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02-01-2021 Planning Commission Agenda Packet Part 1
F. SD 21.03 Publi c hearing to consider the request of 68V Pay Dirt, LLC on behalf of FST Matthew D, Malone, for Preliminary approval of Carmel Park Flats, a 242-unit multiple occupancy project. The property is approxi ma tely 20.24 acres and is located at the southwest corner of the intersection of County Road 44 (a.k.a. Twin Beech Road) and Thompson Hall Road, to be known as Carmel Par k Flats . PPIN #:· 14962 and 254668 G. ZC 21.01 Public hearing to consider the request of 68V Pay Dirt, LLC on behalf of Roberta U. Harris, Stephen J. Urbanek, II, and Margaret U. Dunnam, to establish an initial zoning of PUD (Planned Unit Development) conditional upon annexation into the City of Fairhope. The property is approximately 30.7 acres and is lo cated at the southeast corner of the intersection of County Road 48 and Blueberry Lane, to be known as Overland. PPIN #: 43640 H. SD 21.07 Public hearing to consider the request of Leonard and Sharon Smart; TH Fairhope Falls 2018, LLC; and Fairhope Falls Owners Association, Inc. for Preliminary plat approval of Fairhope Falls West, Phase 4, a 37-lot subdivision. The property is approximately 30. 98 acres and is located on the east side of Langford Road across from Bridalwood Lane. PPIN #~ 96893, 310029, 350184, and 382511 I. SD 21.08 Public hearing to consider the request of Leonard and Sharon Smart; TH Fairhope Falls 2018, LLC; and Fairhope Falls Owners Association, Inc. for Prelim inary plat approval of Fairhope Falts, Phase 5, a 68-lot subdivision, The property is approximately 25.75 acres and is located on the east side of Langford Road just north of Bridalwood Lane. PPIN #: 96893 J. SD 21.09 Public hearing to consider the request of RW Battles, LLC for Preliminary approval of Publix at Point Clear, a 17-unit multiple occupancy project. The project is approximately 15.85 acres and is located at the northwest corner of the intersection of S. Greeno Road and Battles Road. PPIN #: 175151 46100, 50383, 80662, 80862, 114983, 227062,227063,237193,and308151 K. SD 21.10 Public hearing to consider the request of FST Wise Properties~TN, LLC for Preliminary approval of Magnolia Mixed Use~ a 26-unit multiple occupancy project. The project is approximately .31 acres and is located on the north side of Magnolia Avenue just east of Church Street. PPIN #: 254510 and 343620 L. SR 21.01 Request of FST Wise Properties-TN, LLC for Site Plan approval of Magnolia Mixed Use, a 26-unit project. The project is approXimately .31 acres and is located oh the north side of Magnolia Avenue just east of Church Street. PPIN #: 254510 and 343620 M. ZC 21.04 Public hearing to consider the request of FST Wise Properties-TN, LLC to rezone property from B-4 Business and Professional District to B-2 General Business District. The property is approximately .25 acres and is located at the northeast corner of the intersection of N. Banc roft Street and Pine Avenue. PPIN #: 386620 N. SD 21.05 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department to accept Resolution 2021-01 for a proposed amendment to Article V., Section F.4 .i to establish specifications for buffer signage. 4. Old/New Business 5. Adjourn • SD 19.06 Riverhorse Subdivision -Request of 1-year extension of Preliminary plat approval for construction of this phase. COUNTY RD 13NIX LN RIDGERDCOUNTY RD 24 ED W ARD KELLERLNCHARLOTTA LNSAMUEL WILLIAMS LNBISHOP RD City of FairhopePlanning Commission February 1, 2021 ¯ COUNTY RD 24 COUNTY RD 13SD 20.49 - Havranek Place Legend COF Corp. LimitsM-1 - Light Industrial District R-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:Approval with conditions Prepared by: Carla Davis e -• • ( . ("Jr 1J CITY OF FAIRHOPE PUBLIC WORKS PO DRAWER 42'9 FAIRHOPE, AL 36533 251 -928-8003 02~0483-000l Emily B. 11/02/20ZO 10 : 12AM MISCELLANEOUS SUBDIVlSION {SOB) 2021 Item: SUB 1@ 1 ,150 .00 SUBDIVISION (SUB) Subtotal Total CflECK Check Number 7943 Change due Paid by: GEORGE R . HAVRANEK Comments: SD 2 0.119 l!AVRANEK PLACE MINOR GEORGE R. HAVRA~EK 9126 CO RD 24 FAIRHOPE, AL 36532 1 ,150.00 :1. / 150. 