK PREFERENCE OF LARGER AREAS OF GREEN STRIPS6' - 8"12" 12"UNIT 104UNIT 202UNIT 202 BALCONYGUTTERMAGNOLIA AND CHURCH11.17.2020EXTERIOR ELEVATIONSAP2.240'30'20'010'1/8" = 1'-0"EAST ELEVATION1PRIMARY EXTERIOR MATERIAL- PAINTED BRICKA1SECONDARY EXTERIOR MATERIAL- WOOD SIDINGA2PUNCHED WINDOWSW1WINDOW GROUPINGSW2BALCONY BRACKETSB1WOOD RAILINGC1ROOF FORM MATERIAL : SHINGLER140'30'20'010'1/8" = 1'-0"BUILDING SECTION - THROUGH UNIT 201 AND 101340'30'20'010'1/8" = 1'-0"BUILDING SECTION - THROUGH UNIT 200 AND COURTYARD 100240'30'20'010'1/8" = 1'-0"BUILDING SECTION THROUGH UNIT 2024• • 1513 == l ~a-,,, ,, .... ~·1:-.· - '""----~ '!!!I= I ~ r r r r r r r r r r r r I I I I I I I I I I I I I I i , i iii i' I I I I I I I I I ~ I --I I I I I I I I I I I I I I I I I I I I 11 I I' l I 11 I I I 11 I I I I I I I I I I I I I I ---1 I----- !!~ I I I I , I 11 I I I i I I I ~ I 11 I I I I ~~ 1 ~· i 11111 ii~ i i iii I I I I I I I I I I I I 11 I I I I I i I r r r r r r r "' I I I I I I I I I I I i I I I I I I I I I I I I I I I I I I I I I I I I I I W-~ "T ~ ~ -----~ 1/ I I I I I I I I~ I I i Ji I I I i i I I I I I i I I I I I I I I I I I I I I I I I i I I I I I I I i I I I I I I I I I I I i I I I I I I I I I I I I i i i i i i i i i I I I I I I I I I I I I I I I I I !1111 I I I I I I I I I I I I I I I I I I I I I I I I j I I I I I r1-tt-1-7FE=F , -T I I I I I I I I I ii /i~ I I I I I I I I I I I I I I I I I I I lll lil • w 0 0 "' 0 E- "' w w ~ ~ i i i i i i ii I I I I I I I I I I I I I 11 I I I I I I I I I I I I I I I I I I I I I I I I I I I I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 880 Holcomb Blvd Suite 2F Fairhope, Alabama 36532 251-990-6566 September 22, 2020 Buford King City of Fairhope 555 S. Section Street Fairhope, AL 36532 Re: Magnolia & Church Mixed Use Development Dear Buford: This letter is to serve as back up information as to why a Traffic Impact Study is not warranted for this project. According to the subdivision regulations a traffic impact study is required if a project will increase the average daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. The proposed project will add 8 new residential units and 1,274 square feet of office space. Per the attached chart we have an average daily traffic of 60 trips and a total of 6 peak hour trips for this development. If you have any questions, please let me know. Sincerely, Larry Smith, PE larry@secivil.pro Civil Engineering & Surveying Instructions:Trip Generation Rates from the 8th Edition ITE Trip Generation ReportEnter Numbers into the "Expected Units"NA: Not AvailableKSF2: Units of 1,000 square feetin the Corresponding Yellow ColumnDU: Dwelling UnitFuel Position: # of vehicles that could be fueled simultaneouslyOcc.Room: Occupied RoomDescription / ITE Code UnitsRate Weekday Daily Traffic PM Peak Period Rate% PM In% PM OutExpected Units (independent variable)Calculated Daily TripsPM Peak Trips - TotalPM In PM Out NotesWaterport/Marine Terminal 010Berths171.52NA NA NA0NA NA NACommercial Airport 021Employees13.400.80 54% 46%00NA NACommercial Airport 021Avg Flights/Day104.735.75 56% 44%00NA NACommercial Airport 021Com. Flights/Day122.216.88 54% 46%00NA NAGeneral Aviation Airport 022Employees14.241.03 45% 55%00NA NAGeneral Aviation Airport 022Avg. Flights/Day1.97NA NA NA0NA NA NAGeneral Aviation Airport 022Based Aircraft5.000.37 45% 55%00NA NATruck Terminal 030Acres81.906.55 43% 57%00NA NA Caution- Only 3 StudiesPark&Ride w/ Bus Service 090Parking Spaces4.500.62 22% 78%00NA NAPark&Ride w/ Bus Service 090Occ. Spaces9.620.81 28% 72%00NA NALight Rail Station w/ Park 093Parking Space2.511.24 58% 42%00NA NALight Rail Station w/ Park 093Occ. Spaces3.911.33 58% 42%00NA NAGeneral Light Industrial 110KSF26.970.97 12% 88%00NA NAGeneral Light Industrial 110Employees3.020.42 21% 79%00NA NAGeneral Heavy Industrial 120KSF21.500.68 NA NA00NA NA Caution-Only 3 Studies.General Heavy Industrial 120Employees0.820.88 NA NA00NA NAIndustrial Park 130KSF26.960.86 21% 79%00NA NAIndustrial Park 130Employees3.340.46 20% 80%00NA NAManufacturing 140KSF23.820.74 36% 64%00NA NAManufacturing 140Employees2.130.36 44% 56%00NA NAWarehousing 150KSF23.560.32 25% 75%00NA NAWarehousing 150Employees3.890.59 35% 65%00NA NAMini Warehouse 151KSF22.500.26 51% 49%00NA NAMini Warehouse 151Storage Units0.250.02 NA NA00NA NAMini Warehouse 151Employees61.906.04 52% 48%00NA NAHigh-Cube Warehouse 152KSF21.440.10 33% 67%00NA NAHigh-Cube Warehouse 152EmployeesNA0.66 35% 65%00NA NAUtilities 170KSF2NA0.76 45% 55%00NA NAUtilities 170EmployeesNA0.76 90% 10%00NA NASingle Family Homes 210DU9.571.01 63% 37%00NA NASingle Family Homes 210Vehicles6.020.67 66% 34%00NA NAApartment 220DU6.650.62 65% 35%00NA NAApartment 220Persons3.310.40 NA NA00NA NAApartment 220Vehicles5.100.60 NA NA00NA NALow Rise Apartment 221Occ.DU6.590.58 65% 35%00NA NAHigh Rise Apartment 222DU4.200.35 61% 39%00NA NAMid-Rise Apartment 223DUNA0.39 58% 42%00NA NARental Townhouse 224DUNA0.72 51% 49%00NA NA Caution- Only 1 Study.Resd. Condo/Townhouse 230DU5.810.52 67% 33%8.046431Resd. Condo/Townhouse 230Persons2.490.24 67% 33%00NA NALow Rise Resd. Condo 231DUNA0.78 58% 42%00NA NAHigh Rise Resd. Condo 232DU 4.180.38 62% 38%00NA NALuxury Condo/Townhouse 233Occ. DUNA0.55 63% 37%00NA NAMobile Home Park 240DU4.990.59 62% 38%00NA NAMobile Home Park 240Persons2.460.26 63% 37%00NA NARetirement Community 250DUNA0.27 56% 44%00NA NA Caution- Only 1 StudyElderly Housing-Detached 251DU3.710.27 61% 39%00NA NA Caution- Only 1 Study.Congregate Care Facility 253Occ.DU2.150.17 56% 44%00NA NA Caution- Only 2 StudiesElderly Housing- Attached 252Occ.DU3.480.16 60% 40%00NA NA Caution- Only 4 StudiesI I Recreational Homes 260DU3.160.26 41% 59%00NA NAResidential PUD 270DU7.500.62 65% 35%00NA NAHotel 310Occ. Room8.920.70 49% 51%00NA NAHotel 310Rooms8.170.59 53% 47%00NA NAHotel 310Employees14.340.80 54% 46%00NA NAAll Suites Hotel 311Occ.Room6.240.55 42% 58%00NA NA Caution- Only 4 StudiesAll Suites Hotel 311Rooms4.900.40 45% 55%00NA NABusiness Hotel 312Occ. Room7.270.62 60% 40%00NA NA Caution-Only 4 StudiesBusiness Hotel 312Employees72.677.60 60% 40%00NA NAMotel 320Occ.Room9.110.58 53% 47%00NA NAMotel 320Rooms5.630.47 54% 46%00NA NAMotel 320Employees12.810.73 54% 46%00NA NAResort Hotel 330Occ. Room13.430.49 43% 57%00NA NA Daily Rate for Saturday.Resort Hotel 330RoomsNA0.42 43% 57%00NA NACity Park 411Picinic Sites5.87NA NA NA0NA NA NACounty Park 412Acres2.280.06 41% 59%00NA NAState Park 413Picnic Sites9.950.65 43% 57%00NA NAState Park 413EmployeesNA4.67 43% 57%00NA NAWater Slide Park 414Parking Space2.27NA NA NA0NA NA NA Caution- Only 1 Study.Beach Park 415Acres29.811.30 29% 71%00NA NACampground/RV Park 416Acres74.380.39 NA NA00NA NA Caution-Only 1 Study.Regional Park 417Picnic Sites61.829.60 41% 59%00NA NA Peak Hour is PM Peak Hour.Regional Park 417Employees79.7710.26 45% 55%00NA NANational Monument 418Employees31.055.58 NA NA00NA NA Peak Hour is PM Peak Hour.Marina 420Berths2.960.19 60% 40%00NA NA Caution- Only 2 StudiesGolf Course 430Employees20.521.48 48% 52%00NA NAGolf Course 430Holes35.742.78 45% 55%00NA NAMinature Golf Course 431HolesNA0.33 33% 67%00NA NAGolf Driving Range 432TeesNA1.25 45% 55%00NA NA Caution- Only 2 Studies.Multipurpose Rec. Facility 435Acres90.385.77 NA NA00NA NA Caution- Only 1 Study.Live Theater 441SeatsNA0.02 50% 50%00NA NAMovie Theater w/o matinee 443KSF278.066.16 94% 6%00NA NA Caution- Only 1 Study.Movie Theater w/o matinee 443Movie Screens220.0024.00 41% 59%00NA NAMovie Theater w/o matinee 443Seats1.760.07 75% 25%00NA NA Peak Hour is PM Peak Hour.Movie Theater w/o matinee 443Employees53.124.20 NA NA00NA NAMovie Theater w/ matinee 444KSF2NA3.80 64% 36%00NA NA Caution- Only 1 Study.Movie Theater w/ matinee 444Movie Screens153.3320.22 40% 60%00NA NAMovie Theater w/ matinee 444SeatsNA0.14 53% 47%00NA NAHorse Track 452Employees2.60NA 50% 50%0NA NA NADog Track 454Attendees1.090.13 66% 34%00NA NAArena 460Employees10.00NA 50% 50%0NA NA NAIce Rink 465Seats1.260.12 NA NA00NA NA Caution- Only 1 Study.Casino/Video Lottery Establishment 473KSF2NA13.43 56% 44%00NA NAAmusement Park 480Employees8.330.50 61% 39%00NA NAZoo 481Acres114.88NA 50% 50%0NA NA NAZoo 481Employees23.93NA 50% 50%0NA NA NATennis Courts 490Courts31.043.88 NA NA00NA NATennis Courts 490Employees66.675.67 NA NA00NA NARacquet Club 491Courts38.703.35 NA NA00NA NARacquet Club 491KSF214.031.06 NA NA00NA NARacquet Club 491Employees45.714.95 NA NA00NA NAHealth Club 492KSF232.933.53 57% 43%00NA NA Caution- Only 1 StudyBowling Alley 494KSF233.333.54 35% 65%00NA NA Caution- Only 1 Study.Recreational Com. Center 495KSF222.881.45 37% 63%00NA NA Caution- 1 study.Recreational Com. Center 495Employees27.253.16 44% 56%00NA NAMilitary Base 501Employees1.780.39 NA NA00NA NAElementary School 520Students1.290.15 49% 51%00NA NA Peak Hour is PM Peak Hour.Elementary School 520KSF215.431.21 45% 55%00NA NAElementary School 520Employees15.711.81 49% 51%00NA NAPrivate School (K-12) 536Students2.480.17 43% 57%00NA NA Caution- Only 2 studies.Middle/ JR. High School 522Students1.620.16 49% 51%00NA NA Middle/ JR. High School 522KSF213.781.19 52% 48%00NA NAHigh School 530Students1.710.13 47% 53%00NA NAHigh School 530KSF212.890.97 54% 46%00NA NAHigh School 530Employees19.741.55 54% 46%00NA NAJunior/ Comm. College 540Students1.200.12 64% 36%00NA NAJunior/ Comm. College 540KSF227.492.54 58% 42%00NA NAJunior/ Comm. College 540Employees15.551.39 58% 42%00NA NAUniversity/College 550Students2.380.21 30% 70%00NA NAUniversity/College 550Employees9.130.88 29% 71%00NA NAChurch 560KSF29.110.55 48% 52%00NA NA For WeekdaySynagogue 561KSF210.641.69 47% 53%00NA NA Caution- Only 1 Study.Daycare Center 565KSF279.2612.46 47% 53%00NA NADaycare Center 565Students4.480.82 47% 53%00NA NADaycare Center 565Employees28.134.79 47% 53%00NA NACemetery 566Employees58.097.00 33% 67%00NA NAPrison 571KSF2NA2.91 NA NA00NA NA Peak Hour is PM Peak Hour. Caution- Only 1 Study.Prison 571EmployeesNA0.23 28% 72%00NA NALibrary 590KSF256.247.30 48% 52%00NA NALibrary 590Employees52.525.40 47% 53%00NA NALodge/Fraternal Organization 591Members0.290.03 NA NA00NA NA Caution- Only 1 Study.Lodge/Fraternal Organization 591Employees46.904.05 NA NA00NA NAHospital 610KSF216.501.14 42% 58%00NA NAHospital 610Beds11.811.31 36% 64%00NA NAHospital 610Employees5.200.33 31% 69%00NA NANursing Home 620Beds2.370.22 33% 67%00NA NANursing Home 620Employees4.03NA 26% 74%0NA NA NA Peak Hour is PM Peak Hour.Clinic 630KSF231.455.18 NA NA00NA NA Caution- Only 2 Studies.Clinic 630Employees7.751.23 41% 59%00NA NAGeneral Office 710 (Equation)KSF2Equation Equation17% 83%00NA NAGeneral Office 710KSF211.011.49 17% 83%1.314202Corporate Headquarters 714KSF27.981.40 10% 90%00NA NA Peak Hour is PM Peak Hour.Corporate Headquarters 714Employees7.981.40 10% 90%00NA NA Peak Hour is PM Peak Hour.Single Tenant Office Bldg 715KSF211.571.72 15% 85%00NA NA Peak Hour is PM Peak Hour.Single Tenant Office Bldg 715Employees3.620.50 15% 85%00NA NA Peak Hour is PM Peak Hour.Medical Dental Office 720KSF236.133.46 27% 73%00NA NAMedical Dental Office 720Employees8.911.06 34% 66%00NA NAGovernment Office Building 730KSF268.931.21 31% 69%00NA NA Peak Hour is PM Peak Hour. Caution- Only 1 Study.Government Office Building 730Employees11.951.91 74% 26%00NA NAState Motor Vehicles Dept. 731KSF2166.0217.09 NA NA00NA NAState Motor Vehicles Dept. 731Employees44.544.58 NA NA00NA NAUS Post Office 732KSF2108.1911.12 51% 49%00NA NAUS Post Office 732Employees28.322.84 51% 49%00NA NAGov. Office Complex 733KSF227.922.85 31% 69%00NA NA Caution- Only 1 Study.Gov. Office Complex 733Employees7.750.79 31% 69%00NA NAR&D Center 760KSF28.111.07 15% 85%00NA NA Peak Hour is PM Peak Hour.R&D Center 760Employees2.770.41 10% 90%00NA NABuilding Materials/Lumber 812KSF245.164.49 47% 53%00NA NABuilding Materials/Lumber 812Employees32.122.77 51% 49%00NA NAFree-Standing Discount Superstore 813KSF253.134.61 49% 51%00NA NAFree-Standing Discount Store 815KSF257.245.00 50% 50%00NA NAFree-Standing Discount Store 815Employees28.843.48 50% 50%00NA NAHardware/Paint Store 816KSF251.294.84 47% 53%00NA NA Caution- Only 3 StudiesHardware/Paint Store 816Employees53.215.05 NA NA00NA NANursery (Garden Center) 817KSF236.083.80 NA NA00NA NA Nursery (Garden Center) 817Employees22.131.99 NA NA00NA NANursery (Wholesale) 818KSF239.005.17 NA NA00NA NANursery (Wholesale) 818Employees23.400.47 NA NA00NA NAShopping Center 820 (Equation)KSF2Equation Equation49% 51%00NA NAShopping Center 820 RateKSF242.943.37 49% 51%00NA NAFactory Outlet Center 823KSF226.592.29 47% 53%00NA NAQuality Restaurant 931KSF289.957.49 67% 33%00NA NA Low Turnover - More than 1 hourQuality Restaurant 931Seats2.860.26 67% 33%00NA NAHigh Turnover/Sit Down Rest 932KSF2127.1511.15 59% 41%00NA NA Big variation on DailyHigh Turnover/Sit Down Rest 932Seats4.830.41 57% 43%00NA NAFast Food w/o Drive Thru 933KSF2716.0026.15 51% 49%00NA NAFast Food w/o Drive Thru 933Seats42.122.13 64% 36%00NA NAFast Food w/ Drive Thru 934KSF2496.1233.48 52% 48%00NA NAFast Food w/ Drive Thru 934Seats19.520.94 53% 47%00NA NADrive Thru Only 935KSF2NA153.85 54% 46%00NA NA Only 2 studiesDrinking Place 925KSF2NA11.34 66% 34%00NA NAQuick Lube Shop 941Service Bays40.005.19 55% 45%00NA NAAutomobile Care Center 942Service Bays12.482.17 NA NA00NA NA Daily Trips for Saturday. Caution- Only 1 Study.Automobile Care Center 942KSF215.863.38 50% 50%00NA NA Daily Trips for Saturday.New Car Sales 841 KSF233.342.59 39% 61%00NA NANew Car Sales 841 Employees21.140.96 48% 52%00NA NA Peak Hour is PM Peak Hour.Automobile Parts Sales 843KSF261.915.98 49% 51%00NA NAGasoline/Service Station 944Fuel. Position168.5613.87 50% 50%00NA NA Daily Rate from 4th Edition ITEServ.Station w/ Conven.Mkt 945Fuel Position162.7813.38 50% 50%00NA NA Have auto repair and serviceServ.Stat.w/Conv.Mkt.&Carwash 946Fuel Position152.8413.94 51% 49%00NA NASelf-Service Carwash 947Stalls108.005.54 51% 49%00NA NA Caution- Only 1 Study.Tire Store 848Service BaysNA3.54 42% 58%00NA NATire Store 848KSF224.874.15 43% 57%00NA NAWholesale Tire Store 849Service Bays30.553.17 47% 53%00NA NASupermarket 850KSF2102.2410.50 51% 49%00NA NA Daily based on small number of studies (Caution)Convenien. Mkt. (Open 24 hrs) 851KSF2737.9952.41 51% 49%00NA NAConvenien. Mkt. (Open 16 Hrs) 852KSF2NA34.57 49% 51%00NA NAConvenien. Mkt w/ Gas Pumps 853KSF2845.6059.69 50% 50%00NA NA Average size = 3,000 sqftDiscount Supermarket 854KSF296.828.90 50% 50%00NA NA Daily Trips for Saturday. Caution- Only 1 Study.Wholesale Market 860KSF26.730.88 53% 47%00NA NA Caution- Only 1 Study.Discount Club 857KSF241.804.24 50% 50%00NA NA Similar to "Sams" or "Pace"Home Improvement Store 862KSF229.802.37 48% 52%00NA NAElectronics Superstore 863KSF245.044.50 49% 51%00NA NAToy/Children's Superstore 864KSF2NA4.99 50% 50%00NA NA Peak Hour is for Saturday.Apparel Store 876KSF266.403.83 50% 50%00NA NADrugstore w/o Drive-Thru 880KSF290.068.42 50% 50%00NA NADrugstore w/ Drive-Thru 881KSF288.1610.35 50% 50%00NA NAFurniture Store 890KSF25.060.45 48% 52%00NA NAVideo Arcade 895KSF2NA56.81 52% 48%00NA NA Peak Hour is PM Peak Hour. Caution- Only 1 Study.Video Rental Store 896 KSF2NA31.54 50% 50%00NA NA Peak Hour is PM Peak Hour.Walk-in Bank 911KSF2156.4812.12 44% 56%00NA NA Daily based on 1 study & PM Peak based on 2 studies.Drive-in Bank 912Drive-in Windows139.2527.41 49% 51%00NA NADrive-in Bank 912KSF2148.1525.82 50% 50%00NA NA NA: Not AvailableKSF2: Units of 1,000 square feetDU: Dwelling UnitFuel Position: # of vehicles that could be fueled simultaneously Karin Wilson Afqiy:,r Council .!fcmbcrs Ke\·in G. Boone Roben A. Brown Jack Buffell. 1\C/1\0 Jimmy Conyers Jay Robinson Lisa:\. Hanks. :v1MC Ci1y Clerk Kimberly Creech Cf(l 1 Treasurer 161 Nonh Smion Street P.O. Drawer 429 Fairhope, .\labama 36533 251-928-2136 251-928-6776 Fax 11·11·11•.fairhopeal.gO\· August 26, 2020 S.E. Civil, LLC Ms. Megan Smith 880 Holcomb Blvd., Suite 2-F Fairhope, AL 36532 Dear Ms. Smith, Regarding your availability request for parcel ppin 15164 on the corner of Magnolia Ave and Church St. (301 Magnolia Ave.) Electric: Is available through the City of Fairhope. Gas: Is available through the City of Fairhope. Water: Is available through the City of Fairhope. Sewer: Is available through the City of Fairhope. ~::;y Michael Allison Operations Director City of Fairhope, AL Michael.Allison@fairhopeal.gov cc Jason Langley, Superintendent, Water and Waste Water Department cc Terry Holman, Superintendent, Gas Department cc Jeremy Morgan, Superintendent, Electric Department ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com January 21, 2019 Gabe Wagner S. E. Civil Engineering 1 S. School St Fairhope, Alabama 36532 Dear Mr. Wagner, This letter is in response to your request for information on the availability of AT&T service at Parcel I.D. 15164, N.E. corner of Magnolia Av. and N. Church St. Attn: Planning and Zoning RE: Service Availability This letter acknowledges that the above referenced project is located in an area served by AT&T. Any service arrangements for this location 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 the proposed subdivision / development of Parcel I.D. 15164, located at the N. E. corner of Magnolia Av. and N. Church St., but an acknowledgement that we have service in this area. Please contact me at the phone number included in this letter if you have any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design GAYFER AV BISHOP RDGREENWOOD AV GREENO RD NN INGLESIDE STDYER RD JUBILEE TRVOLANTA AV MYRTLE STEVE R GREENSTGAYFER RD EXTMAPLE STTULIPTEROLIVE AV LIVE OAK AV ROLLING OAKS DRJASMINEAVHOYLE AV LI L L IA N CIRGLENHARD I E DRSARGETU RNER R DCEDAR AV HOLLY D R AUDUBO NPLP O RCHP LAC E WAY City of FairhopePlanning Commission December 7, 2020 ¯GREENO RD NHOYLE AV DYER RD VOLANTA AV AUDUBON PLZC 20.09 - The Reserve at Fairhope Legend COF Corp. LimitsB-2 - General Business District PUD - Planned Unit DevelopmentR-1 - Low Density Single-FamilyR-2 - Medium Density Single-Family R-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialCOF Planning Jurisdiction ¯ ¯ ^ Project Name:The Reserve at Fairhope PUDSite Data:16.62 AcresProject Type:168 Unit Senior Living CommunityJurisdiction:Fairhope Planning JurisdictionZoning District:R-1PPIN Number:386193 & 386197General Location:SW Intersection of Greeno Rd and Volanta AveSurveyor of Record:Hunter Smith, Smith, Clark & AssociatesEngineer of Record:Trey Jinright, Jade Consulting, LLCOwner / Developer:Seaman Capital LLC/Dominion PartnersSchool District:Fairhope West Elementary School;Fairhope Middle and High Schools Recommendation:Approve w/ ConditionsPrepared by: Hunter Simmons 1 ZC 20.09 The Reserve at Fairhope 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 16.62 acres and is located at the SW intersection of Greeno Rd and Volanta Ave. The applicant describes the project as a “senior living community” that “provides varying degrees of care for citizens 55 years of age and older”. The project consists of 168 total units; 104 independent living units, 32 assisted living units, and 32 memory care units. 20 of the independent living units will be patio homes, with the remainder of the units contained in a proposed 3 story, approximately 225,000 s.f. building. Per the site data table, the net density of the project is 12.6 Units/Ac. I '' [la,..-·-~----_-_-_-_ ... _--i_"'_-:_=:_~-:'_':_'.'.'._"."..,y i ! 1._. --1 1' 11, I_.~------_.,.._ _ __J, I ~-, --oi _____ __..Jl._ __ ~_ ---;_--'-t1---o---~----!-"!I ? ~i13]~ ~; a; LEGEND ~ PRtlllOSEO NONUHEflT SIGNS SHAU MEET THE OT'I Of FAIRHOPE SIGN ORDDW-KL 2 ZC 20.09 The Reserve at Fairhope The project proposes over 26% (25% required) of the 16.62 acres as greenspace with amenities that include a pool, courts, a putting green, court yards, as well as “activity trials”. In addition to the greenspace shown in the plan above, a 20’ buffer is providing adjacent to Greeno Rd and Volanta Ave. Comments: Questions regarding development along Greeno Rd, especially outside of the village centers, have been debated for years. Many properties are zoned R-1 – Single-Family Residential. If R-1 is no longer viable along a state highway, what options are available for these properties? While dense, this proposed project captures the intent of our PUD zoning – it is comprehensively plan, innovative use of the site, offers variety of living opportunities, and makes efficient use of greenspace. Not all questions will be answered in this review. Traffic, detailed drainage plans, electrical, and sewer services will need to be reviewed in detail. If approved, this project will trigger the Multiple Occupancy Project (MOP) regulations of the City of Fairhope’s Subdivision Regulations. During that review, staff, as well as the Planning Commission will provide a critical review of those technical systems. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Response: Per the Applicant: Staff believes the proposed use is a great fit for the subject property. Not only does it align with the goals of the comprehensive plan, but the location geographically links elderly residents with an integral piece of Fairhope’s social infrastructure – Volanta Park. (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 project meets the intent of a PUD. (3) The character of the surrounding property, including any pending development activity; Response: The City of Fairhope’s desire for Greeno Road to become something other than a run-of-the-mill commercial strip is address by the design of the proposed project. While the buildings are setback from the road, ample greenspace is provided to, effectively, create a screen. Prior to an MOP review, staff will request the Tree Commission review the Landscape Plan. Architectural standards are provided within the Master Development Plan. Below are a few images from the taken from the Master Development Plan. The p roject comp lies w ith th e fo rm , fun ction , a nd d es ig n recom mendations alo ng Gree no Road fo u nd in th e C ity of Fairho pe Com p re hens ive Plan . Th e pro posed land u se offers a goo d tr ansi ti o n fr om mo re i nt ense comme rc ial uses to th e south , th e pu blic p ar k uses to th e no rth , and the exi stin g res identi al uses to the w est alo ng V o la nta . T he proj ect w il l i ncl ud e p edestrian f eatu r es an d land sca pe buffe rs alo ng bo th G reeno and V o la nta. The m ai n bu i ldi ng p lace m ent was se lected t o prov ide th e prop er access ib ility nee ded fo r t he pr o pose d land use , bu t not crow d th e b uffers a nd pedestrian co nn ecti on p oints . T he locati o n of V olanta Pa rk across the str eet fr o m th e p roposed p roject also prov ides a n ice w ay fo r th e e lder ly to fi t int o the com m unity by mi xi ng w ith t he yo uth at t he p ark . 3 ZC 20.09 The Reserve at Fairhope ` ASSISTED LIVI NG 3 STORIES INDEPENDENT LIVING ~ 3 STORIES ,,.,_, ,/~ ( (/ 'i I ILDtHiHG I ------,,~'-,T _______ j H )(ITCH[H/SfRVIC[ ', ·----' 1 ~ SHIIIGLE ROOF--- BOARD fl BATTrn SIDIMG .....i( ELEVATION VIEW 4 ZC 20.09 The Reserve at Fairhope (4) Adequacy of public infrastructure to support the proposed development; Response: There are some challenges providing sewer and electrical to the site at the scale needed for this project. Both utility departments, as well as the applicant, are aware of the challenges and working toward a solution. Plans will be presented during MOP review. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: A tree inventory/removal plan in included within the packet. Several heritage trees are being preserved. 58 trees are proposed to be removed and replaced with 181 trees. (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 and will be a requirement during the MOP review. Internal lighting will not impact adjacent neighbors. Per the Master Development Plan the lighting package shows a 0.0 foot-candle reading around the perimeter of the property. A wetland delineation report is provided within the Master Development Plan. No jurisdictional wetlands were found on site. During the field inspection, no hydric soil indicators were found, no wetland hydrologic indicators were noted, and it was determined the entire parcel is comprised of uplands. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff anticipates more pedestrians crossing Volanta Ave to access the Recreation Center/Parks. There is an existing crosswalk south of the subject property, but there are currently no signals. The applicant, at their cost, has agreed to install crosswalk signals, which shall be approved by the City of Fairhope’s Public Works Department. Recommendation: Staff recommends Case: ZC 20.09 The Reserve at Fairhope PUD from R-1 to PUD be Approved with the following conditions: 1. Tree removal and landscape plans shall be reviewed by the City of Fairhope Tree Commission prior to MOP submission. 2. The proposed signalized crossing shall be coordinated with The City of Fairhope’s Public Works Department. 3. Final drainage plans, as well as connectivity to Sewer and Electrical, will be resolved during MOP review. OHE OHE OHE OHE OHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHETTTTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED BUILDING SENIOR HOUSING 74,748 SF / STORY IL UNITS AL UNITS AL UNITS MC UNITS MC UNITS IL UNITS POOL1 2 3 4 8 7 9 10 11 12 14 13 17 18 20 19 56 16 15 MC COURT YARD COURT YARD COURT YARD SHADESHADESHADEPAVGOLF CART PARKING MONUMENT SIGNAGE MONUMENT SIGNAGESIDEWALK CONNECTION NEW PAVED PUBLIC ROAD MAIN ENTRY SECONDARY ENTRY SECONDARY ENTRY DUMPSTER ENCLOSURE2 STORY3 STORY8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES 7 SPACES5 SPACES5 SPACESSERVICEDRIVEIL DROP-OFF DINING TERRACE AL DROP-OFF MC DROP-OFF PUTTINGGREENCOURTSCOURTSADD PEDESTRIAN CROSSING SIGNAL TO EXIST. CROSSWALK SCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL 20' LANDSCAPE BUFFER 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLDATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS CONCEPTUAL SITE PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 120120 120 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002.003.001 05-46-03-39-0-002-003.004 PARCEL SIZE: 16.62 AC EXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILY PROPOSED ZONING:PUD PUD ACREAGE:16.62 AC BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' BUILDING AREA & DIMENSIONAL REQUIREMENTS: BUILDING HEIGHT: MAX. 34' EAVE HEIGHT BUILDING COVERAGE:MAX. 20% (3.32 AC) IMPERV. COVERAGE (INC. BLDGS):MAX. 45% (7.48 AC) SENIOR HOUSING: 148 TOTAL UNITS 74,748 SF / STORY 3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL) 3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL) 1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF / UNIT (EXCLUDES GARAGE) NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS 1 SPACE / 4 EMPLOYEES 148 BEDS + 40 EMPLOYEES = 47 SPACES 178 SPACES (INC. 20 H/C) (INC. 14 COMPACT SPCS) VILLAS VEHICLE PARKING: 1 SPACE/ UNIT 20 UNITS = 20 SPACES 30 SPACES (INC. 4 H/C) SIDEWALK & STREET REQUIREMENTS: SIDEWALK WIDTH: MIN. 5' WIDTH PARKING SPACES:10'x20' COMPACT PARKING SPACES:8'x15' DRIVE AISLE (SENIOR HOUSING):26' WIDE DRIVE AISLE (DUPLEX):24' WIDE LEGEND PROPOSED ASPHALT PAVEMENT PROPOSED PERMEABLE PAVEMENT PROPOSED LIGHT DUTY CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTY CONCRETE (BROOM FINISH) PROPOSED DECORATIVE CONCRETE SIGN NOTES: PROPOSED MONUMENT SIGNS SHALL MEET THE CITY OF FAIRHOPE SIGN ORDINANCE. 1 JI/ , 1l ~I D D D c:e::::::::!G Application For: PUD Rezoning Request For The Reserve at Fairhope A Planned Unit Development November 18, 2020 Applicant: Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 Prepared by: 208 Greeno Road North, Suite C Post Office Box 1929 Fairhope, Alabama 36533 Telephone: 251-928-3443 ● Fax: 251-928.3665 DOMINION ~PARTNERS ~ ·DEVELOPMENT ENG IN EE RS · To keep digital packets a reasonable size, this version of the Master Development Plan has been condensed. The Table of Contents below lists all available items. A complete printed copy is available for review with the Department of Planning and Development Services located at 555 S Section St, Fairhope AL 36532 PUD Request The Reserve at Fairhope Page 1 11/18/2020 Table of Contents Table of Contents .......................................................................................................................................... 1 List of Appendices ......................................................................................................................................... 1 Project Team and Contact Information ......................................................................................................... 2 Project Narrative ........................................................................................................................................... 3 Independent Living (IL): ............................................................................................................................ 3 Assisted Living (AL): ................................................................................................................................. 3 Memory Care (MC): .................................................................................................................................. 3 Age-in-Place: ............................................................................................................................................ 4 Services and Amenities ............................................................................................................................ 4 Site Description: ........................................................................................................................................ 5 Employees: ............................................................................................................................................... 6 Construction: ............................................................................................................................................. 6 Architectural Narrative: .................................................................................................................................. 6 List of Appendices Appendix A Company Profile 1. Articles of Incorporation Appendix B Zoning Application 1. Legal 2. Warranty Deed 3. Owner’s Authorization Appendix C Neighborhood Meeting Notice 1. Adjacent Property Owner list 2. Map 3. Certified Mail Receipts 4. Sign-In Sheet 5. Comments Sheets (There were no comment sheets completed) Appendix D Certification of Property Owners 1. List of Property Owner Withing 300’ 2. Map 3. 5160 Labels Appendix E Wetland Delineation Report Appendix F 11 x 17: 1. Boundary and Topographic Survey 2. Vicinity Map & Underlying Zoning 3. Comparative Zoning Tables 4. Conceptual Site Plan 5. Conceptual Greenspace Plan 6. Architectural Composite Floor Plan 7. Architectural Building Elevation 8. Architectural Rendered Building Elevation 9. Photometric Plan & Lighting Specification 10. Tree Preservation and Removal Plan 11. Landscape Plan PUD Request The Reserve at Fairhope Page 2 11/18/2020 Project Team and Contact Information Developer/Buyer: Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 205.776.6086 R. Withers Poellnitz wpoellnitz@dpllc.com Owner/Seller: Seaman Capital LLC 3 Cherry Hills Shoal Creek, AL 35242 Civil Engineer: JADE Consulting, LLC 208 N. Greeno Rd., Ste. C Fairhope, AL 36532 (251) 928-3443 Perry C. “Trey” Jinright III, P.E., LEED AP Lee Rambo, Designer tjinright@jadengineers.com Lrambo@jadengineers.com Sherry Ruth, Project Coordinator sruth@jadengineers.com Surveyor: Smith, Clark & Associates, LLC. P.O. Box 7082 Spanish Fort, AL 36577 Office: (251) 626-0404 Hunter C. Smith, P.L.S. hunter@smithclarkllc.com Architect: Architecture | Planning | Design Niles Bolton Associates 3060 Peachtree Rd NW Suite 600 Atlanta, GA 30305 404.365.7600 Teresa Nguyen tnguyen@nilesbolton.com Landscape Architect. WAS Design, Inc. 218 N. Alston St. Foley, Alabama 36535 (251) 948-7181 Van Webb vwebb@was-design.com DOMINION ~PARTNERS ~ ~DE CONSULTING NILES BOLTON ASSOCIATES londsc.:ipc .:i rc hitccts PUD Request The Reserve at Fairhope Page 3 11/18/2020 Project Narrative The proposed project is a luxury senior living community consisting of 168 total units on approximately 16.62 acres. A “senior living community” is a general term for the different types of housing providing varying degrees of care for seniors 55 years of age and older. In Dominion Partners’ previous developments, however, the average age of new residents is approximately 82 years old. Senior living communities are designed to suit a variety of lifestyles and provide a range of assistance including independent living, assisted living, and specia lty care assisted living, commonly known as “memory care.” In order to provide a full continuum of care and a true “age in place” community, the proposed project will offer 104 independent living (IL) units, 32 assisted living (AL) units, and 32 memory care (MC) units. As the site plan shows, approximately 50% of the land will be used for 20 IL patio homes on the southern end of the property, and the northern half will hold the “main building” that contains 84 IL residences and the assisted living and memory care residences. All of the units, including the patio homes, will be for rent only and not for sale. Medicare and Medicaid do not provide rental assistance for any category of living in these types of communities. Instead, all of the residents use perso nal disposable income, applicable long-term care insurance, or wealth to make rental payments each month. The purpose and intent of senior living is to enable seniors to maintain as much independence, individuality and autonomy as possible, provide them with support and assistance when they need it, and enhance their lifestyle, dignity and joy of life. One of the major benefits offered by luxury senior living communities is an active, socially engaging lifestyle. Engaging in social activities and group ev ents while learning new skills enables seniors to bond with new friends while promoting physical and mental health. Residences available at the property will include three types: Independent Living (IL): Independent living is specifically designed for more active, self-reliant seniors who desire a maintenance- free lifestyle and the social benefits of living in a community with other seniors. Although most of the seniors who live in an IL setting require little if any assistance or daily care, supportive services are available around the clock and provided in emergency situations. Unlike AL and MC units, IL units do not require a state license to operate. Assisted Living (AL): Assisted living is offered to seniors who need help with one or more activities of daily living (ADLs) such as medication administration, meal preparation and dining, bathing, dressing, mobility, and toileting. State licensure from the Alabama Department of Public Health is required to provide AL services to appropriate residents and a licensed administrator, certified nurses, and trained staff provide care and assistance. Memory Care (MC): Memory care is available to residents who require cognitive support due to dementia. The entire memory care residence and outdoor courtyard are secure and monitored to ensure resident safety. State licensure and a Certificate of Need (CON) are required for every memory care resident unit in the project. As previously stated, a Certificate of Need (CON) is required for every Memory Care bed in the project and must be approved by the State Health Planning and Development Agency (SHPDA). A Letter of Intent (LOI) to apply for the beds has been filed for this project, and there are no other applicants filing in the same “batch” (a batch is what SHPDA calls it when two or more entities are applying for beds at the same time in the same county) for additional beds in Baldwin County. Since no competitors are applying for Memory Care beds in our “batch”, the likelihood of receiving the CON for all 32 Memory Care beds very likely. In addition, SHPDA updated the Alabama State Health Plan in May 2020 which added 338 Me mory Care beds in Baldwin County alone. To put this in perspective, before the Alabama State Health Plan was updated Baldwin County only had 184 total Memory Care beds. As soon as the property is zoned correctly to develop the Memory Care beds, a formal CON application will be filed. Dominion estimates it will take approximately 120 days from filing a formal application to receiving final approval. PUD Request The Reserve at Fairhope Page 4 11/18/2020 Age-in-Place: Following the age-in-place model, a resident could first move into one of the patio homes, which is typically occupied by the more active senior or couple. When the resident becomes a little less active, has more limited mobility, or simply prefers the more communal atmosphere, he or she may choose to move into one of the IL residences in the main building to be closer to dining, activities, and other amenities. Eventually the resident may require assistance with ADLs, so he or she could move into an AL residence. If cognitive assistance and support are required, the resident could move into one of the MC units. Should one spouse require additional care, the independent spouse will have the comfort and convenience of being nearby in the same community. Trained staff interact with all residents regularly and frequently, developing relationships and trust with them and their families. These relationships help make transitions within the community smoother, more natural, and less stressful for the resident and family. Architecturally and operationally, senior living communities include a plethora of fea tures that make them truly unique developments. The buildings must be designed and operated for a multitude of uses including residential, healthcare, dining, hospitality, and even a little bit of country club. Due to the complexities of the overall design and operations of a luxury senior living community, the staffing that is required is significant. The staff can be broken into a handful of subgroups: • Administration – Executive Director and Financial Services • Marketing – Includes Director of Sales and Marketing and staff • Resident Services – Resident Services Director, Lifestyle Director, Fitness Coordinator, Transportation, Concierge, Security Officer and other staff employees that help fill the residents’ schedule with activities • Healthcare – Nurses, Med-Techs, and Care Associates • Dining – Cooks, Servers, and Kitchen Staff • Environmental Services – Housekeepers and Engineers/Maintenance Techs Services and Amenities The services and amenities provided in these communities promote wellness, socialization, a high quality of life, convenience, mental stimulation, spiritual expression, artistic exploration, and entertainment in senior-friendly surroundings. Although most of the amenities for this project are located in the main building, all residents, including the cottage residents, are encouraged to use and participate in any of the amenities or services that are offered. Some of the services and amenities available to all residents that will be included in the proposed project include: • 24-hour emergency response system with on-site monitoring and daily check in • Access to on-site physical, occupational and speech therapy • Licensed nurse on-site 24 hours a day, seven days a week for AL and MC • Innovative lifestyle programming providing social, educational, fun and healthy activities, events and outings • Scheduled transportation to area shopping and local appointments • Medication assistance and management for AL and MC • Luxuriously landscaped and well-appointed outdoor spaces with paved walking paths throughout • Fitness center with indoor aerobic exercise pool • Outdoor swimming pool • Courtyards, village greens, and lawn games • Patios or balconies in most IL and AL apartments • Luxury finishes and fixtures PUD Request The Reserve at Fairhope Page 5 11/18/2020 • Weekly cleaning and laundry service • White-linen upscale and laid-back casual dining experiences • Salon/Barbershop offering hair styling, manicure and pedicure services • Movie theater • Library and computer center • Concierge service Due to the varying levels of care and assistance required among the three categories of r esidents, it is operationally safer and more efficient to design the building with “wings” that cater to the specific needs of each resident in the least restrictive and most beneficial environment. This provides numerous advantages including but not limited to these: • The MC wing and courtyard are secure and monitored to prohibit residents from wandering • Nurse stations in the AL and MC wings are optimally located for close proximity to each unit and resident • Resident drop-off areas are strategically located within sight and easy reach of staff in case the resident needs assistance getting from the car to the facility • Dining venues are intentionally designed for each wing to provide comfortable and elegant meal experiences • Outdoor courtyards conducive to the needs of each resident type are situated at easily accessible locations • In Dominion Partners’ previous developments, the central area of the main building is the hub of activity for the community at large, providing features, services and amenities for al l residents to enjoy. Site Description: The location of the subject property is perfect for a senior living community. Easy access to doctors’ offices and medical care is important to seniors and senior living communities; with Thomas Hospital approximatel y 1.25 miles south of the site, medical care is very convenient. The Fairhope Recreation Center at Volanta Park is directly across Volanta Avenue, which is also a convenient