00 1,150 .00 1,150 .00 1 ,150.00 0.00 555 S SECTION ST, FAIRHOPE AL , 36532 http://www .cofairhope.com CUSTOMER COPY 1 SD 20.49 Havranek Place- February 1, 2021 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. This application was requested for holdover by the applicant at the December 7,2020 meeting. 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. As previously mentioned, this application was requested for holdover by the applicant at the December 7, 2020 Planning Commission meeting to allow the applicant time to obtain a fire flow test and address the issue of the distances of the fire hydrant from the property. The applicant has agreed to install a fire hydrant that will service Lot 2. The subdivision is now in compliance with the 450’ distance requirements and will satisfy the subdivision regulations. 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. A. WAIVER STANDARDS: (Staff response in purple) Waivers may be granted where the Planning Commission finds that the following conditions exist: 2 SD 20.49 Havranek Place- February 1, 2021 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. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. 3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the Zoning Ordinance, or the Comprehensive Plan. Article VI Section D. - Sidewalks: Staff finds that this waiver will not nullify the intent of the regulations because the existing character of the surrounding properties is such that there are no sidewalks. However, the applicant has provided additional space for the construction of a sidewalk, if needed. 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. 5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public; Article VI Section D. - Sidewalks: No, the waiver shall not have adverse effects. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Not applicable b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets 3 SD 20.49 Havranek Place- February 1, 2021 Recommendation: Staff recommends approval of SD 20.49 with the following conditions: 1. Retention of the 15’ sidewalk easement depicted on the plat along County Road 13 and County Road 24. 2. A fire hydrant shall be installed within 450’ of each lot. If the existing water line cannot support a fire hydrant the water line must be upgraded to accommodate the fire hydrant. 3. Applicant shall have 180 days to install fire hydrant. 4. Plat will not be signed by staff until the fire hydrant is installed to the satisfaction of the water superintendent. )$,5+23($/$%$0$02%,/(%$<;;BBB6, 7 (1RWWR6FDOHOW~R S CERTIFICATE OF ACCEPTANCE: STATE OF ALABAMA) COLtHY OF BALDWN) Notary P,.t,lo:c -Boldwin Col.Olly, Alobomo My Corm,issioo Expires: ______ _ NOTARY Pt.el.IC· STATEOF!,LABAMA) BALDWN COlNTY ) Nol<iryPublc-BoldwinCoun\y,Aloboma My Ce>mmission Expires: _____ _ The -~•igned,asrnthoriz~byBoldwin_CoootyEl,IC,herebyopproveo \howdl,inplotforthorocordin<jof_.,..,\he0ffieeoftheJudgeofP.-obote Bol<lwJ1C"'-'11y,Alol:,amo,this\tie __ d<,yof ___ ,~ AuthorizadroprH.,\<Jti,o CERTFICATEOFTf£ BAf_DWHCOl.tlTY f'l../,J,N',j(;ORECTOR: Tho '-""'e~ll""d, co 0irodor of\ho Bold•in Coooly Plonnin,, and ~i'~ °:ti!m~!"'~f'~:::;·offt,~, ~~.f'J~/~~~ng on !hi, \ha __ dcy cl ___ ,O_ This plot hos been submitted to and considered by \he City of Fairhope P1orn1ng Comrnio•ioo and i• ™=reby approved Doted this the _doy of ____ ,o_ SecretoryorAuthorizedRepre9enlotive Theund<,rsigned,CJSCDUnlyEngineerofBddwinCoL.01ty, Alob001<l,herebyopproee,thewithi1pk,tfc,-U,.,ecording of oome in the Probate Office of Baldwin CoL.01ly, Alaboma, this the ___ day ol ____ W_ Totol ~ember of Lota 2, ~~~I~~~ 6.