feature of the property. This situation is similar to a senior community Dominion developed next to St. Vincent’s One Nineteen Health and Wellness Center in Birmingham, AL, that turned out to be a very popular and successful partnership. With a sidewalk on Volanta Avenue and a crosswalk already in place, Dominion expects and encourages the residents to enjoy everything from the indoor walking track to the pickleball courts at the Fairhope Recreation Center. In addition, the residential homes that border the west side of this site will border the portion of the property on which the one-story cottages are to be built. The main building is to be built on the east side of the property least proximal to existing residences. The project complies with the form, function, and design recommendations along Greeno Road found in the City of Fairhope Comprehensive Plan. The proposed land use offers a good transition from more intense commercial uses to the south, the public park uses to the north, and the existing residential uses to the west along Volanta. The project will include pedestrian featur es and landscape buffers along both Greeno and Volanta. The main building placement was selected to provide the proper accessibility needed for the proposed land use, but not crowd the buffers and pedestrian connection points. The location of Volanta Park across the street from the proposed project also provides a nice way for the elderly to fit into the community by mixing with the youth at the park. Senior housing communities are some of the lowest impact real estate developments there are. Traffic studies show that these communities have a much lower traffic count when compared to similar size projects on the residential or commercial side. Due to the inherent nature and habits of the residents there is no appreciable noise impact on the community. Lighting on the property is understated and purposeful; PUD Request The Reserve at Fairhope Page 6 11/18/2020 residents keep early hours and prefer ground-focused, clear light that does not intrude into their homes or create undue glare upon approach or from within. In fact, the lighting package for the proposed project shows a 0.0 foot-candle reading around the perimeter of the property. The project will have 176 parking spaces around the main building. In Dominion’s experience, this is the amount needed to sufficiently park all residents who drive, the entire staff, and any guests of the residents. The majority of staffing shifts change during non-peak hours at 7:00 am, 3:00 pm and 11:00 pm. Cottages will each have parking for two vehicles – one in the garage and one in the driveway. While the majority of the IL residents will drive or have a car, very few if any AL residents will have a car, and no MC residents will have a car. All parking spaces and roads/drives inside the property boundary are intended to be used solely by the residents, guests of residents, and operational staff. All grounds, facilities and features will be maintained by the owner, operator, or third-party contract. Any monument signs will meet the City of Fairhope Sign Ordinance. With golf carts becoming more and more popular in Fairhope, the site plan also includes covered golf cart parking for main building residents who still drive and own a “street legal” golf cart, and each cottage will have a tandem garage that have enough room to keep a car and a golf cart. Although a street legal golf cart is not allowed to travel along Greeno Road, the residents might enjoy driving it to the Fairhope Recreation Center, Fly Creek Marina, or even take the residential streets to downtown Fairhope. A senior living community is an asset to the city by providing an attractive, vibrant and gracious lifestyle for its own elderly residents to enjoy. In fact, over 60% of residents in Dominion Partners’ past senior living projects came from within five miles of each respective facility. The remaining residents were mostly seniors from out of town that chose to move to be near their adult children. Employees: Associates at senior living communities receive emergency training during orientation, annually, and as needed. An Emergency Policies and Procedures manual is prepared in anticipation of any emergency, and a step by step guide is followed. If an accident or illness does occur, the trained staff will evaluate whether emergency services should be called. At past projects, emergency vehicles typically pull into the IL drop - off, which in this case would be accessed directly from Volanta Avenue. Typically, the senior housing operator will establish a relationship and protocol with the local EMS that will allo w the operator to tell the local EMS whether the lights and/or sirens should be active on at arrival. This helps prevent unnecessary sirens from disturbing other residents and nearby neighbors if it can be avoided. Construction: Construction is proposed and projected to begin in July 2021 and will take approximately 20 months. There will be no phasing of the construction – everything will be built at once. Architectural Narrative: The proposed senior housing project includes a total of 168 units. There wi ll be 20 patio homes, 84 Independent living units, 32 Assisted Living units, and 32 Memory care units. The amenities and support facilities for these residents include multiple dining rooms, café, dining terraces, fitness center, library, activity rooms, common areas, indoor swimming pool, physical therapy suite, commercial kitchen, laundry facilities, etc… The site design includes a network of walking paths, village greens, courtyards, surface parking lots, street trees, foundation plantings, swimming pool, lawn games, understated exterior/site lighting, natural landscape buffers, and storm water detention per local requirements. The patio homes will be single story wood framed residences with private garages, front porches, and private rear patios at grade. Exteriors will include a traditional cottage/bungalow look with gabled roofs, double-hung windows, clapboard siding, masonry veneer, and neutral color palette focused on whites and greys. PUD Request The Reserve at Fairhope Page 7 11/18/2020 The main building will be two and three stories in height with sloped roofs and gables. The architectural expression will be traditional “Arts and Crafts/Craftsman” style, at the scale of a lodge or an inn. Exterior elements will include double-hung windows, a mix of clapboard siding and masonry veneer. The shingle roof will be sloped with hidden mechanical wells to screen condensing units and roof top equipment. Most units will have private balconies. Service/Utility Yard and loading dock will be walled and gated. The wall will be clad in masonry to match the main building. The trash compactor will be enclosed. Ground-based condenser units will be screened and landscaped. PUD Request The Reserve at Fairhope 11/18/2020 Appendix E Wetland Delineation Report 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com October 27, 2020 Trey Jinright Jade Consulting Engineers 208 N Greeno Rd STE C Fairhope, AL 36532 Re: Wetland Assessment Report Volanta Avenue and Greeno Road North, Baldwin County, AL WSI Project 2020-763 Dear Mr. Jinright, As requested, Wetland Sciences, Inc. has completed a field wetland assessment south of Volanta Avenue and west of Greeno Road North in Baldwin County, Alabama. The Baldwin County property appraiser identifies the property with the following parcel IDs: 05-46-03-39-0-002-003.001 and 05-46-03-39-0-002- 003.004. The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetland delineation was performed in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual, the 2012 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic & Gulf Coast Supplement (2010). According to both U.S. Army Corps of Engineers (USACE) guidelines, wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. Desktop Review Prior to performing the delineation, several map and aerial photograph resources were reviewed to assist with identifying potential WOTUS and wetland areas at the site. Each source of data is described in detail below. Natural Resource Conservation Service Soil Survey WSI reviewed the Natural Resources Conservation Service (NRCS) on -line Web Soil Survey (WSS) to identify soil types in the vicinity of the site (Exhibit A). The property is comprised of Carnegie very fine sandy loam, Grady soils, Marlboro very fine sandy loam, Robertsdale loam and Savannah very fine sandy loam. Carnegie very find sandy loam consists of deep, well-drained soils that are medium acid or strongly acid. The soils developed in sandy clay loam to sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 12 percent, but in most places, it is between 2 and 8 percent. WET~ND S ((_~ 7T". r~ ll'lf" ct__:, Pr ', S INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com The Grady series consists of poorly drained, slowly permeable soil s in upland depressions but are also along drains of the Southern Coastal Plain. These soils formed in clayey marine sediments. Typically, they are in depressions but are also along drains. Slopes range from 0 to 2 percent. The Marlboro series consists of deep, well-drained soils that are medium acid to very strongly acid. The soils developed in thick loam and sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 5 percent, but in most places it is between 0 to 2 percent. Robertsdale loam consists of moderately deep, somewhat poorly drained soils that are strongly acid. The soils developed in sandy clay loam and are on uplands. Their slope is between 0 and 2 percent. The Savannah series consists of very deep, moderately well drained, moderately slowly permeable soils on uplands and terraces in the Southern Coastal Plain. They formed in loamy marine or fluvial terrace deposits. These soils have a hydric rating between 5 - 10% with the exception of Grady soils which have a hydric rating of 85% (Exhibit B). This rating indicates the percentage of map units that meet the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of w hich is rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the higher positions on the landform, and map units that are made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower positions on the landform. Each map unit is rated based on its respective components and the percentage of each component within the map unit. Hydric soils are defined by the National Technical Com mittee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. In order to determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soil s have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasila s, 2006). Aerial Photograph WSI reviewed aerial photographs to identify suspected wetland areas on the site and to determine changes in wetland areas over time. Our review of the aerial photographs did not suggest any wetland resources within the subject property (Exhibit C). 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com National Wetland Inventory Map The US Fish and Wildlife Service (FWS) is the principal US Federal agency tasked with providing information to the public on the status and trends of our Nation's wetlands. The US FWS Na tional Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the abundance, characteristics, and distribution of US wetlands. Prior to our field inspection of the property, Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service’s National Wetland Inventory Data (Exhibit D). The NWI map suggests the property is comprised entirely of uplands. Field Review The desktop review was followed by a pedestrian survey. I personally inspected the property on October 14, 2020. I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on -site determination method referenced in the 1987 USACE Manual and 2010 Atlantic and Gulf Coast Regional Supplement. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetla nd hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. It was determined during the desktop review that the soils within the subject property had a hydric rating of less than 0%. A specific area is not necessarily considered to have hydric soils because it is dominated by soils on a hydric soils list. Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators. During our field inspection of the property, we did not identify any hydric soil indicators within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water-stained leaves. If at least one primary or two secondary indicators are observed, the data point location was considered to have wetland hydrology. No wetland hydrologic indicators were noted within the subject property. Field Identification of Wetlands During the site inspection, Wetland Sciences, Inc. did not identify any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) under 33 CFR 320-330 or the Alabama Department of Environmental Management. It is our opinion, that the entire parcel is comprised of uplands. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850) 453 -4700. Respectfully, WETLAND SCIENCES, INC. Craig D. Martin M.S. Sr. Scientist ~_...,-v,,..///C~ /'-'"-'L-{_ • J cvt11a2a2 3 3a 4a4 5a5 6 6a 7a7 8 8a 9a9 1010 1111a 1212a NOTE: This is not a survey. All data within this map are supplied as is, without warranty. This product has not been prepared for legal, engineering, or survey purposes. Users of this information should review or consult the primary data sources to ascertain the usability of the information. r-1 L--- Area Subject to wetland delineation ±16.75 AC Upland Conveyance Identified by WSI r I I I I \ \ \ \ ApproKimate _....I Parcel Boundary ____.,,--I \ per Baldwin County GIS Doto Culvert Upland Conveyance Identified by Wetland Sciences, Inc. October 2020 200 I I I I I I I I I I I I .r:::: t:'. 0 z -0 0 0 a:: 0 C cu ~ " 100 SCALE: 1 "= 200 Feet 200 PROJECT NAME: Volante Avenue & Gr eeno Road WET~ND ENVIRONMENTAL CONSULTANTS I-W_ET_LA-ND-SK-ET-CH---------1 -~~ ((_~ lf lR, li'-lf (t ~ Jei s 3308 GULF BEACH HIGHWAY t--PR-0-JE_C_T_N_O_.: -2-0-20 ___ 7_6_3 ______ ---t PENSACOLA, FLORIDA 32507 1-------------------1 TE L: 850 .453.4700 DRAWN BY: AJN DATE: 10/20/2020 N C O R P O R A T E D CRAIG@WETLANDSCIENCES.COM SHEET: 1 OF 1 PUD Request The Reserve at Fairhope 11/18/2020 Appendix F 11 x 17: 1. Boundary and Topographic Survey 2. Vicinity Map & Underlying Zoning 3. Comparative Zoning Tables 4. Conceptual Site Plan 5. Conceptual Greenspace Plan 6. Architectural Composite Floor Plan 7. Architectural Building Elevation 8. Architectural Rendered Building Elevation 9. Photometric Plan & Lighting Specification 10. Tree Preservation and Removal Plan 11. Landscape Plan DATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.comJINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERSVICINITY MAP & UNDERLYING ZONINGTHE RESERVE AT FAIRHOPEPLANNED UNIT DEVELOPMENTGREENO ROAD & VOLANTA AVEFAIRHOPE, ALSITE*IMAGERY FROM CITY OF FAIRHOPE GIS MAP VIEWER (POWERED BY KEET CONSULTING SERVICES, LLC)R-1 -Lew D e11stty -S ingl.H' am Hy r ) r Municipal Swimm ~ ~" Fairhope Re ~ Volanta ' d Ur1tt Dev loprnent I Legend ~ x ~ ~/' Pool ~ FostO ce !!di· blicWorks t) Recreation Ce, ter ii School -:.M Senfor Ce rer e Te is Ce er Cen,mil Business ,srria • Ce ,tal Business District Zoning ■ B-1 -om! Shopp:ng Dismct B- -G=eral B s1ness is ia ■ ■ ■ ■ ■ B-3a -To rim: Reso . odging Di~ •ia B-3b -Tou • . Re.sort Co metcial Sa,vic,; Dis,ricr -4-Bu.sines,: and ProfessionEI 1stria M-1 -ight Ind ~tri-;stria P-1 -ar ·og P'UD -.lanned UnitDeveloprnenr R-1 -Low Dens(. Single-Family II] R1(a}-Reside 6al Uncertain tzj 1(b)-Residen al Uncen:ain Q R1(c)-Residential Uncertain ■ R-2 -Medium De sity Si gle-family R-3 -igh Dan -: Single-Fa Hy -3PG -P.;-io/GardenS.ingle-Fa i1y D -3Tl-l -Towntlouse Si gla F£mrly ■ R-4 -Low Dens· M • fa •l.y R-5 -High Densi Dweflin Reside tiel R-6 -Mobi!e ome P;;Tk Dis,r cr R-A-Residen .aL'Agncul ~a rnsrria ~ TR -To ris, esorr DATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS COMPARATIVE ZONING TABLE THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002.003.001 05-46-03-39-0-002-003.004 PARCEL SIZE:16.62 AC EXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILY PROPOSED ZONING:PUD PUD ACREAGE:16.62 AC BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' BUILDING AREA & DIMENSIONAL REQUIREMENTS: BUILDING HEIGHT:MAX. 34' EAVE HEIGHT BUILDING COVERAGE:MAX. 20% (3.32 AC) IMPERV. COVERAGE (INC. BLDGS):MAX. 45% (7.48 AC) SENIOR HOUSING: 148 TOTAL UNITS 74,748 SF / STORY 3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL) 3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL) 1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF / UNIT (EXCLUDES GARAGE) NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS 1 SPACE / 4 EMPLOYEES 148 BEDS + 40 EMPLOYEES = 47 SPACES 178 SPACES (INC. 20 H/C) (INC. 14 COMPACT SPCS) VILLAS VEHICLE PARKING: 1 SPACE/ UNIT 20 UNITS = 20 SPACES 30 SPACES (INC. 4 H/C) SIDEWALK & STREET REQUIREMENTS: SIDEWALK WIDTH:MIN. 5' WIDTH PARKING SPACES:10'x20' COMPACT PARKING SPACES:8'x15' DRIVE AISLE (SENIOR HOUSING):26' WIDE DRIVE AISLE (DUPLEX):24' WIDE ZONING DIMENSIONS TABLE LOT/STRUCTURE REQUIREMENTS R-1 REQUIREMENTS R-4 REQUIREMENTS R-5 REQUIREMENTS PUD REQUIREMENTS PROPOSED PUD MIN. LOT AREA/ALLOWED UPA 15,000 S.F.10,500 S.F FOR TWO DWELLING UNITS + 6,500 S.F. FOR EA. ADDITIONAL UNIT / 7 UPA 10,500 S.F FOR TWO DWELLING UNITS + 4,100 S.F. FOR EA. ADDITIONAL UNIT / 10 UPA 3 AC 16.62 AC / 12.6 UPA MIN. LOT WIDTH 100'75' FOR TWO DWELLING UNITS + 5' FOR EA. ADDITIONAL UNIT 75' FOR TWO DWELLING UNITS + 5' FOR EA. ADDITIONAL UNIT -513.59' MIN. FRONT SETBACK 40'30'30'-30' MIN. REAR SETBACK 35'35'35'-30' MIN. SIDE SETBACK 10'10'10'-30' MIN. STREET SIDE SETBACK 20'20'20'-30' MAX. TOTAL LOT COVERAGE BY ALL STRUCTURES 40%30%30%-25% MAX. BUILDING HEIGHT 30'30'30'-MAX. 34' EAVE HEIGHT PROVIDED PARKING BREAKDOWN TABLE PARKING PROVIDED SENIOR HOUSING INDEPENDENT LIVING 84 SPACES SENIOR HOUSING ASSISTED LIVING, MEMORY CARE, & STAFF 33 SPACES COMPACT PARKING SPACES 14 SPACES PERVIOUS PARKING SPACES 47 SPACES TOTAL PARKING SPACES 178 SPACES OHEOHEOHEOHEOHE OHE OHE OHEOHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE TT TT PROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED BUILDINGSENIOR HOUSING74,748 SF / STORYILUNITSALUNITSALUNITSMCUNITSMCUNITSILUNITSPOOL 1234879101112141317182019561615MCCOURTYARDCOURTYARDCOURTYARDSHADESHADE SHADE PAV GOLF CARTPARKINGMONUMENTSIGNAGEMONUMENTSIGNAGESIDEWALKCONNECTIONNEW PAVEDPUBLIC ROADMAINENTRYSECONDARYENTRYSECONDARYENTRYDUMPSTERENCLOSURE2 STORY3 STORY8 COVERED SPACES6 SPACES8 COVERED SPACES8 COVERED SPACES11 SPACES5 SPACES6 SPACES 4 SPACES 8 COVERED SPACES8 COVERED SPACES8 COVERED SPACES10 SPACES8 SPACES8 SPACES8 SPACES8 SPACES7 SPACES 9 SPACES7 SPACES7 SPACES 5 SPACES 7 SPACES 5 SPACES 5 SPACES SERVICEDRIVE ILDROP-OFFDININGTERRACEALDROP-OFFMCDROP-OFFPUTTING GREEN COURTS COURTSADD PEDESTRIANCROSSING SIGNAL TOEXIST. CROSSWALKSCREENINGWALLDELIVERY& SERVICEDRIVE7 COMPACT SPACES7 COMPACT SPACES30' BSL20' LANDSCAPE BUFFER30' BSL20' LANDSCAPE BUFFER30' BSL20' LANDSCAPE BUFFER 30' BSL30' BSL30' BSL30' BSL30' BSL DATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.comJINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERSCONCEPTUAL SITE PLANTHE RESERVE AT FAIRHOPEPLANNED UNIT DEVELOPMENTGREENO ROAD & VOLANTA AVEFAIRHOPE, AL( IN FEET )01 inch = ft.GRAPHIC SCALE120120120SITE DATA TABLESTATE OF ALABAMACOUNTY OF BALDWINCITY OF FAIRHOPETAX PARCEL ID:05-46-03-39-0-002.003.00105-46-03-39-0-002-003.004PARCEL SIZE:16.62 ACEXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILYPROPOSED ZONING:PUDPUD ACREAGE:16.62 ACBUILDING SETBACKS:FRONT:30'SIDE & STREET SIDE:30'REAR:30'BUILDING AREA & DIMENSIONAL REQUIREMENTS:BUILDING HEIGHT:MAX. 34' EAVE HEIGHTBUILDING COVERAGE:MAX. 20% (3.32 AC)IMPERV. COVERAGE(INC. BLDGS):MAX. 45% (7.48 AC)SENIOR HOUSING: 148 TOTAL UNITS74,748 SF / STORY3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL)3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL)1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL)DUPLEX VILLAS: 20 UNITS1,350 SF / UNIT(EXCLUDES GARAGE)NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/ACPARKING STANDARDS:REQUIRED:PROVIDED:SENIOR HOUSINGVEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS1 SPACE / 4 EMPLOYEES148 BEDS + 40 EMPLOYEES =47 SPACES 178 SPACES (INC. 20 H/C)(INC. 14 COMPACT SPCS)VILLAS VEHICLEPARKING: 1 SPACE/ UNIT20 UNITS = 20 SPACES30 SPACES (INC. 4 H/C)SIDEWALK & STREET REQUIREMENTS:SIDEWALK WIDTH:MIN. 5' WIDTHPARKING SPACES:10'x20'COMPACT PARKINGSPACES:8'x15'DRIVE AISLE(SENIOR HOUSING):26' WIDEDRIVE AISLE(DUPLEX):24' WIDE LEGEND PROPOSED ASPHALT PAVEMENTPROPOSED PERMEABLE PAVEMENTPROPOSED LIGHT DUTY CONCRETE(BROOM FINISH)PROPOSED HEAVY DUTY CONCRETE(BROOM FINISH)PROPOSED DECORATIVE CONCRETESIGN NOTES:PROPOSED MONUMENT SIGNS SHALL MEETTHE CITY OF FAIRHOPE SIGN ORDINANCE.