~~2 A~~=• Lorgesllol 6.19AcrH 2 TholotooreHrsedby ~I ~ i?E;;~Et.lC GAS -City of Fairhope J. PraperlylieoJ11'1<n--ingDiotricl17 PropertyioNOTZonad ' ~~~{ ~,,:'k,= 15-foot "ide Droina~e 000 Ulii\y Easemenl being 7.~-feel on both sides of al inlerior lat Ines. ¥..1~Lti:.1·~~t::.:•-I ~ NO ~W Slreeh or Uliily Line, lhio Project al lhio lime Fl.OODCERTfJCATE I oloootolelhatlhovee,ominedth<cur-renl FIA0lftciol ~ ~! 't'f78~0:i:;~~=~~~• <tion ies inFOO<IZDrltX,MapDotedAf"'llll,2019 ()!l-!;e-0~-,~-0---000-00fi.001 P1ZZOTT\CHRISTHA 1~~00 CO RO 13 fARHOPE, Al :Hi~32 "'F....,,.._.,,,_.°"'('l'oJ ' ,, ,! r CERTFCATEOF .I.PPIWVALOFUTllTI:S BYCITi'OFFAllHOPEf<>rWATER:AND The cm<roigned,ooau\horizedbyTheCityolF<rhope. hereby~oveothewitt,inplatforlherecor<lo;ofs<Ine intheOffTceofthe..ud<;ieofProb<Jte,BoldwinCOl.llly,Alobomo, thisthe_doy of ____ ,~ AulhorizedRepresenlotive 8ALDWIHCOttffYf£AlrHDEPARTt.ENTAPPROVAL ''===----------0~~6-0~-1~-0-000-006.000 P1Z:Z0TTl,ANTHONYEETUXMAl<YK U776 ST HWY 181 F,1,RHOPE, ,1,1 36~32 MOORE SURVEYING, INC. PROFESSIONAL LAND SURVEYING 555 NORTH SECTION STREET, FAIRHOPE, ALABAMA 36532 PHONE (251) 92B -6777 Email rnooreaurveyingObellsoulh.net A BEST MANAGEMENT PRACTICE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIRHOPE, BALDWIN COUNTY, AND ALABAMA DEPARTMENT ENVIRONMENT AL MANAGEMENT REQUIREMENTS AS PER THE 2016 HANDBOOK (ADEM). THE Fl'JISH FLOOR SHALL BE 18-INCHES ABOVE THE HIGHEST GRADE NEXT TO THE PROPOSED RESIDENCE. LEGAL DESCRIPTION: LOT 2 OF HAVARANEK PLACE AS PER ITS PLAT RECORDED ON SLIDE 2700-F IN THE JUDGE OF PROBATE' S OFFICE, BALDWIN COUNTY, ALABAMA 1, S•th w. t.4oor'e, a LicenHd Professional Lor.d SUr,eyor, h•reby stole thot all ~~•11~: :~~~ui~.':;,~ri\s b~ ~~"ttQ~;d. b~f P~~~1f°;.inLo0n'tS!~;r,g rl \he Slot• of Aloboma to the best of my KnowledQe, informotioo and belief, \~sis a \rue and correct map 1i2o.cordin~ to my s1.ney made thi• the_ ooy of __ _ lolso stotethot this drowi~ and or certificQ\ior, does nat reflect any title or easement reMorch, other than what i$ vi$ible or, the groi.r>dorpro,id9dbythecij•nl•ot\imooof•....-vey Seth W. Moore, P_L_S Ala. Reg. No. 16671 I, f , I l I !' '0' r TERRA fRt.lA SUBDIVISION Recorded on Slide 1B79-8 ~ p;okat fonce if~• Ec>St f"'-"<IRo-bora:Cq,a.34'Eoo\olf>roportyLN g RafOl'loRocordodO.a<ls,Plols,RHtr;ct;,ocovononl• 10 :o,~omeoo;;"~~\~~~::. ore l>l<lorior drnen,ions <ndar!nollobeusedforeolruoti,,,1q.1<1refooloqe 1'RANEK PL \:\ !\. A RESIDENTIAL SUBDIVISION A c e A RE-SUBDIVISION OF LOT 2 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 Pairhope 555 South Section Street Fairhope, Alabama 36532 RE: SD 20.49 Havranek Place Dear Mrs. Davis, November I 7, 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 E-TJ. 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 I T' copies of the revised pJat. I have emailed a (1) digital copy jn PDF fonnat (emailed to Emily and you). Should you have any question, please feel free to contact me at 251-928-6777. Res ~ctfully, October 13. 2020 Seth Moore Moore Surveying Inc. 555 N. Section St. Fa irhope, A labama 36532 RE : Re-Plat of Havranek Place Subd ivision Dear Mr. Moore: AIU 2155 OLD SHELL RI" Suite MOBILE, AL 36607 I: ..!!>14/ J.tj.$01 F: 2514710410 www.att.com This letter is in response to your request for Information on th e availab ility 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 service arrangements for the Subdivision will be subject to later discussions and agreements between the developer and AT&T. Pl ease 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 i n this letter with any questions. Thank you for contacting AT & T . Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design @_e~ , I, , l CJ B l:~------·· r.arin ll'il oo ~l•!AV l\()WJ -\ 6(,,"11 J,1(1. .6~111'11. nC/,10 l•rnmy Conyer~ l•Y Rt,b!M'n 11.i A-Hanl\s. M ~1r fl{I 11.