~-L_ _ _:____:___:_~:_:_:_:_~_:_:_~,,-;::-s-:-::-,,,-, /,-, ,-4~f,~,~½-,'· :===-=-z/ ~,J:,'.~;:i;' '/~ ,~ ----c,r,·-,,',',,;-,_·,,-.?,~~:c -----~1~ -.'/?~l1J--:{1·-;~ ', _ ~-, _ r<.:-~1H~-, ')l-i.-:1~1-: r·-1-l :,OUTI-Ei'~.T :.;,_;c=r::c• c,r i~' ~'-~-i-I ur ~ J. :;_/;.,;,1/£i\:i/; D D D c:e::::::::!G OHEOHEOHEOHEOHE OHE OHE OHEOHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE TT TT PROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED BUILDINGSENIOR HOUSING74,748 SF / STORYILUNITSALUNITSALUNITSMCUNITSMCUNITSILUNITSPOOL 1234879101112141317182019561615MCCOURTYARDCOURTYARDCOURTYARDSHADESHADE SHADE PAV GOLF CARTPARKING2 STORY3 STORY ILDROP-OFFDININGTERRACEALDROP-OFFMCDROP-OFFPUTTING GREEN COURTS COURTSGREENCOURTYARDCOURTYARD COURTYARDG R E E N GREENGREENG R E E N GREENGREENGREENGREENGREENG R E E N G R E E N COURTSPUTTINGGREENPOOL30' BSL20' LANDSCAPE BUFFER30' BSL20' LANDSCAPE BUFFER30' BSL20' LANDSCAPE BUFFER 30' BSL30' BSL30' BSL30' BSL30' BSLPROPOSED GREENSPACEDATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.comJINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERSCONCEPTUAL GREENSPACE PLANTHE RESERVE AT FAIRHOPEPLANNED UNIT DEVELOPMENTGREENO ROAD & VOLANTA AVEFAIRHOPE, AL( IN FEET )01 inch = ft.GRAPHIC SCALE120120120GREENSPACE TABLETOTAL PARCEL SIZE:16.62 ACTOTAL PROPOSED UNITS:168 UNITSPROPOSED NET DENSITY:12.6 UNITS / ACGREENSPACE STANDARDS(COF SUBDIVISION REGULATIONS ARTICLE V, SECTION C):REQUIRED:PROVIDED:MULTIPLE OCCUPANCYPROJECT - RESIDENTIAL USEMORE THAN 6 UNITS / AC:25% (4.16 AC) 26.6% (4.43 AC) LEGEND (ACTIVITY TRAILS WILL INCLUDE BENCHES ANDSHADE STRUCTURES)·=-========»I I I I I I U I I I I I -1 I I I I I I I . 1111 n 1111.,~l'l"~f~ I I I I I - Volanta Ave & Greeno Rd - Fairhope, AL | NOVEMBER 18, 2020 ASSISTED LIVING 3 STORIES INDEPENDENT LIVING 3 STORIES MEMORY CARE 1 STORY W/ 1 STORY OFFICES/STORAGE ABOVE FITNESS/POOL IL DINING KITCHEN/SERVICEAL DININGMC DININGADMINCAFE/BISTRO LIBRARY SALES Composite Floor Plan - Level 1 ELEVATION VIEW / / / ( // 7 l I DOMINION ~PARTNERS~ / / / ~~---_-_-_-_-_~ _ _i -- / _____ ..J ---------_ -, ~ "' --I ◄ 1cJ.6.Q!; NILES BOLTON ASSOCIATES Volanta Ave & Greeno Rd - Fairhope, AL | NOVEMBER 18, 2020 Elevation View MASONRY STONE VENEER CLAPBOARD SIDING MASONRY STONE VENEER BOARD & BATTEN SIDING MASONRY BRICK VENEER MASONRY STONE VENEER MASONRY BRICK VENEER SHINGLE ROOF SHINGLE ROOF METAL ROOF BOARD & BATTEN SIDING 34'-0" Max.Eave Height45'-0" Max.Roof Heightn ='' :.J ...J-u -., - :J ""17.:::: , DOMINION ~PARTNERS~ 1d6.Q!; NILES BOLTON ASSOCIATES Volanta Ave & Greeno Rd - Fairhope, AL | NOVEMBER 18, 2020 Rendered Elevation View MASONRY STONE VENEER CLAPBOARD SIDING MASONRY STONE VENEER BOARD & BATTEN SIDING MASONRY BRICK VENEER MASONRY STONE VENEER MASONRY BRICK VENEER SHINGLE ROOF SHINGLE ROOF METAL ROOF BOARD & BATTEN SIDING 34'-0" Max.Eave Height45'-0" Max.Roof HeightDOMINION ~PARTNERS~ 1d6.Q!; NILES BOLTON ASSOCIATES Page 1 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 Dominion Partners; Fairhope, Alabama 1.6 ~/ SOUTHERN L---::-..:____,,IGTr'\~~- s O U R HTING C E Page 2 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Luminaire Summary Dominion Partners - Fairhope, Alabama 10/12/2020 Photometrics 1.6 (120 Watt Fixture) Luminaire Schedule Symbol Qty Label Arrangement Total Lamp Lumens LLF Description 40 A SINGLE N.A.0.900 CY55P1B-FGC-3HS-120W-3K 1 A2 BACK-BACK N.A.0.900 CY55P1B-FGC-3HS-120W-3K 12 B SINGLE N.A.0.900 CY55P1B-FGC-4HS-120W-3K ~/ SOUTHERN L---::-..:____,,IGTr'\~~- s O U R HTING C E Page 3 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Luminaire Images Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 A A2 B ~/ SOUTHERN L---::-..:____,,IGTr'\~~- s O U R HTING C E Page 4 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Calculation Summary Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Parking (5 Spaces)Illuminance Fc 1.91 3.7 0.8 2.39 4.63 Parking (Center)Illuminance Fc 3.08 5.4 0.6 5.13 9.00 Parking (East)Illuminance Fc 2.84 5.5 0.8 3.55 6.88 Parking (New)Illuminance Fc 3.39 5.2 1.0 3.39 5.20 Parking (South)Illuminance Fc 3.36 5.4 1.2 2.80 4.50 Parking (West)Illuminance Fc 2.82 5.2 0.7 4.03 7.43 Perimeter (New)Illuminance Fc 0.00 0.0 0.0 N.A.N.A. 0.2 10.50 31.00Roadway (New)Illuminance Fc 2.10 6.2 ~/ SOUTHERN L---::-..:____,,IGTr'\~~- s O U R HTING C E Page 5 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Viewpoint Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 VIEWPOINT: Viewpoint_3 WVD YH PP PP PP PP PPPP 22 28 21 43 8 COVERED SPACES7 COMPACT SPACES8 COVERED SPACES8 COVERED SPACES11 SPACES5 SPACES7 COMPACT SPCS 6 SPACES 4 SPACES 6 SPACES 8 COVERED SPACES8 COVERED SPACES8 COVERED SPACES10 SPACES8 SPACES8 SPACES8 SPACES8 SPACES7 SPACES 9 SPACES7 SPACES7 SPACES 5 SPACES 7 SPACES 5 SPACES SERVICE DRIVE VOLANTA AVENUE (50' R.O.W.)GREENO ROAD - AKA U.S. HIGHWAY 98 (160' R.O.W.)PARCEL C P.O.B. PARCEL ASOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION39, BALDWIN COUNTY, ALABAMA74,748 SF / STORYPROPOSED BUILDING SENIOR HOUSINGIL UNITSAL UNITSAL UNITSMC UNITSMC UNITSIL UNITS122019DROP-OFFILDINING TERRACEDROP-OFFALDROP-OFFMCCOURT YARDMCCOURT YARDCOURT YARDSHADESHADEGOLF CART PARKING2 STORY3 STORY18" RCP12" RCPPROPOSED STORMWATER MANAGEMENT AREAPROPOSED STORMWATER MANAGEMENT AREAFENCE 0.3' WEST (W/DISC) (W/DISC) (W/DISC) EL=124.81' CRS CONTROL OTF CMF CMF CMF TBM XMS CMF PARCEL F RBF 11.84 AC± 515,824 SF± PARCEL A 4.78 AC± 208,077 SF± PARCEL B A MH: 20 A MH: 20 A MH: 20 A MH: 20 MH: 20 A A MH: 20 A MH: 20 A MH: 20 MH: 20 A A MH: 20 MH: 20 A A MH: 20 A MH: 20 A MH: 20 A MH: 20 A MH: 20 A MH: 20 MH: 20 A A MH: 20 MH: 20 A A MH: 20 A MH: 20 A MH: 20 MH: 20 AA MH: 20 A MH: 20 A MH: 20 MH: 20 A A MH: 20 A MH: 20 A MH: 20 MH: 20 A A MH: 20 MH: 20 A2 B MH: 20 MH: 20 B MH: 20 B B MH: 20 MH: 20 B 3.9 3.9 2.9 1.8 3.8 5.0 4.4 5.4 4.5 3.4 2.1 4.3 4.8 5.2 3.5 2.8 3.1 2.6 1.5 0.9 0.6 0.6 1.6 4.4 4.9 4.4 4.5 3.0 2.0 1.5 1.3 1.6 2.0 2.6 3.3 3.6 3.4 2.8 2.2 1.8 1.6 1.8 2.3 3.4 4.3 4.5 5.4 2.8 0.8 0.4 0.5 0.8 1.3 2.3 3.2 3.1 3.8 4.4 3.0 3.4 2.7 1.5 1.0 0.7 0.8 2.3 4.3 4.4 4.1 3.1 2.2 1.6 1.1 1.1 1.4 1.9 2.5 2.9 3.0 3.0 2.6 2.1 1.6 1.2 1.3 1.9 2.6 3.4 4.5 4.2 3.0 1.1 0.5 0.5 0.8 1.2 2.3 3.3 3.1 4.0 3.4 2.8 3.1 2.6 1.5 1.0 0.7 1.0 2.1 3.2 3.7 2.9 2.2 1.6 0.9 0.8 0.9 1.2 1.6 2.0 2.2 2.2 2.2 2.1 1.7 1.3 1.0 0.9 1.1 1.8 2.3 3.1 3.1 2.2 1.2 0.6 0.5 0.8 1.3 2.2 3.0 2.9 3.0 2.0 2.2 2.2 2.2 2.0 1.7 2.5 2.8 2.9 2.8 2.5 2.7 3.3 3.6 3.4 2.8 2.1 2.9 3.2 3.0 2.4 1.7 3.3 4.3 3.6 1.9 1.1 1.8 2.6 2.1 1.2 0.8 0.9 1.0 0.9 0.9 0.5 0.7 0.7 0.7 0.5 0.8 0.9 1.0 0.9 0.9 1.1 1.8 2.6 2.1 1.2 1.6 3.2 4.2 3.6 1.9 2.0 2.8 3.1 2.9 2.3 2.6 3.2 3.4 3.2 2.7 2.4 2.5 2.6 2.5 2.3 1.8 1.6 1.5 1.5 1.5 1.7 2.1 3.0 3.6 3.4 3.6 3.4 2.5 1.8 1.6 1.6 1.6 1.9 2.8 3.5 3.6 3.6 3.6 2.8 2.0 1.5 1.3 1.2 1.1 1.1 1.1 1.1 1.5 1.5 5.1 4.9 2.4 1.8 1.7 1.7 2.3 2.6 2.8 2.7 2.5 2.1 1.8 1.5 1.5 1.6 1.9 2.3 2.6 2.8 2.8 2.6 2.2 1.8 1.4 1.1 0.9 0.8 0.7 0.7 0.7 0.8 1.0 1.3 1.6 2.1 2.4 2.6 2.7 2.6 2.2 1.8 1.5 1.5 1.6 2.0 2.8 4.5 4.4 3.9 2.4 1.8 1.5 1.6 1.9 2.3 2.6 2.8 2.7 2.6 2.2 1.8 1.5 1.4 1.6 1.9 2.3 2.7 2.8 2.8 2.6 2.2 1.7 1.3 1.0 0.7 0.6 0.5 0.5 0.6 0.7 0.9 1.3 1.7 2.1 2.5 2.7 2.7 2.5 2.1 1.7 1.4 1.4 1.7 2.4 3.8 4.6 5.5 4.4 3.7 2.7 2.0 1.6 1.4 1.4 1.9 2.7 3.1 3.1 3.3 3.1 2.4 1.8 1.6 1.6 1.6 1.9 2.6 3.1 3.2 3.2 3.1 2.5 1.7 1.2 1.0 0.7 0.5 0.4 0.4 0.5 0.7 1.0 1.2 1.8 2.6 3.2 3.2 3.3 3.1 2.3 1.6 1.2 1.3 1.7 2.3 3.8 4.7 5.0 3.7 2.7 2.0 1.5 1.1 2.3 3.2 4.3 5.0 6.2 2.5 2.0 1.2 0.7 1.8 2.9 3.8 5.2 5.2 2.0 1.3 0.6 0.3 1.5 2.5 3.0 4.0 4.4 4.6 1.7 1.1 0.5 2.8 3.2 3.8 4.4 1.9 1.2 0.5 3.1 3.1 3.5 4.1 2.4 1.4 0.5 3.4 3.0 3.3 4.1 2.5 1.5 0.5 3.4 2.9 2.8 3.5 2.6 1.5 0.5 3.4 2.7 2.5 2.8 2.4 1.5 0.5 3.2 2.4 2.3 2.3 2.0 1.2 0.5 2.5 2.1 2.2 2.3 1.5 1.0 0.4 1.8 1.8 2.2 2.7 1.1 0.8 0.3 1.4 1.6 2.2 3.2 1.0 0.6 0.3 1.3 1.4 2.2 3.2 1.0 0.6 0.3 1.3 1.4 2.2 3.1 1.0 0.6 0.3 1.3 1.5 2.1 3.0 1.2 0.8 0.4 1.5 1.7 1.9 2.5 1.5 1.0 0.4 2.1 1.8 1.8 1.8 2.1 1.3 0.5 2.9 2.0 1.6 1.4 2.4 1.5 0.5 3.2 2.2 1.5 1.3 2.6 1.5 0.5 3.1 2.2 1.4 1.3 2.5 1.5 0.5 3.2 2.2 1.5 1.3 2.3 1.4 0.5 2.8 2.0 1.6 1.4 1.8 1.1 0.5 2.0 1.8 1.8 1.9 1.3 0.9 0.4 1.5 1.6 1.9 2.6 1.1 0.7 0.3 1.3 1.5 2.1 3.0 1.0 0.6 0.3 1.3 1.4 2.1 3.0 1.0 0.6 0.3 1.3 1.4 2.1 3.0 1.1 0.7 0.3 1.4 1.6 2.0 2.8 1.3 0.9 0.4 1.8 1.8 1.9 2.2 1.8 1.2 0.5 2.6 2.0 1.8 1.6 2.3 1.4 0.5 3.3 2.2 1.6 1.3 2.5 1.5 0.5 3.3 2.3 1.5 1.2 2.6 1.5 0.5 3.4 2.3 1.5 1.2 2.4 1.5 0.5 3.3 2.1 1.6 1.3 2.1 1.3 0.5 2.5 1.9 1.7 1.6 1.5 1.0 0.4 1.7 1.7 1.8 2.1 1.1 0.8 0.3 1.3 1.5 2.0 2.6 1.0 0.6 0.3 1.2 1.3 2.0 2.8 1.0 0.6 0.3 1.2 1.3 2.0 2.9 1.0 0.6 0.3 1.3 1.4 2.0 2.8 1.2 0.8 0.4 1.5 1.6 1.9 2.4 1.5 1.0 0.4 2.1 1.8 1.8 1.9 2.1 1.3 0.5 3.0 2.1 1.8 1.6 2.5 1.5 0.5 3.4 2.3 1.7 1.6 2.6 1.6 0.5 3.2 2.4 1.8 1.6 2.6 1.6 0.5 3.4 2.4 1.9 1.7 2.3 1.5 0.6 3.0 2.2 2.1 2.2 1.8 1.2 0.6 2.1 2.0 2.3 2.9 1.4 1.0 0.6 1.5 1.7 2.3 3.1 1.2 0.9 0.6 0.5 1.3 1.5 2.2 3.0 1.1 0.9 0.8 0.5 0.8 0.9 0.8 0.6 0.3 1.3 1.4 2.1 3.1 1.2 1.0 1.0 0.7 1.0 1.2 1.1 0.9 0.5 1.3 1.4 1.8 2.6 1.3 1.3 1.3 1.0 1.5 2.0 1.8 1.3 0.7 1.4 1.4 1.6 1.8 1.7 1.8 1.8 1.3 2.1 3.4 2.9 1.7 0.9 1.8 1.6 1.4 1.3 2.2 2.3 2.3 1.5 2.5 4.5 3.7 2.0 1.0 2.6 1.8 1.4 1.1 2.7 2.7 2.7 1.5 2.6 4.1 3.5 2.2 1.0 3.3 2.0 1.3 1.0 3.0 2.8 2.9 1.5 2.6 4.5 3.7 2.1 1.0 3.3 2.2 1.3 0.9 3.0 3.0 2.8 1.4 2.3 4.0 3.4 1.8 1.0 3.4 2.4 1.5 1.1 3.0 2.9 2.7 1.2 1.8 2.6 2.3 1.4 0.8 3.5 2.5 1.9 1.3 2.8 2.7 2.5 0.9 1.3 1.6 1.4 1.1 0.7 3.1 2.7 2.3 1.8 2.4 2.5 2.3 0.8 1.0 1.2 1.1 0.9 0.5 2.9 3.1 3.4 2.8 2.4 2.5 2.4 0.9 1.1 1.1 1.0 0.7 0.5 3.0 3.9 4.6 3.1 3.2 2.9 1.3 1.3 1.2 0.9 0.8 0.6 2.6 3.4 4.2 4.6 4.5 4.4 3.6 2.8 2.1 1.6 1.5 1.5 1.4 1.1 1.0 0.8 0.7 1.8 2.6 4.1 4.5 5.6 4.9 3.9 2.9 2.1 2.0 2.5 2.9 3.0 3.0 2.9 2.4 1.9 1.6 1.6 1.6 1.9 2.4 2.9 3.1 3.1 3.0 2.6 2.1 1.7 1.7 1.8 1.9 1.9 1.8 1.8 1.8 1.6 1.3 1.1 1.1 1.1 1.3 1.8 2.4 2.6 2.6 2.5 2.2 1.6 1.3 1.4 1.9 2.6 3.9 4.6 5.0 4.4 3.6 2.8 2.1 2.0 2.4 2.9 3.0 3.0 2.9 2.4 2.0 1.6 1.5 1.6 2.0 2.4 2.9 3.1 3.1 3.0 2.6 2.2 1.9 1.9 2.1 2.6 2.9 3.1 3.0 2.7 2.2 1.7 1.4 1.3 1.3 1.6 2.5 3.8 4.4 3.8 4.3 3.4 2.2 1.5 1.5 1.8 2.1 5.4 4.7 3.8 2.8 2.0 1.9 2.4 2.8 3.0 3.0 2.8 2.4 1.9 1.6 1.6 1.6 1.9 2.4 2.8 3.0 3.1 2.9 2.6 2.2 2.0 2.1 2.3 2.6 3.1 3.5 3.4 2.8 2.1 1.7 1.4 1.3 1.3 1.7 2.7 4.1 4.7 4.4 4.7 3.7 2.3 1.6 1.5 1.5 4.4 4.2 3.4 2.5 1.9 2.9 3.2 3.2 2.5 1.5 2.6 2.8 2.4 1.6 2.8 4.2 3.8 2.2 1.4 1.6 1.5 1.0 1.2 1.5 1.5 1.1 0.8 1.0 1.0 0.4 0.6 0.4 0.6 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ~/ SOUTHERN L---::--...:____,,IGTr'\~~- s O U R HTING C E - - - - .. ' .. ' .. ' --- -- - Page 6 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Viewpoint - Cont. Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 VIEWPOINT: Viewpoint_4 S WVDYH PP PP PP PP PP 32 38 29 28 43 34 32 9 SPACES7 SPACES7 SPACES 5 SPACES 5 SPACES GREENO ROAD - AKA U.S. HIGHWAY 98 (160' R.O.W.)NORTH BOUNDSOUTH BOUNDHOYLE AVENUE (60' R.O.W.) P.O.B. PARCEL EP.O.B. PARCEL ASOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION39, BALDWIN COUNTY, ALABAMAPARCEL B P.O.B. DYER ROAD POOL 1234879101112141317182019561615SHADE PAV GOLF CART PARKINGPUTTING GREEN COURTS COURTS 18" RCP6"X24" RCAP 3 18" RCPPROPOSED STORMWATER MANAGEMENT AREAPROPOSED STORMWATER MANAGEMENT AREAPROPOSED STORMWATER MANAGEMENT AREA3.5' NORTH 5.0' WEST 3.3' SOUTH FENCE 0.3' WEST (W/DISC) (1.5")(4X4) (ARNOLD) (0.16' EAST) (FAIRHOPE) CMF CMF RBF CTF CRS OTF CRF CTF CRF CMF CMF CMF RBF 4.78 AC± 208,077 SF± PARCEL B 0.19 AC± 8,180 SF± PARCEL E MH: 20 A MH: 20MH: 20 AA MH: 20 A MH: 20 MH: 20 A A MH: 20 MH: 20 A A MH: 20 MH: 20 A A MH: 20 A MH: 20 A MH: 20 A MH: 20 MH: 20 B MH: 20 B B MH: 20 MH: 20 B B MH: 20 MH: 20 B B MH: 20 MH: 20 B MH: 20 B MH: 20 B MH: 20 B 2.2 2.5 2.5 2.2 2.5 3.1 3.2 2.6 2.0 2.8 2.8 2.1 1.7 3.4 3.6 1.8 1.1 1.6 1.7 1.1 0.8 0.9 0.9 0.9 0.8 0.9 0.9 0.8 1.1 1.5 1.5 1.1 1.6 3.3 3.5 1.8 1.9 2.8 2.9 2.1 2.4 3.1 3.2 2.5 2.3 2.6 2.8 2.7 2.4 1.6 1.7 1.7 1.7 1.8 1.6 3.1 2.8 3.0 2.8 1.8 1.3 1.1 1.2 1.1 1.6 3.1 4.1 3.8 2.3 1.3 1.4 1.3 1.3 1.5 1.6 1.7 1.8 1.8 1.8 1.9 1.9 1.7 1.9 3.2 4.0 3.8 2.3 1.2 1.1 0.9 0.7 0.7 0.9 1.4 2.3 3.2 3.1 3.8 4.4 3.2 3.5 3.1 1.9 1.5 1.3 1.5 1.6 2.1 3.0 3.2 3.2 2.7 2.0 1.9 1.7 1.7 1.8 2.1 2.4 2.5 2.5 2.5 2.4 2.4 2.4 2.6 3.3 3.4 3.3 2.6 1.8 1.5 1.1 0.8 0.8 1.0 1.4 2.4 3.3 3.1 4.0 3.6 3.0 3.3 3.0 1.9 1.5 1.3 1.5 1.9 2.4 3.1 3.4 3.3 2.9 2.4 2.1 1.9 1.8 2.2 2.8 3.3 3.3 3.4 3.3 2.8 2.6 2.7 3.1 3.4 3.5 3.3 2.8 2.1 1.5 1.1 0.8 0.8 1.0 1.4 2.3 3.0 2.9 3.0 2.4 2.4 2.3 2.0 2.6 2.4 2.3 2.1 1.3 1.4 1.4 1.3 1.4 1.3 1.2 0.9 0.9 0.8 0.8 0.9 0.8 0.8 0.5 0.5 0.5 0.4 0.5 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.2 0.3 0.4 0.4 0.5 0.6 0.5 0.3 0.5 0.6 0.6 0.8 0.9 0.8 0.4 0.7 0.9 0.8 1.0 1.1 1.1 0.6 1.1 1.1 1.0 1.4 1.8 1.9 1.1 1.8 1.9 1.5 2.1 3.2 3.4 2.2 3.4 3.3 2.3 2.6 4.2 4.7 3.8 4.9 4.3 2.9 2.7 4.0 4.5 4.1 4.7 4.0 2.9 2.7 4.3 4.7 4.2 4.9 4.2 3.0 2.5 4.0 4.5 3.4 4.6 4.1 2.8 1.9 2.8 2.9 1.9 2.9 2.8 2.1 1.4 1.7 1.7 0.9 1.6 1.7 1.4 1.0 1.2 1.1 0.5 1.0 1.2 1.1 0.9 1.1 0.9 0.4 0.8 1.1 1.0 0.9 1.1 0.9 0.4 0.8 1.0 0.9 1.0 1.1 0.9 0.5 0.9 1.1 1.0 1.1 1.2 1.2 0.6 1.1 1.2 1.1 1.5 1.9 1.9 1.1 1.8 1.9 1.5 2.1 3.1 3.3 2.2 3.3 3.2 2.3 2.6 4.2 4.7 3.7 4.9 4.2 2.9 2.7 4.1 4.5 4.1 4.7 4.1 2.9 2.7 4.2 4.6 4.2 4.8 4.2 3.0 2.5 4.1 4.5 3.4 4.6 4.1 2.8 2.0 2.8 3.0 1.9 3.0 2.9 2.1 1.4 1.7 1.7 0.9 1.6 1.7 1.4 1.0 1.1 1.1 0.5 1.0 1.1 1.1 0.9 1.0 0.9 0.4 0.8 1.0 0.9 0.8 1.0 0.8 0.4 0.7 1.0 0.9 0.9 1.0 0.9 0.4 0.8 1.0 0.9 1.0 1.1 1.1 0.5 1.0 1.1 1.0 1.3 1.6 1.7 0.9 1.6 1.7 1.4 2.7 2.9 1.8 2.9 2.8 2.1 4.0 4.4 3.3 4.5 4.1 2.8 4.3 4.7 4.2 4.9 4.2 3.0 4.0 4.5 4.1 4.7 4.0 2.9 4.2 4.8 3.8 5.0 4.3 2.9 3.2 3.4 2.3 3.5 3.3 2.4 2.0 2.1 1.4 2.1 2.1 1.6 1.5 1.6 1.2 1.8 1.6 1.3 2.2 2.1 1.5 2.7 2.9 1.9 3.9 3.9 2.9 1.8 3.8 5.0 4.4 5.4 4.5 3.4 2.1 4.3 4.8 5.2 3.5 2.8 3.1 2.6 1.5 0.9 0.6 0.6 1.6 4.4 4.9 4.4 4.5 3.0 2.0 1.5 1.3 1.6 2.0 2.6 3.3 3.6 3.4 2.8 2.2 1.8 1.6 1.8 2.3 3.4 4.3 4.5 5.4 2.8 0.8 0.4 0.5 0.8 1.3 2.3 3.2 3.1 3.8 4.4 3.0 3.4 2.7 1.5 1.0 0.7 0.8 2.3 4.3 4.4 4.1 3.1 2.2 1.6 1.1 1.1 1.4 1.9 2.5 2.9 3.0 3.0 2.6 2.1 1.6 1.2 1.3 1.9 2.6 3.4 4.5 4.2 3.0 1.1 0.5 0.5 0.8 1.2 2.3 3.3 3.1 4.0 3.4 2.8 3.1 2.6 1.5 1.0 0.7 1.0 2.1 3.2 3.7 2.9 2.2 1.6 0.9 0.8 0.9 1.2 1.6 2.0 2.2 2.2 2.2 2.1 1.7 1.3 1.0 0.9 1.1 1.8 2.3 3.1 3.1 2.2 1.2 0.6 0.5 0.8 1.3 2.2 3.0 2.9 3.0 2.0 2.2 2.2 2.2 2.0 1.7 2.5 2.8 2.9 2.8 2.5 2.7 3.3 3.6 3.4 2.8 2.1 2.9 3.2 3.0 2.4 1.7 3.3 4.3 3.6 1.9 1.1 1.8 2.6 2.1 1.2 0.8 0.9 1.0 0.9 0.9 0.5 0.7 0.7 0.7 0.5 0.8 0.9 1.0 0.9 0.9 1.1 1.8 2.6 2.1 1.2 1.6 3.2 4.2 3.6 1.9 2.0 2.8 3.1 2.9 2.3 2.6 3.2 3.4 3.2 2.7 2.4 2.5 2.6 2.5 2.3 1.8 1.6 1.5 1.5 1.5 1.7 2.1 3.0 3.6 3.4 3.6 3.4 2.5 1.8 1.6 1.6 1.6 1.9 2.8 3.5 3.6 3.6 3.6 2.8 2.0 1.5 1.3 1.2 1.1 1.1 1.1 1.1 1.5 1.5 5.1 4.9 2.4 1.8 1.7 1.7 2.3 2.6 2.8 2.7 2.5 2.1 1.8 1.5 1.5 1.6 1.9 2.3 2.6 2.8 2.8 2.6 2.2 1.8 1.4 1.1 0.9 0.8 0.7 0.7 0.7 0.8 1.0 1.3 1.6 2.1 2.4 2.6 2.7 2.6 2.2 1.8 1.5 1.5 1.6 2.0 2.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ~\iL/ SOUTHERN L ~~- s O u JGHJING E • • • • . .. .. . . .. .. : ... .. • . .. . . • • • Page 7 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Render View Dominion Partners - Fairhope, Alabama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 RenderViewpoint_3 ~/ SOUTHERN L---::-..:____,,IGTr'\~~- s O U R HTING C E Page 8 of 8 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Render View - Cont. Dominion Partners - Fairhope, Alabama 10/12/2020 Photometrics 1.6 (120 Watt Fixture) RenderViewpoint_4 ~\iL/ SOUTHERN L ~~- s O u JGHJING E OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETTTTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA MONUMENT SIGNAGE MONUMENT SIGNAGESIDEWALK CONNECTION NEW PAVED PUBLIC ROAD MAIN ENTRY SECONDARY ENTRY SECONDARY ENTRY DUMPSTER ENCLOSURE 8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES 7 SPACES5 SPACES5 SPACESSERVICEDRIVEADD PEDESTRIAN CROSSING SIGNAL TO EXIST. CROSSWALK SCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL20' LANDSCAPE BUFFER 30' BSL20' LANDSCAP E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0080'160'N O R T HOVERALL TREE PRESERVATION & REMOVAL PLAN11TP2031TP2011TP200TREE PRESERVATION NOTESTREE PROTECTION FENCE - C2V I I _,, I I I I i I J__ ____ J ___ ~ 0 Scale, 1•-80' I I I I I ~· L _1 7~ I I I I I I I I I ~~ I I I I I I I I I TREE PRESERVATION CREDITS· Sec. 20.5-4 Toi. TrN Crl-dils l!!anwd: ll!!l! !if!ll!li n· 0otn;14 22'" Qoe«:11\ 2r Owtcut ,,. -ll" """"~ ,.. """"~ ... ""'"'" ~ ~ ~p. Q,f,1;$p, ip. Olll:$p. JP,. O..,il,;lf', $p. o...t111. sp. O.al:$11. o. ... $p.. Oll:54). 21• Cary1 .t'10h""1So1$ Pc,un 24,• Carva a-.oln,e,r,Sli$ Pt-can 1r Cuv• llnolnenla Pftan 3,t• Cirya anoiMtliil. Pft:.iin Pinul ii).. Pine fflEE REMOVA~ Total ~TfHI To S. RHMl¥11od~ Total J.,.. Deb:fts: Req...-.d TrNli To S. R..p&aced: ~R•i>l~Tr ... : !l!I I CREDITS PER TREE ' -'llW SWilGI: W™ ~ SW:: OEBITSPE8TREE 4S'" JunipeM ~ cediU 5 22"" Ovffcw-2"''" Qwf"cw. 26'" Qwfcw. 2r Qllffl:~ ,,. """"" ,r -... 34• Ol.itfwt, ,,._ ,.. -iP,. Otlc19, $P,. 0,111;19, $P,. Otts,:i, sp. 0.-111, s,-Oll;S9, iP,, 0,11;19, • Oll:111, sp.. 0.at'f!. w-0,111:,p. :u-Cary■ .,__..Pron 2T Car¥• ~ Pwan 2•· tary• ~ ll'Ktn :zr C,11') ~ Ptun ;J.r ~rp ~~n r Cary11 ~ Paun :tr Cary1 anolMnsb Pwun la"" carva ~ Pwan MT Carv• .,.___, il'ftn •r cary1 .,__ l'Won •r c.,,y. ~~ ,a--2i-Pint!,, ,,. ...... ,,. -24'" Pit1vs ,.. -26. ll'WWI, ,,. -,,. -,,,. ..... :u-Plnvs '.B'" Pwiu~ ... -... ""' ... Pin, ....... ... -... -... -... -... -... -... Pin, ,P, ""' TREE SURVEY PISCI AIMER: 1. ALL TREE SURVEY INFORMATION HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY JADE. IEEE PRESERVA]ON /REMOVAL NOTES: 1. ALL TREES PROPOSED FOR REMOVAL ARE SHO'IIN IN A SHADE OF GRAY WITH AN "X" ON TOP, WHILE All TREES TO BE PRESERVED ARE SHO'IIN IN BLACK. 2. SEE ATTACHED TREE PRESERVATION/REMOVAL CAL CU LA TlONS ABOVE. 3. TREES IN EXCESS OF 20" IN DIAMETER ARE CONSIDERED PROTECTEO. 4. TREES SHALL NOT BE REMOVED PRIOR TO ISSUANCE OF PERMIT TO DO SO. ,,r,... 41Ctt<Mf. ~ ' 5STIMI 111 Ditllas LllTrati lfllTrNS Illl&IWllll ' 10 .. 2 l2 I> ' ' REQUIRED SIGNAGE METAL POST CHAIN LINK FENCE TIE = 1. Fencing to be installed prior to construction. Fencing type shell be chain link. 2. The fence shall be erected w/ o 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 a hardship, a soil auger shall be used to tunnel under tree roots. 3. All roots to be removed during site clearing &/or construction shall be severed cleanly at the perimeter of the protected radius. 4. Footers for walls shall end at the point where large roots are encountered, and the roots shall be bridged. Post holes and trenches located close to retained trees shall be adjusted to avoid damage to major roots. 5. Fencing cannot be removed until land alteration, site clearing, and construction activities are complete. 0 1/2" -1·-0" 329333.13-01 londscopeorchitecture londplonning r~T~ plocemokini;i J'.= Foley.Alabama r!t-.. ii ~~J.~'.'Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ____ -----------No. Date Revisions / Submissions _ 09.28.20 _CU_Eli_T_R_Evi_EW ______ _ 10.09.20 CrlY SUBMITTAL ----------------11.18.20 CrlY RE-SUBMITTAL ---------------------------------------------YTW ,..., LCW Checked 202012-070 Project No. 09.28.20 Sheel:Tltle TREE PRESERVATION & REMOVAL MASTER PLAN Sheet No. TP100 OHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA DUMPSTER ENCLOSURE 8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES 7 SPACESSERVICEDRIVESCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0030'60'N O R T HTREE PRESERVATION & REMOVAL ENLARGEMENT PLAN1I // i ~r'--'-~--:/ /1 I I I -----------~ I I \ I I \ I I \ I I \ I I \ I I \ I I \ I I \ p<,,<:,£.L;L.L:,(...P,:,<'.>4-,,--,---J••; .·' ) I I \ I I I I I I I rsScc~a1;.,-:1i::•-:-"j300"' _________________________________________________________________________________________________ !L....~-~======jl rn londscopeorchitecture londplonning r~T~ placemakini;i ,= Foley.Alabama r!l-.. ii ~~J.~'.',i~,:~: D P. 251.344.4023 ES I G N Jock,oo, M;,s;,s;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE, ._ (]) 0 .e C Q. E 0 0~ a: +-.c. < C CD -a; ~a a. 0 i u.. -E ~ +-~ oa ~ (]) ~ ~ C (]) _g U) < (]) 0::: (]) .c. I-..,, ___ ---------No. Date Revisions / Submissions _ 09.28.20 _C=U=Eli~T~REY1=EW~------10.09.20 _C=IIY~SU=BM=llt=Af-~------11.18.20 CIIY RE-SUBMITT& ------------------------------------YTW ,...,, LCW Checked 202012 070 Project No. 09,28.20 oat, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TP200 OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE TTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA MONUMENTSIGNAGESIDEWALKCONNECTION S E5 SPACES5 SPACES30' BSL 20' LANDSCAPE BUFFER 30' BSL30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0030'60'N O R T HTREE PRESERVATION & REMOVAL ENLARGEMENT PLAN1Scale: 1 "-30' I•• I I I I r I i : fa✓ / I ,,,---(ARNOLD) CR : ::,.-.,.~ . I --------------\ I I I I I I I I I I I ( I \1 \ ) } I I I \ \ I I \ I I \ I 1\1 I I I I I I I I I I I I I I I I I I I I I I :11 I I I I 111 I \ 1111 I 111 I 111, 111'' landscape architecture land planning r ~ plocemok!ng rAlC. ~0'%,~~~07~g, :a:~ ":.,i, ~ ~ MobUe, Alabama D Es I G P. 251.3444023 NJockson,Misslssipp! P. 601.790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ,9 Q) Ee C Q_ 0 ~ 0 .0 1: ..c i ~ -~ g_ a. 0 0 i u.. -E ~ +-~ oo ~ Q) ~ ~ 6 Q) ...J en < Q) Q:: Q) ..c I-No. Date Revisions / Submissions 09.28.20 CUOO RE.viEW 10.09.20 CrlY SUBMITTAL 11.18.20 CrlY RE-SUBMITTAL YTW ,...,, LCW Checked 202012-070 Project No. 09.28.20 oat, Sheet Title Registration /zy-~~"1e, ,,c: ,...,, • ' I; ~~-r.: I i. ,, . '"' . . M~d'I t, a ,{ ~ TREE PRESERVATION & REMOVAL PLAN Sheet No. TP201 OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHETTMONUMENTSIGNAGE NEW PAVED PUBLIC ROAD SECONDARY ENTRY30' BSL30' BSLW W W W W W W W W 0030'60'N O R T HTREE PRESERVATION & REMOVAL ENLARGEMENT PLAN1Scale: 1 "= 30' (ARNOLD) CR I I I !® I ,, I I I I t-----------------// --------/-1 ~e!;l;',,..-.::..:..:..:.--¾0 ~--~ _-_--_-_-_ ---' :::!!:"§~! -------------1..,-landscape architecture land planning r~T~ plocemakini;i ,= Foley.Alabama r!l-.. ii ~ob;;;tJ~b~~ P. 251.948.7181 DES I G N Jock,oo, M;,s;,s;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lii'@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE . ..,, __ _ No. Date Revisions / Submissions _ 09.28.20 ----"'CU,eEliecT__,,R,c,EYi"'EW"--------_10_.09_.2_0 ---"'CrIY'-'----"SUs,B,,,Mllt'-"Af-"'---------_ 11.18.20 CrIY RE SUBMITT& ------------------------------------YTW ,...,, LCW Checked 202012 070 Project No. 09.28.20 oat, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TP202 OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETTTTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED BUILDING SENIOR HOUSING 74,748 SF / STORY IL UNITS AL UNITS AL UNITS MC UNITS MC UNITS IL UNITS POOL1 2 3 4 8 7 9 10 11 12 14 13 17 18 20 19 5 6 16 15 MC COURT YARD COURT YARD COURT YARD SHADESHADESHADEPAVGOLF CART PARKING T E MONUMENT SIGNAGESIDEWALK CONNECTION NEW PAVED PUBLIC ROAD N Y Y Y SECONDARY ENTRY DUMPSTER ENCLOSURE2 STORY3 STORY8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES7 SPACES5 SPACES5 SPACESSERVICEDRIVEIL DROP-OFF DINING TERRACE AL DROP-OFF MC DROP-OFF PUTTINGGREENCOURTSCOURTSADD PEDESTRIAN CROSSING SIGNAL TO EXIST. CROSSWALK SCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL20' LANDSCAPE BUFFER 30' BSL20' LANDSCAP E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WTREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSIE2 6 Ilex x attenuata `East Palatka`East Palatka HollyB&B or Cont 2"Cal 8`StandardLN 46 Lagerstroemia indica `Natchez``Natchez` Crape Myrtle 30 gal8`-10`Minimum 3 trunks; full headCW 3 Magnolia grandiflora `Claudia Wannamaker` Claudia W. Magnolia30 gal8`-10`Full to GroundCP 33 Pistacia chinensisChinese PistacheB&B or Cont 2"Cal 10`Full head, specimen qualityPO 16 Platanus occidentalisAmerican SycamoreB&B or Cont 2"Cal 10`Full head, specimen qualityQN 35 Quercus nuttalliiNuttall OakB&B or Cont 2"Cal 10`Full head, specimen qualityQV 37 Quercus virginianaSouthern Live OakB&B or Cont 2"Cal 10`Full head, specimen qualityTD 26 Taxodium distichumBald CypressB&B or Cont 2"Cal 10`Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSAZ 6 Alpinia zerumbet 'Variegata' Variegated Shell Ginger 3 gal42" o.c.CG 19 Camellia sasanqua `Shishi Gashira`Shishi Gashira Camellia 3 gal36" o.c.DM2 58 Distylium 'Vintage Jade'Vintage Jade Distylium 3 gal48" o.c.GF 46 Gardenia jasminoides `Frostproof`Frostproof Gardenia3 gal36" o.c.ID 400 Ilex cornuta `Dwarf Burford`Dwarf Burford Holly3 gal36" o.c.PD 49 Loropetalum chinense `Purple Diamond` Purple Diamond Loropetalum 3 gal42" o.c.SB 132 Viburnum odoratissimumSweet Viburnum3 gal48" o.c.GRASSESCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSMG 80 Miscanthus sinensis `Adagio`Adagio Maiden Grass3 gal42" o.c.SHRUB AREASCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSJD 59 Juniperus chinensis `Parsonii`Parson`s Juniper3 gal30" o.c.AE2 234 Rhododendron ‘Robleza’Autumn Bonfire Encore 3 gal30" o.c.GROUND COVERSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTSPACINGREMARKSAB2 403 Agapanthus africanus `Blue`Blue Lily of the Nile1 gal18" o.c.DV 503 Dietes vegetaWhite African Iris1 gal24" o.c.LV 225 Liriope muscari `Variegata`Variegated Liriope1 gal15" o.c.RDR 28 Rosa x `Meigalpio`Red Drift Rose1 gal30" o.c.SC 176 Seasonal Color4"pot12" o.c.PLANT SCHEDULE0080'160'N O R T HLANDSCAPE MASTER PLAN11LP2031LP2011LP200GENERAL NOTESCOMMON AREA TREATMENTSDISTURBED AREASQUANTITY TAKEOFF DISCLAIMERIRRIGATION SYSTEM NOTESBENCHES & SHADESTRUCTURES TO BELOCATED ALONGWALKING PATHS1. ALL COMMON AREA SPACES TO BE LANDSCAPED WITH VARIOUS PLANTING MATERIALS SUCH AS TURF, PLANTINGS, CANOPY TREES AND UNDERSTORY TREES TO PROVIDE A BALANCED LANDSCAPE THROUGHOUT THE DEVELOPMENT_ ANY DISTURBED AREAS SHALL RECEIVE SOD OR MULCH AS NECESSARY PER MUNICIPALITY REQUIREMENTS. ALL LANDSCAPE BEDS ARE TO RECEIVE 3" DEPTH LONG LEAF PINE STRAW, SETTLED QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. IRRIGATION PERFORMANCE-PLANTING AREAS ARE TO RECEIVE 100% HEAD-TO-HEAD COVERAGE WITH AS EVENLY DISTRIBUTED PRECIPITATION RATES AS POSSIBLE. CARE SHOULD BE TAKEN IN CONSIDERATION OF MATURE PLANT HEIGHT AND PROVISION MADE FOR PLANT GROWTH OVER TIME_ -~~i------------,.-1 I/ 0 Scale, 1•-80' e=a,1 I ___ J_ I I I I I ~ I I I I I I I ·~ t;f , " ==~~-~~-:-~ ~k.=-t, ----_,:::_ ~ -3 / _.....::. __ ._-__ - -L 7~ I I I \ I I I I I I ~~ I I I I I I I I I I \ I I I l I -/~~ ......:,1 _J ~-Im 0 0 0 0 0 0 0 0 C 0 e 0 0 0 0 LANDSCAPE REQUIREMENTS Road Frontage Overstory Trees Volanta Avenue 1 tree per 30 LF ROW @ 513.5 LF = Required Frontage Overstory Trees: Pro.olded Frontage Ove-rstory Trees: HW)'. 98 1 tree per JOLF ROW @ 1256_5Lf a Requir•d Frontagt Ov•l"$t0ry Trtu: Pro'Ylded Frontage Overstory Treeg; Remaining Outside Lot Perlmete-r 1 tree per 30 LF Perimeter @ 2129.0 LF = Required Porlmelitr Ovors1ory Tree.s: Trf:O CreditsUUd: Remainder Perlmeler Tl"Nlli Required: Prowlded Perimeter Ovort.tory Traea: Padiing Art:. 1 tree per 12 &:paces @ 270 &paces = Required Parking Trees: Provided Parking Trees: 17.12trees 18trees 41.88trees 42 trtts 42trN:5 70.97 trees 71 tl'fff 41 treos 30 trN:5 30 trees 22.50trees 23 trees 23 trees londscopeorchitecture londplonning r~T~ placemakini;i J'.= Foley.Alabama r!t-.. ii ~~J.~'.'Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. .,_ (]) 0 .e C Q. E 0 0~ a: +-.c. < C CD -a; E a a. a. 0 i LL € ~ +-~ oa ~ (]) ~ ~ C (]) _g U) < (]) 0::: (]) .c. I-..,, ____ -----------No. Date Revisions / Submissions _ 09.28.20 _CU_Eli_T_R_Evi_EW ______ _ 10.09.20 CIIY SUBMITTAL ----------------11.18.20 CIIY RE-SUBMITTAL ---------------------------------------------VTW ,...,, LCW Checked 202012-070 Project No. 09.28.20 Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LP100 OHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED BUILDING SENIOR HOUSING 74,748 SF / STORY IL UNITS AL UNITS AL UNITS MC UNITS MC UNITS IL UNITS MC COURT YARD COURT YARD COURT YARD SHADESHADEDUMPSTER ENCLOSURE2 STORY3 STORY8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES7 SPACESSERVICEDRIVEIL DROP-OFF DINING TERRACE AL DROP-OFF MC DROP-OFF SCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0030'60'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1EVERGREEN SHRUBS FORSCREENING OF DUMPSTER---1- -, I I I I I I + i + I I -----------~ Scale: 1 "= 30' I I I ,, ·~ I " ' \ 0 0 0 + ,.()/ D /--,. ·,\_j' / "'~ .. // -,--',..__ / -~ o I _1/ 1...,-londscopeorchitecture londplonning r ~ placemakini;i fAl~.~~0'%,~~~,7~g, la:~ :,;, ~ ~obUe, Alabama D P. 251.344.4023 ES I G N Jock,oo, Mississippi P. 601. 790.0781 landscape architects www.wos-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ___ --------No. Date Revisions / Submissions 09.28.20 CUE!ff REY1EW 10.09.20 CrlY SUBMITTAL 11.18.20 CrIY RE-SUBMITTAL -----------YTW ,..., LCW Checked 202012 070 Project No. 09.28.20 Datt Sheel:Tltle LANDSCAPE PLANTING ENLARGEMENT PLAN Sheet No. LP200 OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE TTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREAPOOL1 2 3 4 8 7 9 10 11 12 14 13 17 18 20 19 5 6 16 15 SHADEPAVGOLF CART PARKING MONUMENTSIGNAGESIDEWALKCONNECTION S E5 SPACES5 SPACESPUTTINGGREENCOURTSCOURTS30' BSL 20' LANDSCAPE BUFFER 30' BSL30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 0030'60'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN10'~ 0'~ 0 \ --.. --\, + 0 0 0 Uu \ \ 0 0 LJ l ___ J ' -----•• ---~ -I ;::::'.=-:-:;:-::;:::----------------------------------------------L....~-====~I ~ r-scale: 1"-30' W landscape architecture land planning r~T~ plocemakini;i ,= Foley.Alabama r!l-.. ii ~~J.~'.',i~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C Q. E 0 0~ a: +-.c. < C CD -a; ~a a. 0 i u.. -E ~ +-~ oa ~ (]) ~ ~ C (]) _g U) < (]) 0::: (]) .c. I-..,, ___ --------No. Date Revisions / Submissions -----~-----_ 09.28.20 ~C=UE1i=T~REY1=EW~-----10.09.20 ~C=IIY~SU=BM=llt=Af-___ _ _ 11.18.20 CIIY RE-SUBMITT& ---------------------------------YTW ,...,, LCW Checked 202012-070 Project No. 09.28_20 Datt Sheel:Tltle LANDSCAPE PLANTING ENLARGEMENT PLAN Sheet No. LP201 OHE OHE OHE OHE NEW PAVED PUBLIC ROAD SECONDARY ENTRY 0030'60'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1_, -------------------------' -L _36"X24• R ~ --~~~-----------------------------1 1..,-Scale: 1 "= 30' landscape architecture land planning r~T~ plocemakini;i ,= Foley.Alabama r!l-.. ii ~~J.~'.',i~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE . ..,, ____ ----------No. Date Revisions / Submissions _ 09.28.20 ~CU=Eli=T~R=™=EW~------_10 __ 0_9-_20_ -=CIIY~S=UB=M~llt=Af-~------11-18-20 CIIY RE-SUBMITT& ------------------------------------------YTW ,...,, LCW Checked 202012-070 Project No. 09.28.20 Datt Sheel:Tltle LANDSCAPE PLANTING ENLARGEMENT PLAN Sheet No. LP202 SHRUB PLANTING1MULTI-TRUNK TREE STAKING••3PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP5AABBTYPICAL PLANT SPACING2TRENCH EDGE6GENERAL PLANTING NOTES••••••••••••••••••••7GROUNDCOVER PLANTING4FORM -S' CONTINUOUS SAUCER AROUND PLANTING PIT -S-j + 01·-1·-0" 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. FINISHED GRADE. PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING c-------~ SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE DETAIL-FILE = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT 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 TRUNK. -2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. ~!:a:~~~~~Z!'~==--=--:---3" MULCH FORM SAUCER WITH 3" CONTINUOUS RIM SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. 0 NOT TO SCALE PLANT SPACING PER PLAN/PLANT SCHEDULE 329399-04 2• MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) M~-----PREPARE BED PER SPECS UNDISTURBED SUBGRADE SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURER'S INSTRUCTIONS ARROWHEAD ANCHOR FINISHED GRADE SET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. KEEP MULCH 2" -3" FROM BASE OF TREE. r; MULCH WATER WELL AREA TO 3'" DEPTH. 3" HIGH WATER WELL AT SHRUB AREAS. FINISHED GRADE AT SHRUBS. =:t_ -II 0 1/2" -1'-0" 329343-01 O,-3---_-1-·--o------------------,2-9-,-1,---0-1 O""""1----1-·--o-·---------------,2-9_3_43 ___ 26---o-2 MULCH LAYER 10" = CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN PREPARED SUBGRADE LAWN TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. GENERAL CONDITIONS PL,ANJ MATERIAL AND PLANTING CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING PLAN AND REPORT DIFFERENCES. ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GENERAL CONTRACTOR AND/OR OWNER. GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. BURLAPPED OR CONTAINER GROWN. LANDSCAPE AREA SOIL PREPARATION FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST ANO FERTILIZER. MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND OF 36" BACK OF CURB @ PARKING SPACES. SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. RECOMMENDED FOR ANY CUTS. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES ALL PLANTING AREAS, TREE PITS, ANO OTHER AREAS INDICATED ON PLANS AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER ANO PH ADJJSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION \\1TH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND 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 PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. □ 3" DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH C><'.J 3" DEPTH LONGLEAF 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 EXCESSIVE WINDS. 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 INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 0-3---_-1-·--0-----------------32_9_4-13-_2_3 ___ 0_2 0""""1 .. ---1--------------------------------------------3-2-9-39_9 ___ os-londscopearchitecture londplonning r~T~ placemakini;i ,= Foley.Alabama r!l-.. ii ~~J.~'.',i~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.wos-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C Q. E 0 0~ a: +-.c. < C CD -a; E a a. a. 0 i LL € ~ +-~ oa ~ (]) ~ ~ C (]) .9 U) < (]) 0::: (]) .c. I-Ro,I ____ -----------No. Date Revisions / Submissions _ 09.28.20 _CU_Eli_T_R_Evi_EW ______ _ _ 10.09.20 ~CrlY_S_UB_M_llt_Af. _____ _ _ 11.18.20 CrIY RE-SUBMITT& ---------------------------------------------YTW ,...,, LCW Checked 202012-070 Project No. 09.28.20 Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 1 Last amended 11/9/2020 Date of review: November 9, 2020 Project: ZC 20.09 The Reserve at Fairhope PUD Each Planned Unit Development shall have an Ordinance that establishes the development of regulations for the district. In approving a Planned Unit Development, the ordinance shall reference the master development plan, which shall prescribe development standards. The master development plan after approval shall become part of the amending ordinance. All development shall be in conformance with the approved master development plan and development regulations. 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. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (1.) Written Documentation a. A legal description of the parcel upon which the PUD is to be built; b. The name of the present owner(s) and, if different, the person(s) who will be the owner(s) of the parcel(s) during the development of PUD; c. A statement of development objectives, including a description of the character of the proposed development and its relationship to surrounding areas; d. A statement of compliance with the Comprehensive Plan and pertinent regulations; e. A development schedule indicating the approximate date when construction of the PUD is expected to begin and to be completed, and any applicable phasing of construction; f. A statement of the applicant’s intentions with regard to future selling or leasing of all or portions of the PUD, including land areas and dwelling units; g. Estimated percentages of the PUD to be devoted to each type of land use, including any subcategories of residential, commercial and institutional uses, open space, and recreational areas; h. A plan for the intended manner of permanent care and maintenance of open spaces, recreational areas, common areas, and private streets and drives. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information. In relation to highlighted items above, please provide: d. Describe how this project complies with the Comprehensive Plan. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: a. The name of the development; b. The legal description of the property on which the PUD is to be developed; c. Scale; d. North arrow; e. A vicinity map showing the parcel in relation to the surrounding property and a general description of the surrounding area, including the current zoning and land uses of the PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 2 Last amended 11/9/2020 surrounding area; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: f. A boundary survey prepared and certified by a surveyor who is licensed as a surveyor by the state. The survey must show all streets which are adjacent to the parcel, all easements and rights-of-way on the parcel and the location of any existing buildings or other structures which shall be a part of the PUD; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: g. Contours and elevations shown on a separate topographical survey; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: h. The density of land use to be allocated to all parts of the PUD, together with tabulations by acreage and percentage of the parcel to be occupied by each proposed use; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: i. Proposed lot lines and dimensions; I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 3 Last amended 11/9/2020 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: j. Location, size, and character of proposed buildings and structures, including: i. Identification of the base zoning district related to the contemplated use(s) of the building. If any proposed building does not meet the standards of the base zoning district associated with it, provide a description of the specific standards which are not met by the proposed building, a description of the deviations from those standards, and the reasons why the deviations are necessary; ii. Distribution of housing types; iii. Number of units, stories, and maximum heights; iv. Proposed floor areas of all units; v. Elevations of buildings and structures indicating exterior materials; vi. Location of accessory structures or accessory dwellings; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Are memory care units approved through the State of Alabama? If not, what is timeline for final approval. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: k. The location and size of all areas to be conveyed, dedicated, or reserved as commonly owned space, public parks, recreational areas and similar public or semi-public uses; ☐N/A ☒Accepted ☒Revise and Resubmit per comments Comments: Please indicate and label on the landscape drawings: (a) the required 20’ greenspace requirements along Volanta Ave and Greeno Rd, (b) as well as any applicable buffer required by the Tree Ordinance. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: l. The location of utility easements; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not indicated on drawings. Staff recommends the applicant contact Fairhope Public Utilities to begin creation of a utilities scheme for the development. Sanitary sewer service is unavailable at the subject I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 4 Last amended 11/9/2020 property at this time, however a possible sewer connection may be possible. Additionally, electrical service may be undersized at the subject property for the project as proposed. The upsizing requirements of the subdivision regulations will likely be enforced on this development. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: m. The existing and proposed circulation system of streets, both public and private, including: i. Location and dimensions of streets, alleys, driveways, and points of access to public rights-of-way; ii. Notation of proposed ownership; iii. Location, dimensions and capacities of parking areas; iv. Service, loading and maneuvering areas; v. Service yards, including, but not limited to, location of dumpsters; and vi. Pedestrian circulation; vii. Materials with which parking areas, driveways, streets, sidewalks, and trails will be covered; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: (a) Please clarify any streets that are proposed for dedication to the City of Fairhope. (b) There is some concern the main entrance on Volanta Ave is too close to Greeno Rd. A traffic study is not provided at this time but will required in the future as this project will trigger a Multiple Occupancy Project (MOP). (c) Some of the parking along Volanta Ave appears to be within the greenspace required by the Tree Ordinance. (d) Service yards are not labeled. Please provide a general idea how deliveries, garbage pickup, and service yards will be accommodated and screened if necessary. Specifics can be addressed during the MOP review process. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: n. The locations, intensity, and height of exterior lights; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: o. The locations of mechanical equipment and proposed screening; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. It may be the desire of the applicant to defer this item to a site plan review. I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 5 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: p. Location of outside storage and/or display; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: q. Proposed drive-through locations; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: r. Landscape plan in accordance with the City’s Tree/Landscape Ordinance, including; i. Location of existing trees, indicating which trees will be preserved/removed; ii. Treatment of materials used for private and common open spaces; iii. The proposed treatment of the perimeter of the PUD including materials and techniques to be used; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: (A) Please note heritage trees (>20” dbh) on the Tree Preservation and Removal Plan, if any are present. Although trees are located on the plans, dimensions are not provided so we cannot determine if heritage trees are present. (B) Please note the landscape requirements of the Tree Ordinance within required greenspace and buffer areas and revise as needed. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: s. The location, size, and character of any common open space, or any commonly owned facilities, and the type of organization which will own and maintain any commonly owned open space or facilities; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 6 Last amended 11/9/2020 (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: t. Location, materials, and elevation of any and all fences and/or walls; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: u. Location and size of all signage; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please note that monument signs shall meet the sign ordinance on plan, or, alternatively, propose an additional design as part of this PUD. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: v. Hours of operation of any nonresidential use; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: w. Mitigation of noise, fumes, odors, vibration, or airborne particles; ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: x. Drainage ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: There are signs of Grady soils on the subject property. I received the Wetland Assessment Report on 11/9/2020, but have a concern about the following statement on the report, “It is the responsibility of the regulatory agencies to verify our approximation before this determination can be considered legally binding”. The responsibility of determination shall be on the developer, and not the City of Fairhope. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: I I I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 7 Last amended 11/9/2020 (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: y. Access and location of utilities ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished. See utility comments in section “l” above. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: z. Any additional data, plans, or specifications which the applicant or the City believes is pertinent. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: (a)The Master Development Plan should, ultimately, be one document containing appendixes for larger plans or supporting documents. Once revisions are finalized, please provide a digital copy for the Planning Commission and be prepared to provide two (2) printed copies prior to City Council review. (b) Although the community meeting is not a requirement for a PUD, we appreciate you reaching out ot the surrounding neighborhood. Were there any minutes from those meetings you would like to share? Article V, Section A.5.b Conditions Related to Approval – Comprehensive Plan Master development plan. The master development plan shall include the following information: (2.) 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. i. Setbacks for building structures ii. Public street access iii. Vehicular traffic, circulation, connections, and parking iv. Screening or buffer zones v. Hours of operation vi. Activities or uses permitted on the property vii. Building or structure heights viii. Landscaping ix. Maximum lot coverage, impervious percentages x. Pedestrian circulation I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 8 Last amended 11/9/2020 xi. Signs xii. Mitigation of noise, fumes, odors, vibration or airborne particles xiii. Exterior lighting xiv. Exterior construction materials ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: See comments above. Reviewed by:___Hunter Simmons_______________________ Date of Review:___11/11/2020_____________________ I I ~t~R~ JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS November 18 , 2020 Mr. Hunter Simmons City of Fairhope 555 S. Section St. Fairhope, AL 56532 RE : Dominion Senior Living of Fairhope, LLC The Reserve at Fairhope JADE No.: DOMIN -1693 ZC20.09 Dear Mr. Simmons: We respectfully submit on behalf of our client our response to comments November 9, 2020. Listed below in bold italic are our responses to the review comments: 1. A statement of compliance with the Comprehensive Plan and pertinent regulations; Response: The project narra'tive was revised to include statements of how the proposed project complies with the City's Comprehensive Plan. 2. Are memory care units approved through the State of Alabama? lf not, what is timeline for final approval. Response: Addi'tional lnfonnation was added to the project narra'tive addressing the Certificate of Need and Letter of Intent for the memory care units. 3. Please indicate and label on the landscape drawings: a, the required 20 ' greenspace requirements along Volanta Ave and Greeno Rd, b. as well as any applicable buffer required by the Tree Ordinance. Response: 20' buffer along Greeno and Volanta have been labeled. 4. Not indicated on drawings. Staff recommends the applicant contact Fairhope Public Utilities to begin creation of a utilities scheme for the development. Sanitary sewer service is unavailable at the subject property at th is time , however a possible sewer connection may be possible. Additionally. electrical service may be undersized at the subject property for the project as proposed . The upsizing requirements of the subdivision regulations will likely be enforced on this development. Response: Understood. We have had preliminary discussions with Fairhope Utilities about sanitary sewer extension options for sanitary sewer service to this site. The electrical consultant w/11 coordinate with Fairhope Utilities Electrical Department for any electrical service Improvements needed to serve the proposed project. These u'til/ty designs will be provided during the MOP review process. 5. Please clarify any streets that are proposed for dedication to the City of Fairhope. Response: The street improvements along Hoyle Ave will remain public ROW. All other drives and streets within the proposed development will remain private. POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 WWW.JADENGINEERS.COM Mr. Hunter Simmons November 18, 2020 Page2 6. There is some concern the main entrance on Volanta Ave is too close to Greeno Rd . A traffic study is not provided at this time but will require in the future as this project will trigger a Multiple Occupancy Project (MOP). Response: A traffic impact study will be performed and submitted to staff for review during the MOP process addressing driveway connections and traffic flows. 7. Some of the parking along Volanta Ave appears to be within the greenspace required by the Tree Ordinance. Response: Proposed parking backing up to Volanta was revised, so that the greenspace was not encroached upon. 8. Service yards are not labeled. Please provide a general idea how deliveries, garbage pickup, and service yards will be accommodated and screened if necessary. Specifics can be addressed during the MOP review process. Response: Ca/louts were added to the conceptual site and landscape plans to better Identify the Delivery and Service drive access as well as screening walls. Additional information has been added to the Architectural narrative portion to address the proposed finishes. 9. The locations of mechanical equipment and proposed screen ing; Not furnished. It may be the desire of the applicant to defer this item to a site plan review. Response: Additional Information has been added to the Architectural narrative portion to address the proposed finishes. 10. Please note heritage trees (>20" dbh) on the Tree Preservation and Removal Plan, if any are present. Although trees are located on the plans, dimensions are not provided so we cannot determine if heritage trees are present. Response: Additional tree DBH text was added to the conceptual site plan and landscape plan for each tree for clarity. The tree removal table on the landscape plan has been updated to Include Heritage In the title. 11. Please note the landscape requirements of the Tree Ordinance within required greenspace and buffer areas and revise as needed. Response: Enclosed landscape plan Is updated to meet these requirements. 12. Location, materials, and elevation of any and all fences and/or walls; Not furnished Response: Ca/louts were added to the conceptual site and landscape plans to better Identify the Delivery and Service drive access as well as screening walls. Additional Information has been added to the Architectural narrative portion to address the proposed finishes. As mentioned by staff during the DRC meeting elevations of the proposed walls would not be needed until the MOP review process. 13. Please note that monument signs shall meet the sign ordinance on plan, or, alternatively, propose an additional design as part of this PUD. Response: Understood. Note stating compliance added to conceptual site plan. From:Bobby Green To:Hunter Simmons; Emily Boyett; Hollie MacKellar; Art Dyas; Lee Turner; Rebecca Bryant; Jimmy Conyers Cc:Trey Jinright; Debra Green (Green Nsy); deegeegreen@bellsouth.net Subject:Dominion Partners PUD Proposal Date:Saturday, November 28, 2020 2:50:30 PM   SENT FROM AN EXTERNAL ADDRESS   Hello All, Regarding the upcoming December 9 PandZ meeting, you had asked for public comment on the subject proposal. I attended the community meeting wherein Mr. Jinright presented the initial draft of the development. It would seem to be a good and proper use (other than noisy Greeno Road) for a retirement/care center. Our concern is with the stormwater runoff. Our business and home is adjacent to the property and downstream. Numerous Grady ponds in northeast Fairhope farmlands were emptied through ditch cuts over the last eight decades resulting in terrible cases of erosion at the head of the Volanta Watershed (our property) and all points downstream to the end point at Fairhope Yacht Club. This had had a negative impact on over two hundred homes and businesses. One of these ponds occupied a large portion of the 16.5 acre proposal. The drained pond would still show core samples of historic hydric soils, though most of the wetland indicator flora is no longer extant. It would be our position that you require the development to retain stormwater with a calculation that would capture and include that lost by the draining of the Grady pond. There is also a wonderful opportunity in this area for a small regional retention pond. Hoyle Street is an unimproved city street that ends abruptly. The west portion of its 60 ft right of way serves no one but the Greens and the owner of the Dominion property-the only two adjacent property owners other than a single family residence that fronts Lillian Circle and accesses that street only. The entire outflow from the Dominion proposal enters a culvert under Hoyle. The city could vacate that western portion, receive a land donation from the Greens, and ask for a similar donation from the landowner requesting the PUD....precisely because it's a PUD. Grant monies are often available for a project such as this, and likely, particularly given the recent erosion from Hurricane Sally. This would help to alleviate some of the abuses and damages to the Volanta Gully-arguably the most volatile and fragile watershed in Fairhope. For a better explanation of our concerns and thoughts please see the short PowerPoint link, below. https://www.dropbox.com/preview/PP-Volanta%20Watershed2020.pptx? role=personal I apologize for not having the email addresses of the newer members of the Commission. Please share. Kind Regards, Bobby and Debra Green -- Bobby GreenGreen Nurseries415 North Greeno RoadFairhope AL 36532251-928-8469 COUNTY RD 48FAIRHOPE AV GAYFER RD EXT R O YAL LN JMICHAELSTNORMANDY STSALVADOR STBLUEBERRY LNNOBLEMANDRRIVERMILLDRKNOLLWOOD AV IDLEWILDDRT E A L E A F W I L LOW L N WEEPING WILLOW STBROWNING LNPETZ AV GILBREATH AV FALLS CREEK STSAINT CHARLES CT LOWRY DR BELMONT AV AYRSHIRELNSTATE HWY 181THOMPSON HALL RDHUCKNALL DR City of FairhopePlanning Commission December 7, 2020 ¯ FAIRHOPE AV GIRBY AV HALLS MILL AVNORMANDY STIDLEWILD DRSTATE HWY 181GAYFER RD EXT GRELOT STCOUNTY RD 48 MEMORIAL AVSTRATFORD STFALLS CREEK STLOWRY DRHUCKNALL DR ZC 20.10 - Klump PUD Legend COF Corp. LimitsB-2 - General Business DistrictPUD - Planned Unit DevelopmentR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyR-A - Residential/Agriculture District COF Planning Jurisdiction ¯ ¯ ^ Project Name:Klumpp PUD amendmentsSite Data:80 acres (approximately)Project Type:Planned Unit Development (PUD)Jurisdiction:Fairhope Planning JurisdictionZoning District:Planned Unit Development (PUD)PPIN Number:236701, 24160, 316793General Location:Northwest intersection of SR 181 and Fairhope Avenue (CR 48)Surveyor of Record:Goodwyn, Mills, and Cawood, Inc. Engineer of Record:Scott Hutchinson, GMC Owner / Developer:Gayfer Village Partners, LLC Mr. Tom Mitchell Mr. Bill MitchellSchool District:Fairhope East Fairhope Middle and High Schools Recommendation:DenialPrepared by: Buford King/Hunter Simmons 1 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Summary of Request: The applicant is seeking amendment of PUD ordinance number 1664 related to the Klumpp Planned Unit Development adopted November 25, 2019. The subject property is located at the northwest intersection of State Highway 181 and Fairhope Avenue/County Road 48 and extends north to the southwest corner of State Highway 181 and Gayfer Avenue/County Road 30. The subject property is bordered to the northwest by the adjoining White Grove subdivision, zoned R-2 medium density single family residential, and bordered to the southwest by the adjoining PPIN 14493 zoned R-A residential agricultural. The subject property adjoins Idlewild Subdivision (R-2) to the south, separated by the Fairhope Avenue right-of-way (ROW) as well as various properties comprising the southwest intersection of Fairhope Avenue and HWY 181, all zoned B-2 general business district. All remaining properties adjoining subject property are separated from subject property via ROW and are located within unzoned Baldwin County Planning District 14. Comments: ORIGINAL PUD The subject property is comprised of one large (PPIN 236701) generally rectangular parcel fronting AL HWY 181, Fairhope Avenue, and Gayfer Road Extension, all paved, publicly-maintained streets. PPINs 24160 and 316793 are inclusive of PPIN 236701 and will likely become functions of a future subdivision. The site plan supporting the original PUD (Case number ZC 19.13) is included above in excerpted form and color-coded to reflect the “units” proposed for the PUD. The requested site plan that amends the PUD ordinance is included below. 1~ I I I ~ ' "" . ""~ ""' -~ 11 . I .,. I ~ 1 • ' ... I I llBlII I I 'f 'f w li ~.. ,.,...:. l u11.,;,,c_ 1 4il1Pl'r ~ I • --• I ---------------• I - ________ ,.. .. ______ , ________ .•. -◄ ' : ' ·-··--.. "" ti ''"" --I ----·--- ' 1~ ... ----- 2 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 PROPOSED PUD AMENDMENT • Unit 1 o As approved Unit 1 (28.79 acres +/-) contains 16 lots with allowable uses and lots sizes identical to B-2 General Business District Zoning. The developer requests, via inclusion of drawing 2 of 2 in the PUD ordinance, self-imposing the Site Plan Review procedure as included within Fairhope’s Zoning Ordinance. o As requested, Unit (19.06 acres +/-) will contain 12 lots. Similar to the original PUD, the request Unit 1 contains allowable uses and lots sizes identical to B-2 General Business District Zoning. Also similar to the original PUD the developer requests, via inclusion of drawing C3.01 in the PUD ordinance, self-imposing the Site Plan Review procedure as included within Fairhope’s Zoning Ordinance. • Unit 2 o As approved Unit 2 (23.20 acres +/-) depicted in light red on the facing page identically replicates the use of R-5 High Density Dwelling Residential (10 units per acre, for 232 units total) but requests the lot size shown on the site plan drawing 1 of 2 in lieu of the allowable number of dwelling units included within Table 3-2 in the City of Fairhope Zoning Ordinance. Similar to Unit 1 Unit 2 will be required to follow the Site Plan Review procedure included in The City of Fairhope Zoning Ordinance as a self-imposed requirement of the PUD. o As requested, Unit 2 (41.03 acres +/-) identically replicates the use of R-5 High Density Dwelling Residential (10 units per acre, for up to 410 units total) but requests the lot size shown on the site plan drawing C1.01 in lieu of the allowable number of dwelling units included within Table 3-2 in the City of Fairhope Zoning Ordinance. Similar to Unit 1 Unit 2 will be required to follow the Site Plan Review procedure included in The City of Fairhope Zoning Ordinance as a self-imposed requirement of the PUD. Though drawing C2.01 was submitted with the PUD amendment package, the applicant states “since we ..... UN IT2 --, 41 ,U3AC.~ UNIT 3 10,63AC,i -, lL..:....· ---"----- 1 . - I , UNIT 1 19.06AC.± 3 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 have not designed the site plan, we do not want to be locked into the exact building locations”. The applicant contemplates limiting Unit 2 to 232 units. • Unit 3 o As approved Unit 3 (14.11 acres +/-) depicted in light green on the original site plan contains 67 residential lots modeled after an R-3 zoning district with modifications that reduces the minimum lot size and increases the allowable lot coverage. At the time of development activities unit 3 shall follow the City of Fairhope’s Subdivision Review Process and comply with the current Subdivision Regulations in addition to the requirements of the PUD ordinance. The original submission to the Planning Commission included 77 single family lots, however the reduction to 67 single family lots reflects conditions of approval required by the Planning Commission at the time of consideration. o As requested, Unit 3 (10.63 acres +/-) entirely removes the single family residential lots from the development and proposes 106 multifamily units modeled after City of Fairhope R-5 zoning, with the specific limitation of “convalescent, nursing, or assisted living.” The applicant indicates they do not wish to provide a layout of the proposed development for Unit 3 at the time of PUD amendment, but wishes to self-impose the stie plan approval process for Unit 3 should the PUD amendment receive approval. Fairhope’s Zoning Ordinance (Article II Section C.1.e) contains nine (9) criteria by which an application for re-zoning shall be reviewed: (1) Compliance with the Comprehensive Plan; Response: The intersection of Hwy 181 and Fairhope Ave is listed as a Village Node within the Comprehensive Plan. “Highway 181 / Fairhope Ave presents an additional village opportunity. While this area has seen a growth of large retailers in the recent past due to regulatory limitations (i.e. significant property located outside of the City Limits in unzoned Baldwin County), it is in the early stages of village pattern development. River Mill Subdivision is connected to both Fairhope Avenue and Windmill Road. The residential areas around Gayfer Avenue and Blueberry Lane are built in accordance with the City Subdivision Regulations and provide neighborhood level greenspace, sidewalks, streets, trees, and connectivity. While this area will evolve over time, the “bones” of a village are generally in place.” SYMBOL LEGEND : 0 1a:::::::a a I IIO..UIWN) FAI RHOPE AVE. 4 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Specifically, in regard to Village Nodes, the Comprehensive Plan reads “Simply evaluating development at these areas (Village Nodes) will not result in a Village – it will take a proactive effort”. The following excerpt from the Comprehensive Plan is provided for guidance: (2) Compliance with the standards, goals, and intent of this ordinance; Response: PUD Planned Unit Development: This district is intended to encourage innovative development that meets comprehensive plan goals and is tailored to the unique constraints and conditions of a particular site. This district allows flexibility in uses, designs, and building layouts as opposed to other zoning districts to better serve community needs. While the original PUD’s regulating plan was general, deferring specifics to future Site Plan Reviews, there was a framework for meeting the intent of a PUD. The proposed amended PUD, by being overly general, makes it difficult to recommend approval. Unit 2, for example, should not require a future Site Plan review. It is feasible to include a comprehensive site plan (for Unit 2) as part of this PUD process with landscape plans, architectural examples, etc., and, at the least, include pedestrian circulation for the entire PUD. It would also be prudent to include guidelines for the Units 1 & 3 to ensure they are developed consistent with Fairhope’s Comprehensive Plan, which may include build-to/setback lines, landscape buffers, planned green space, plant selections, etc. Size -They should be 30,000 to 180,000 squa re feet in commercia l / m ixed-use deve l opment. Stre et Lo ca t ion -They shou ld push as close to the street as possib le Architectura l Gui delines -There shou ld be bui ldi ng design gu idel ines that deal w ith architectural themes, materials, and massi ng. There shou ld be an architectural "anchor", a building w ith a d istinct and focused character, i n each v il lage. Auto m obile Acce ss -Automo bi le access wi ll be i mportant to the success of the v il lage, thus it shou ld be incorpor ated as appropriate. Ho w ever, address i ng the locati on and aesthetics of pa rki ng lots w ill be crit ica lly important. Veh icular access from the supporting and existi ng road w ays is also important. Integration of Right-of-Way i mprovements, turn lanes, signa ls, side w alks, landscap i ng, street l ighti ng, push -pad signa ls, cross w al ks, and similar infrastructure should be comp rehensively eva luated by the City. Th i s would res u lt in the Right-of-Way and and roadw ays be i ng upgr aded in conjunction with the development. Internal circu lat ion must not be the typica l m aneuve ri ng areas through a la rge parking lot, but seek to create mor e of a streetscape experience with "on- street" par king in either a pa ra ll e l or diagonal configurat ion. A good operating princi ple w ould be that large surface parki ng lots shou ld not dom i nate the view of building frontages. Vehicular access is alw ays important and shou l d be accommodated; however, park ing is a net negative i n terms of visual quality. 