~* Kjmb,·rl) cr11\ Ii uc,1 1it'JSJll"t:t l C> l r:rnh seai,.,n Sum Fall~ .. \lahama :565-:: 251 ·928•ll~t, October 8, 2020 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, Al Dear Mr. Moore, Regarding your avallability request for Havranek 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. Th e re 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 fogs 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 M artin ie.re 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, M ichael 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 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 February 1, 2021 ¯ MORPHY AV SD 20.51 - Walker Place Legend COF Corp. Limits PUD - Planned Unit DevelopmentR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyR-3PGH - Patio/Garden Single-Family R-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:Approval with conditionsPrepared 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- February 1, 2021 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. This application was requested for holdover by the applicant at the December 7,2020 meeting. 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. As previously mentioned, this application was requested for holdover by the applicant at the December 7, 2020 Planning Commission meeting to allow the applicant time to obtain a fire flow test and address the issue of the distances of the fire hydrant from the property. The applicant has agreed to install a fire hydrant that will service Lot 1. The subdivision is now in compliance with the 450’ distance requirements and will satisfy the subdivision regulations. 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. 2 SD 20.51 Walker Place- February 1, 2021 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. 2. The condition is beyond the control of the sub-divider. Article VI Section D. - Sidewalks: Not applicable for this individual case. 3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the Zoning Ordinance, or the Comprehensive Plan. Article VI Section D. - Sidewalks: Staff finds that this waiver will not nullify the intent of the regulations because the existing character of the surrounding properties is such that there are no sidewalks. However, the applicant has provided additional space for the construction of a sidewalk, if needed. 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. 5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public; Article VI Section D. - Sidewalks: No, the waiver shall not have adverse effects. 6. The waiver is necessary so that substantial justice is done. Article VI Section D. - Sidewalks: Staff is neutral on this standard. The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Not applicable b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets 3 SD 20.51 Walker Place- February 1, 2021 Recommendation: Staff recommends approval of SD 20.51 with the following conditions: 1. Retention of the 15’ sidewalk easement depicted on the plat along Morphy Avenue. 2. A fire hydrant shall be installed within 450’ of each lot. If the existing water line cannot support a fire hydrant the water line must be upgraded to accommodate the fire hydrant. 3. Applicant shall have 180 days to install fire hydrant. 4. Plat will not be signed by staff until the fire hydrant is installed to the satisfaction of the water superintendent. 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 Fairhope, Alabama 365:32 R£: SD 20.5 l Walker Place Dear Mrs. Davis, November 17, 2020 Thank you for your review letter of November 12 , 2020 and th e following is in response to the rev iew. 1 ha ve changed the Zoning to R-l and Building Setbacks in U1e Site Data and on !he lots. Attached is th e Service Letters of C ity of Fairh ope, Baldwin Co unty EM C and AT&T. Attached is a request for a waiver for the Sid ewalks and the Fire hydrant. Revised the Drainage & Uti lity Ease ment between lots I and 2 to reflect the requirement for Ri viera. l have added the stat ement "future Development ofLoL I may require a Wetland Delineation'·. l Jiave added a signa ture Block for th e I lealth Department. Please find attached (I) 24" X 36" and sixteen ( l 8) I I"' X I 7" copies of t he revised plat. I have emailed a (I ) digital copy in PDF format (emailed 10 Emr ly and you). Sho uld you have any qu estion, please foe I free to contact me at25 1-928-6777. 