5 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 (3) The character of the surrounding property, including any pending development activity; Response: The comprehensive plan describes a village center at this location and states that the “bones” are already in place. The surrounding properties are unzoned, RA, R-2, and B -2. The original PUD provided adequate transition to the single-family residential along the western boundary, while also allowing denser and more intense uses along the highway corridor and internally within the site. Staff is concerned that the submitted PUD amendment, with its removal of higher-density single family residential, diminishes the transition of use and transition of density contemplated by the comprehensive plan. (4) Adequacy of public infrastructure to support the proposed development; Response: Fairhope Public Utilities can be made available during the subdivision process; however, staff urges the applicant to contact Fairhope Public Utilities in short order to discuss utilities, particularly access to sanitary sewer. The “upsizing” provisions of the subdivision regulations will likely be invoked if development activities proceed. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Wetlands are present on the subject property and all wetland delineations, reports, ordinances, and buffers will be required during the development 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 will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: As mentioned previously staff is concerned about the loss of single family residences within the PUD, and the possibility of higher-density multi-family located directly-adjacent to lower density (R-1 and R-2) single family residential. In addition, pedestrian circulation should be designed connecting the subject property with adjacent and surrounding properties. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: As mentioned previously staff is concerned about the loss of single family residences within the PUD and the possibility of high-density multi-family uses located directly-adjacent to lower density (R-1 and R-2) single family residential uses. As proposed, B-2 and R-5 abut R-1 and R-2 properties. Staff recommends a better transition to adjacent properties that may come in the form of larger buffers, greenspace, or less dense housing. Staff Recommendation: Staff recommends Case # ZC 20.10 Klumpp Planned Unit Development (PUD) amendment for PPIN’s 236701, 24160, 316793 be Denied. 6,*1$/(;,67,1**$<)(552$'$/$%$0$+,*+:$<$/$%$0$+,*+:$<)$,5+23($9(6,*1$/352326('6,*1$/(;,67,1*/27$&/27$&/27$&/27$&/27$&/27$&/27$&/27$&/27$&/27$&/27$&/27$&81,7 6(7%$&.  6(7%$&. 6(7%$&. 6(7%$&.$&“DRAWN BY: JHPCHECKED BY:sheetofAEDGFH12346578109BC12346578109KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA3GMCProject: CMOB190186DRAWING FILE: C:\Users\jpayne.GMC\Desktop\Desktop\TEMPORARY SAVE\AcPublish_7584\CMOB190186_BASE-PH2-july 10 2020.dwgPLOTTED: Nov 18, 2020 - 10:30amOVERALL SITE PLANSCALE: 1"=100'C1.011PROJECT LOCATION257' t_ 253' 86"12'31" E 100.00'(A) 520' S 01"04'41" W 1296.67'(A) 520' 819' S 00"32'08 .. 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ALONG SAID RIGHT-OF-WAY, 433.00 FEET TO A CAPPED REBAR MARKER; RUN THENCE NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY LINE, 1562.96 FEET TO A CAPPED REBAR MARKER ON THE SOUTH RIGHT-OF-WAY LINE OF GAYFER AVENUE; RUN THENCE SOUTH 89-57-26 WEST, ALONG SAID RIGHT-OF-WAY LINE, 1282.66 FEET TO THE POINT OF BEGINNING; CONTAINING 75.93 ACRES, MORE OR LESS. I I 2'-0" 2'-o· I I TYPE "A" N.T.S. ~1===1 ==2•·-0· ==~ TYPE "B" N.T.S. 1, 2·-s· I 12·-o· w_... W o====u 10'-o" i * i TYPE "C" N.T.S. TYPICAL ROAD SECTIONS I I I I I I NOTES I I I I I I I I I 0 N 0 N 0::: w OJ :::!, w > 0 z :. <D 0 ai N 0 "' ~ <D <D " "' "' "' ~ ...I <D 0 "' C < co ~ 'iii Cl) "' I-::!: C "! :;: en .£:: 1n 0 M a. "' 0 ., :. N C I-" VIA E-MAIL ATTACHMENT November 13, 2020 ZC 20.10 Klumpp PUD Amendment Dear Scott, Please find attached the review checklist related to a possible Planned Unit Development (PUD) Ordinance Amendment related to the Klumpp PUD, Ordinance number 1664. The review checklist is comprised of the various PUD requirements included within the City of Fairhope Zoning Ordinance. A majority of the comments are of a routine nature and request clarification of the current PUD amendment request vs. the existing PUD Ordinance. Staff is concerned about the loss of single family residential units, which eliminates the use and density transition that was a major factor in the justification for approval of the original PUD Ordinance. All comments within the checklist are indicated in bold italic text in the checklist. Items requiring revision and resubmission or requests for follow-up information are indicted in red bold italic text. Subject application is scheduled for Planning Commission consideration on Monday, December 7, 2020. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday, November 19, 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 City of Fairhope Planning and Zoning Department Mr. Scott Hutchinson, PE Goodwyn, Mills, and Cawood, Inc. 2039 Main Street Daphne, AL 36526 Karin Wilson Mayor (OllflCil Members Kev in G. Boone Robcrr A. Brown Jack Burrell. ACMO Jimmy Conyers lay Robinson Lisa A. Hanks, MMC ao,cterk Michael V. Hinson, CPA my 'Jrcasu~r 161 North Section Stree1 P 0. Drawer 429 Fairhope, Alabama 36533 251-928-2136 251-928-6776 Fax \VW\r.fairhopeal.gt.1\' r·,111t,llcnri.·o\-kdfhll'l'T PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 1 Last amended 11/9/2020 Date of review: November 12, 2020 Project: ZC 20.09 Klump PUD Amendment Each Planned Unit Development shall have an Ordinance that establishes the development of regulations for the district. In approving a Planned Unit Development, the ordinance shall reference the master development plan, which shall prescribe development standards. The master development plan after approval shall become part of the amending ordinance. All development shall be in conformance with the approved master development plan and development regulations. 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. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (1.) Written Documentation a. A legal description of the parcel upon which the PUD is to be built; b. The name of the present owner(s) and, if different, the person(s) who will be the owner(s) of the parcel(s) during the development of PUD; c. A statement of development objectives, including a description of the character of the proposed development and its relationship to surrounding areas; d. A statement of compliance with the Comprehensive Plan and pertinent regulations; e. A development schedule indicating the approximate date when construction of the PUD is expected to begin and to be completed, and any applicable phasing of construction; f. A statement of the applicant’s intentions with regard to future selling or leasing of all or portions of the PUD, including land areas and dwelling units; g. Estimated percentages of the PUD to be devoted to each type of land use, including any subcategories of residential, commercial and institutional uses, open space, and recreational areas; h. A plan for the intended manner of permanent care and maintenance of open spaces, recreational areas, common areas, and private streets and drives. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: a. The name of the development; b. The legal description of the property on which the PUD is to be developed; c. Scale; d. North arrow; e. A vicinity map showing the parcel in relation to the surrounding property and a general description of the surrounding area, including the current zoning and land uses of the surrounding area; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please include a vicinity map on all revised drawings. I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 2 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: f. A boundary survey prepared and certified by a surveyor who is licensed as a surveyor by the state. The survey must show all streets which are adjacent to the parcel, all easements and rights-of-way on the parcel and the location of any existing buildings or other structures which shall be a part of the PUD; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: g. Contours and elevations shown on a separate topographical survey; ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: h. The density of land use to be allocated to all parts of the PUD, together with tabulations by acreage and percentage of the parcel to be occupied by each proposed use; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please clarify how many units are proposed for Unit 2 and Unit 3. Further, please clarify if the building footprints depicted on Unit 2 on drawing C2.01 depict the proposed building layout to be incorporated into the PUD and clarify the unit count for unit 2. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: i. Proposed lot lines and dimensions; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please add lot dimensions to drawing C1.01. I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 3 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: j. Location, size, and character of proposed buildings and structures, including: i. Identification of the base zoning district related to the contemplated use(s) of the building. If any proposed building does not meet the standards of the base zoning district associated with it, provide a description of the specific standards which are not met by the proposed building, a description of the deviations from those standards, and the reasons why the deviations are necessary; ii. Distribution of housing types; iii. Number of units, stories, and maximum heights; iv. Proposed floor areas of all units; v. Elevations of buildings and structures indicating exterior materials; vi. Location of accessory structures or accessory dwellings; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Building footprints are depicted on Unit 2 but no other information is included with units 1 and 3. Is there an intended use or more specific development scheme for units 1, 2, and 3 other than what is allowable for B-2 and R-2 zoning? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: k. The location and size of all areas to be conveyed, dedicated, or reserved as commonly owned space, public parks, recreational areas and similar public or semi-public uses; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not indicated on drawings, please clarify if any conveyances of parks or public spaces is contemplated for this development. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: l. The location of utility easements; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not indicated on drawings. Staff recommends the applicant contact Fairhope Public Utilities to begin creation of a utilities scheme for the development. Sanitary sewer service is unavailable at the property at this time, however a possible sewer connection through White Grove subdivision may be possible. The upsizing requirements of the subdivision regulations will likely be enforced on this development. I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 4 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: m. The existing and proposed circulation system of streets, both public and private, including: i. Location and dimensions of streets, alleys, driveways, and points of access to public rights-of-way; ii. Notation of proposed ownership; iii. Location, dimensions and capacities of parking areas; iv. Service, loading and maneuvering areas; v. Service yards, including, but not limited to, location of dumpsters; and vi. Pedestrian circulation; vii. Materials with which parking areas, driveways, streets, sidewalks, and trails will be covered; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Please clarify any streets that are proposed for dedication to the City of Fairhope. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: n. The locations, intensity, and height of exterior lights; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: o. The locations of mechanical equipment and proposed screening; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: p. Location of outside storage and/or display; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 5 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: q. Proposed drive-through locations; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: r. Landscape plan in accordance with the City’s Tree/Landscape Ordinance, including; i. Location of existing trees, indicating which trees will be preserved/removed; ii. Treatment of materials used for private and common open spaces; iii. The proposed treatment of the perimeter of the PUD including materials and techniques to be used; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: s. The location, size, and character of any common open space, or any commonly owned facilities, and the type of organization which will own and maintain any commonly owned open space or facilities; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: t. Location, materials, and elevation of any and all fences and/or walls; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: u. Location and size of all signage; ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? I I I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 6 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: v. Hours of operation of any nonresidential use; ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: w. Mitigation of noise, fumes, odors, vibration, or airborne particles; ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: x. Drainage ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished. Similar to the original PUD Ordinance (# 1664) staff will likely recommend a master drainage plan for the entire site shall be submitted with the subdivision application that creates Units 1-3 as well as lots 1-12 within unit 1. Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: y. Access and location of utilities ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Not furnished. See utility comments in section “l” above. I I I I I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 7 Last amended 11/9/2020 Article V, Section A.4.a Ordinance and Master Development Plan Master development plan. The master development plan shall include the following information: (2.) A site plan, which shall include the following items, either on this site plan or on an accompanying document: z. Any additional data, plans, or specifications which the applicant or the City believes is pertinent. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: As mentioned previously, Unit 2 includes building footprints, but an exact unit count is not indicated. The original PUD stated the unit count would not exceed 232 – is a similar unit count “not to exceed amount” to be reflected in the revised PUD? Further, what is the justification and explanation for removing the single family residential area originally proposed? Staff is concerned that removing the single family residential area removes a great portion of the “village” concept that was one of the justifications for recommending approval of the original PUD. Removing the density and use transition of the development and thus one of the innovative aspects of the original development also removes aspects of compliance with the Comprehensive Plan. In addition, has a traffic impact study (TIS) been conducted, and what improvements to SR181, CR48/Fairhope Avenue, and Gayfer Road will be required to accommodate the development? Article V, Section A.5.b Conditions Related to Approval – Comprehensive Plan Master development plan. The master development plan shall include the following information: (2.) 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. i. Setbacks for building structures ii. Public street access iii. Vehicular traffic, circulation, connections, and parking iv. Screening or buffer zones v. Hours of operation vi. Activities or uses permitted on the property vii. Building or structure heights viii. Landscaping ix. Maximum lot coverage, impervious percentages x. Pedestrian circulation xi. Signs xii. Mitigation of noise, fumes, odors, vibration or airborne particles xiii. Exterior lighting xiv. Exterior construction materials ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: For the applicant’s information, the planning commission may not accept note “3” on drawing C3.01 regarding the non—installation of sidewalks along HWY 181. Also note that subject property adjoins areas zoned for single family residential to the west. A landscape buffer complying with the tree/landscape ordinance # 1444 will be required along the west side of Lot 1, Unit 1, and Units 2 and 3. I I I I PLANNED UNIT DEVELOPMENT REVIEW CHECKLIST 8 Last amended 11/9/2020 Reviewed by:__________________________ Date of Review:________________________ 11/12/2020 GMC: Goodwyn Mills Cawood 2039 Main Street P.O. Box 1127 Daphne. AL 36526 T (251) 626-2626 F (251) 626-6934 www.gmcnetwork.com November 17, 2020 Mr. Buford King City of Fairhope Planning and Zoning Department PO Drawer 429 Fairhope, Alabama 36533 RE: ZC20.10 Klumpp PUD Amendment Dear Buford, Please accept this letter as our response to the comments found in your November 13, 2020 review checklist. For clarity, we are only responding to the comments that require revision and resubmittal. Also, we have restated your comment and followed with our response. Comment: Please include a vicinity map on all revised drawings. Response: The attached drawings include the required vicinity map. Comment: Please clarify how many units are proposed for Unit 2 and unit 3. Further, please clarify if the building footprints depicted on Unit 2 on drawing C2.01 depict the proposed building layout to be incorporated into the PUD and clarify the unit count for unit 2. Response: The maximum units allowed for Unit 2 could be 410 (10 units per acre), the maximum units allowed for Unit 3 will be 106 (10 units per acre). Although we intend to submit for a Site Plan Approval for the development of Unit 2, we are willing to incorporate the proposed building layout into the PUD. As you can see, doing so would drop the density considerably (from 410 units to 233 units). However, since we have not designed the site plan, we do not want to be locked into the exact building locations. Regarding Unit 3, we do not wish to provide a layout at this time. The revised drawings show the proposed density of 233 and 106 units. Comment: Please add lot dimensions to drawing Cl.01. Response: Lot dimensions have been added to the drawing. Comment: Building footprints are depicted on Unit 2 but no other information is included with units 1 and 3. Is there an intended use or more specific development scheme for units 1, 2, and 3 other than what is allowable for B-2 and R-2 zoning? Response: As stated in a response above, the Unit 2 layout may be incorporated into the PUD. Unit 1 site plans will be submitted as they are developed. A Unit 2 site plan will also be submitted separately. We do not wish to incorporate building footprints or a specific layout for Unit 1 or Unit 3 into the PUD. Comment: Not indicated on drawings, please clarify if any conveyances of parks or public spaces is contemplated for this development. Response: Besides the Right-Of-Way (which is now labeled), there are no areas for parks or public spaces contemplated for this development. Comment: Not indicated on drawings. Staff recommends the applicant contact Fairhope Public Utilities to begin creation of a utilities scheme for the development. Sanitary sewer service is unavailable at the property at this time, however a possible sewer connection through White Grove Subdivision may be possible. The upsizing requirements of the subdivision regulations will likely be enforced on this development. Response: It is our intent to provide a utilities scheme and a master drainage plan at the time we submit the Subdivision Plat and the first Site Plan Application. Comment: Please clarify any streets that are proposed for dedicated to the City of Fairhope. Response: Proposed Right-Of-Way to be dedicated to the City is shown on the revised plans. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Lights) Response: Yes, this information will be provided as part of the Site Plan approval process. Building Communities r GMC: Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Screening) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? (RE: Outside Storage) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? (RE: Drive-Through) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Landscape Plan) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Common Space) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. Is it the desire of the applicant to defer this item to a site plan review? (RE: Fences) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Signage) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Hours of Operation) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. ls it the desire of the applicant to defer this item to a site plan review? (RE: Noise, Fumes, etc.) Response: Yes, this information will be provided as part of the Site Plan approval process. Comment: Not furnished. Similar to the original PUD Ordinance (#1664) staff will likely recommend a master drainage plan for the entire site shall be submitted with the subdivision application that creates Units 1-3 as well as lots 1-12 within Unit 1. Response: It is our intent to provide a master drainage plan for the entire site at the time we submit the Subdivision Plat and the first Site Plan Application. Comment: Not furnished. See utility comments in section "I" above. Response: It is our intent to provide a utilities scheme at the time we submit the Subdivision Plat and the first Site Plan Application. Comment: As mentioned previously, Unit 2 includes building footprints, but an exact unit count is not indicated. The original PUD stated the unit count would not exceed 232-is a similar unit count "not to exceed amount" to be reflected in the revised PUD? Further, what is the justification and explanation for removing the single family residential area originally proposed? Staff is concerned that removing the single family residential area removes a great portion of the "village" concept that was one of the justifications for recommending approval of the original PUD. Removing the density and use transition of the development and thus one of the innovative aspects of the original development also removes aspects of compliance with the Comprehensive Plan. In addition, has a traffic impact study (TIS) been conducted, and what improvements to SR181, CR48/Fairhope Avenue, and Gayfer Road will be required to accommodate the development? _) GMC: Picture 1 Picture 2A Picture 2B Response: As state in a previous response, we are proposing to limit Unit 2 to 233 units. Regarding the removal of the single family area, we certainly understand the village concept of transitioning from commercial to high density multi-family to single family. Fortunately, the existing single family to the north and west of our site still allows for that concept. Also, the multi-family that is now proposed looks very similar to a single family layout. For clarity, please see the two examples below. Picture 1 is an example of what is currently approved for the PUD. Pictures 2A and 2B are examples of what is proposed. GMC: Considering the adjacent existing single family to the north and west, as well as, the small and less dense multi-family proposed for Unit 2, we feel that the proposed revised PUD certainly complies with the Comprehensive Plan. As with the original PUD approval, we will provide a TIS at the time of Subdivision Plat and first Site Plan Approval. If you need any additional information or have any questions, please contact me at (251) 380-8750. Sincerely, ��ilic�:LLC Project Manager /big • November 30, 2020 City of Fairhope attn: Emily Boyett Re: Case no. ZC20.10 "Klumpp Parcel" Dear Emily, Enclosed herein are comments concerning the proposed site plan. The northernmost entrance on SR 181 appears to be a Right In-Right Out configuration. Until SR 181 is ~ divided highway between Gayfer and Fairhope Ave., motorists are likely to ignore common sense, pavement markings, and signage and the RI-RO concept. Evidence: watch Walmarts RI-RO accesses .. The middle entrance on SR 181 appears to be yet another trafffic signal. Could a traffic circle be a better option? Fairhope does not need another traffic signal on this section of road. The south entrance on SR 181 simply to close to the existing SR 181/ Fairhope Ave. intersection. Again, a Right In-Right Out configuration works in theory only. The easterly entrance on Fairhope Ave . is the worst potential problem. This is already a traffic mess. There are three uncontrolled accesses nearby: Bay Shore's Gas station, the car wash, and Golden Auto Sales. The 8-1/2 x 11 inch drawing provided by the city is deficient in that it does not show those three accesses. Plus the easterly entrance appears to be uncontrolled. A mess. It might be time for the city to clean up th e existing accesses here. Perhaps a raised concrete median on Fairhope Ave. is warranted, similar to what is sorely needed on Fairhope Ave. at Walgreen's, to stop dangerous and illegal movements. The westerly entrance on Fairhope Ave. is difficult to evaluate, since the existing intersection at Idlewild Blvd . is not shown. Therefore, one cannot discern how the new entrance will align with Idlewild Blvd . Finally, I count 236 new residential units on the proposed project. Frank & Elvira Connell 20605 Lowry Drive Fairhope, AL 36532 November 27, 2020 City of Fairhope Plann i ng Commission Reference: Gayfer Village We have three issues concerning the proposed development. 1) There is a long standing problem of storm water retention in both the south east and south west corners of our development, White Grove . We had been told that once the former Klumpp property was annexed into the city that the prob lem of storm water runoff would be resolved. We want to insure that problem will be resolved either prior to or concurrent with the Gayfer Village development. 2) We request that the 8 to 10 foot fence separating the proposed development from our property be erected and subsequently maintained early in the development process in order to mitigate both the noise, du st and debris on our property created by the development 3) We have a large live oak tree on the eastern edge of our property bordering the proposed Gayfer Village development. Several large limbs extend 10 to 15 feet into the proposed development. We are concerned that if that branches are cut off the balance of tree may fall onto our house. We request that a knowledgeable City representative from the Landscape Section of the Public Dept. come inspect the tree and the situation I described. In closing please inform us of the proposed start date of the development. Thank you, Fran k & Elvira Connell FAIRHOPE AV LOTTIE LNEASTERN SHORE SHOP CTRTROYER CT PLANTATION BLVD SUMAC CIREDW A R D S AV FOX RUNCOTSWOLD LNBISHOP RDHOFFREN DRMCCUECIRKENSINGTONCT BURLINGTON DRLEE STJEFF DAVIS STPATRICIAN STBALD W INS Q SHOP CTR HOMESTEAD VILLAGECOUR THO U SEDRBEECHERSTPLANT ATIONPT SHOP CTR City of FairhopePlanning Commission December 7, 2020 ¯BISHOP RDFAIRHOPE AV HOMESTEAD VILLAGE COURTHOUSE DR UR 20.07 - 1100 Fairhope Avenue - Cell Site Legend COF Corp. LimitsB-2 - General Business DistrictB-4 - Business and Professional DistrictPUD - Planned Unit DevelopmentR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyR-3PGH - Patio/Garden Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialR-A - Residential/Agriculture DistrictCOF Planning Jurisdiction ¯ ¯ ^ Project Name:UR 20.07 1100 Fairhope AvenueSite Data:ROW within Fairhope Corporate Limits Project Type:11-52-11 Utility Review Jurisdiction:Fairhope Corporate Limits Zoning District:N/A (County Commission Property)PPIN Number:309675General Location:Fairhope Avenue near Baldwin County Satellite CourthouseSurveyor of Record:N/AEngineer of Record:Ansco and AssociatesOwner / Developer:AT&T SoutheastSchool District:Fairhope Elementary Schools Fairhope Middle and High Schools Recommendation:DenialPrepared by: J. Buford King • • • • • • 1 UR 20.07 AT&T Small Cell Tower 1100 Fairhope Ave December 7, 2020 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 75 linear feet of fiber optic cable within conduit, replacement of an existing wooden utility pole with a new wooden utility pole connected to existing overhead fiber optic cable, and attachment of a small cell antenna and equipment to the new wooden pole. The project will run along Fairhope Avenue beginning near the east entrance to the University of South Alabama Mitchell Cancer Institute (1047 Fairhope Avenue) terminating west of Bishop Road near 8477 Fairhope Avenue. This review contemplates the requirements of City of Fairhope Ordinance number 1679, “An Ordinance to Adopt Regulations for Small Cell Technology Facilities in the City of Fairhope, Alabama”. General Comments: The proposed utility construction falls within the Corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Though not applicable to subject application, the applicant is advised any portions of the project affecting public rights-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. STANDARD UTILITY REVIEW COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities. Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within a tree dripline, consult with the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The contractor is responsible for any damaged trees. • Any boxes/handholes shall not be placed in sidewalks. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with Richard D. Johnson, PE, Public Works Director, to resolve any potential conflicts with sidewalks. • All conduit/cable shall be placed at a depth from existing grade per industry and/or County Standards as applicable. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. • In the event of sidewalk repair or replacement, the material under the sidewalk shall be compacted and the repair work shall be performed to the satisfaction of the Building Official or his designated representative. The applicant shall contact the Building Department for inspection prior to placing concrete in the event of sidewalk repair or replacement. 2 UR 20.07 AT&T Small Cell Tower 1100 Fairhope Ave December 7, 2020 Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Applicant and any subcontractors shall have a current business license with the City of Fairhope and shall have a copy of the ROW permit available for review at all times, and shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re-vegetated with sod of like variety within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. • If site is within 100' of a critical area (wetland, etc.), no red soils/clay are allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. o The Building Official may provide supplements to the flier at the time of ROW permit issuance for which the applicant shall comply. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green or an alternate color as directed by staff. Color samples will be required as directed by staff. Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. Additional Review Comments: The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction (permit not valid until paid for and picked up by contractor). • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. • Enhanced traffic control measures will be required with flaggers and other appropriate personnel due to high traffic volumes along Fairhope Ave. • The applicant is encouraged to stage work outside the ROW to the maximum extent practicable. The work site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 3 UR 20.07 AT&T Small Cell Tower 1100 Fairhope Ave December 7, 2020 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits, as applicable, shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. Ordinance 1679 Comments: The City of Fairhope Building Official is the permit awarding authority for Small Cell Sites within the corporate limits of the City of Fairhope, AL and thus subject application was submitted to the Building Official for review. The permitting approval process for small cell sites within Section 2, paragraph “B” of Ordinance 1679 requires both approval by the City of Fairhope Planning Commission and the Fairhope City Council as prerequisites to issuance of a permit by the Building Official. As a result, the Planning and Zoning Staff of the City of Fairhope has prepared this 11-52-11 utility review as a means of obtaining the Planning Commission’s recommendation for submission to the Fairhope City Council. Utilizing the criteria within Section 2, paragraph “B” of Ordinance 1679, staff has the following concerns about subject application: 1. The visual impact of placing the small cell site in the subject area 2. The character of the area in which the small cell site is proposed 3. Whether the appearance and placement of the proposed small cell site is aesthetically consistent with the immediate area 4. The applicant has not provided any documentation indicating that no practical co-location opportunity for the small cell site exists. Recommendation: Staff recommends to the City of Fairhope Planning Commission a recommendation of denial of UR 20.07 shall be submitted to the Fairhope City Council due to the following deficiencies: 1. The visual impact of placing the small cell site in the subject area a. Subject area is located near the Baldwin County Satellite Courthouse as well as several churches, residences, and the newly-expanded Fairhope K-6 School campus. 2. The character of the area in which the small cell site is proposed a. The subject area is likely capable of supporting a small cell site, however there are other location options more compatible with the area not considered by the application. 3. Whether the appearance and placement of the proposed small cell site is aesthetically consistent with the immediate area a. The existing wooden pole is somewhat obscured by vegetation. However, a new, much taller wooden pole and equipment installed on that pole will likely be unsightly-appearing in the proposed installation area. 4. The applicant has not provided any documentation indicating that no practical co-location opportunity for the small cell site exists. a. Several co-locate opportunities appear to exist near the proposed site for which existing utility poles or light poles may be utilized to install the small cell antenna and equipment. © 2020 AT&T Intellectual Property. AT&T, Globe logo, and DIRECTV are registered trademarks and service marks of AT&T Intellectual Property and/or AT&T affiliated companies. All other marks are the property of their respective ownersAT&T Proprietary (Internal Use Only) - Not for use or disclosure outside the AT&T companies except under written agreementAT&T Small CellBaldwinCountyCourthouse,-:.. t ~ AT&T Business '---=-2' © 2020 AT&T Intellectual Property. AT&T, Globe logo, and DIRECTV are registered trademarks and service marks of AT&T Intellectual Property and/or AT&T affiliated companies. All other marks are the property of their respective ownersAT&T Proprietary (Internal Use Only) - Not for use or disclosure outside the AT&T companies except under written agreementProposed LocationNew pole in Existing AT&T Fiber Pole Line © 2020 AT&T Intellectual Property. AT&T, Globe logo, and DIRECTV are registered trademarks and service marks of AT&T Intellectual Property and/or AT&T affiliated companies. All other marks are the property of their respective ownersAT&T Proprietary (Internal Use Only) - Not for use or disclosure outside the AT&T companies except under written agreementSimilar BuildsOur equipment is the antenna at the stop of the pole, and the cabinet approx. 18’ off the ground I Dewberry· October 27, 2020 Mr. Buford King City of Fairhope 161 North Section Street Fairhope, AL 36532 Dewberry Engineers Inc. 251.990.9950 25353 Friendship Road 251.990.9910 fax Daphne, AL 36526 www.dewberry.com Re: Fairhope Falls Phase 3, Preliminary Plat Extension Dear Buford: According to my records, Fairhope Falls Phase 3 Preliminary Plat was approved on January 3, 2017, and will expire on January 3, 2020 since no Final Plat will have been approved by that time. On behalf of the developer, we would like to request a 1 year extension of that approval. The developer needs additional time as they continue work on this phase of construction. Thank you for your consideration of this matter. It is my understanding that this will be on the December 7 Planning Commission agenda for their consideration. Please advise if you need any additional information. Sincerely, DEWBERRY ,'] (4 (~ Case~ Staff Planner Cc: Project No. 50082843 Page 1 of 1 I Dewberry· October 27, 2020 Mr. Buford King City of Fairhope 161 North Section Street Fairhope, AL 36532 Dewberry Engineers Inc. 251.990.9950 25353 Friendship Road 251.990.991 0 fax Daphne, AL 36526 www.dewberry.com Re: Old Battles Village Phase 4, Preliminary Plat Extension Dear Buford: According to my records, Old Battles Village Phase 4 Preliminary Plat was approved on January 3, 2017, and will expire on January 3, 2020 since no Final Plat will have been approved by that time. On behalf of the developer, we would like to request a 1 year extension of that approval. The developer needs additional time to complete this phase of construction. Thank you for your consideration of this matter. It is my understanding that this will be on the December 7 Planning Commission agenda for their consideration. Please advise if you need any additional information. Sincerely, DEWBERRY ') [fl4/~ Casey@nl Staff Planner Cc: Project No. 50125058 Page 1 of 1 IJ Dewberry· October 27, 2020 Mr. Buford King City of Fairhope 161 North Section Street Fairhope, AL 36532 Re: Verandas Phase 1, Preliminary Plat Extension Dear Buford: Dewberry Engineers Inc. 251.990.9950 25353 Friendship Road 251.990.991 0 fax Daphne, AL 36526 www.dewberry.com According to my records, Verandas Phase 1 Preliminary Plat was approved on January 3, 2017, and will expire on January 3, 2020 since no Final Plat will have been approved by that time. On behalf of the developer, we would like to request a 1 year extension of that approval. The developer needs additional time as they move into the next phase of construction. Thank you for your consideration of this matter. It is my understanding that this will be on the December 7 Planning Commission agenda for their consideration. Please advise if you need any additional information. Sincerely, DEWBERRY Casey Staff Planner 1 1 I Dewberry· October 27, 2020 Mr. Buford King City of Fairhope 161 North Section Street Fairhope, AL 36532 Re: Verandas Phase 3, Preliminary Plat Extension Dear Buford: Dewberry Engineers Inc. 251.990.9950 25353 Friendship Road 251.990.991 0 fax Daphne, AL 36526 www.dewberry.com According to my records, Verandas Phase 3 Preliminary Plat was approved on January 3, 2017, and will expire on January 3, 2020 since no Final Plat will have been approved by that time. On behalf of the developer, we would like to request a 1 year extension of that approval. The developer needs additional time as they move into the next phase of construction. Thank you for your consideration of this matter. It is my understanding that this will be on the December 7 Planning Commission agenda for their consideration. Please advise if you need any additional information. Sincerely, DEWBERRY Casey Hill Staff Planner 1 of