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: ATO 2155 OLD SH!:L L RD Suit e MOBILE, 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 refe:renced subdivision is located in an 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 ....... . r.arin ll'il oo ~l•!AV l\()WJ -\ 6(,,"11 J,1(1. .6~111'11. nC/,10 l•rnmy Conyer~ l•Y Rt,b!M'n 11.i A-Hanl\s. M ~1r fl{I 11.~* Kjmb,·rl) cr11\ Ii uc,1 1it'JSJll"t:t l C> l r:rnh seai,.,n Sum Fall~ .. \lahama :565-:: 251 ·928•ll~t, October 8, 2020 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, Al Dear Mr. Moore, Regarding your avallability request for Havranek 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. Th e re 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 fogs 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 M artin ie.re 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, M ichael 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 DUSTYRDCOLTON LNCONFER LN EDWARDKELLERLNWILDA CT RIDGERD NIX LN STATE HWY 181City of FairhopePlanning Commission February 1, 2021 ¯STATE HWY 181NIX LN SD 20.52 - Laurelbrooke Subdivision Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Laurelbrooke SubdivisionSite Data:59.72 acres/ 100 lotsProject Type:Major SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:Baldwin County Planning JurisdictionDistrict 14 (unzoned)PPIN Number:34129General Location:East side of AL HWY 181 1-1/4 mile south of CR 32/ HWY 181 intersectionSurveyor of Record: Engineer of Record:Dewberry Engineers, Inc. Owner / Developer:Joanne L. PizottiSchool District:Newton Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Samara Walley 1 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 Summary of Request: Public hearing to consider the request of Dewberry Engineers, Inc. on behalf of 68V Pay Dirt, LLC for preliminary plat approval of Laurelbrooke Subdivision, Phase One & Two, a 100-lot village subdivision. The village subdivision approval preceding preliminary plat approval was Case number SD 20.43, and was approved by the City of Fairhope Planning Commission on September 10, 2020. The subject property is located on the east side of State Highway 181 approximately ½ mile north of County Road 24. Subject property is within the extraterritorial jurisdiction of the City of Fairhope in unzoned Baldwin County, County Planning District 14. The criteria for a Village Subdivision is a component of the City of Fairhope Subdivision Regulations and therefore final approval authority of the Village Subdivision resides with the Planning Commission – the City Council does not consider or rule upon the Village Subdivision site plan application. As a result, Case number SD 20.52 is now before the planning commission for consideration based upon the prior approval of case number SD 20.43. The subject property is unzoned Baldwin County. All the properties immediately adjacent are unzoned as well. The aerial image below depicts the subject site and adjacent properties: General Comments: 2 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 Once village subdivision site plan approval is attained, the preliminary and final plat process is utilized much like a typical subdivision, with the approved Village Subdivision site plan governing the development of the village subdivision. In accordance with Article IV, Section F.4. the village subdivision site plan approval stands for six (6) months during which time a preliminary plat for at least the first phase of the development shall be submitted. Subject application satisfies this requirement. The complete village subdivision approval includes 100 lots comprising 59.72 acres, resulting in an overall development density of 1.67 lots per acre. Drainage Comments: • Post development runoff, based upon 2, 5, 10, 25, 50 and 100 year storm events is less than or equal to predevelopment runoff • Three Low Impact Development (LID) techniques are proposed resulting in a Total Suspended Solids (TSS) removal of 80-84%, which meets the 80% required by the City of Fairhope Subdivision Regulations • The engineer of record (EOR) reports there will be no downstream adverse effects and the drainage design is in compliance with the 10% rule • A letter was received from the Army Corps of Engineers verifying that there are no wetlands present at this location. Comments: The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Not applicable b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets 3 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 Recommendation: Staff recommends APROVAL of case number SD. 20.52 Laurelbrooke Subdivision. The recommendation of approval includes the following assumptions and conditions: ASSUMPTIONS: 1) The village subdivision shall be limited to 100 single-family residential lots with a minimum lot size of 8,400 square feet. a. Setbacks shall comply with the Baldwin County Subdivision Regulations for unzoned property i. Side setbacks are now listed as 10.5’. Staff defers approval of setbacks to Baldwin County and this review assumes the setbacks that will be listed on the final plat will reflect approval by Baldwin County. b. Lot coverage shall be restricted to 40% of the principle structure and 25% of the required rear yard for accessory structures i. Reflected in the preliminary plat. c. Maximum building height of principle and accessory structures shall be 30 feet. d. Accessory structures must maintain a minimum 10’ separation from principle structures and must be located behind the rear building line of the principle structure. e. Accessory dwellings are prohibited. i. Reflected on preliminary plat in the form of a note. 2) Minimum greenspace shall be 15% of the entire property and shall otherwise comply with Article V Section “C” of the City of Fairhope Subdivision Regulations. 3) Minimum undisturbed space shall be 30% 4) The lake shall be a minimum of 3.39 acres and shall not be counted toward greenspace calculations to emphasize the lake as a standalone amenity in addition to its use as a stormwater facility. i. Appendix “A” of the Village Subdivision approval depicts a water feature of 3.39 acres; however, the preliminary plat proposes a pond of 2.14 acres. Staff will provide a condition of approval for the Planning Commission to rule on the deviation from the Village Subdivision approval. b. The lake shall be stocked with fish as is typical for the Baldwin County climate with species selected by the applicant i. Stocking of the pond will be verified at the time of final plat approval request. 4 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 c. Lake side slopes shall not exceed 4:1 as required by ordinance 1444 5) Layout of the village subdivision shall otherwise be in substantial conformance with the drawing hereinafter referred to as Appendix “A”. a. Any statements on Appendix “A” to the effect of “need not be built” are null and void for the purposes of this approval. i. For the applicant’s information, this statement will be applicable to the preliminary plat and memorialized as a condition of approval and will also include the restriction of phrases such as “subject to change.” 6) Amenities listed as items “A” through “Q” on the drawings referred to hereinafter as Appendix “B” and “C” shall be furnished and installed in Phase 1 of the development prior to final plat approval. Appendix “B” and “C” represents the minimum quantities of amenities to be furnished. The preliminary plat application for Phase 1 shall include for approval by the Planning Commission: a. Dimensioned and fully-detail drawings and color renderings of all signage and wayfinding i. Dimensioned drawings and color renderings for amenities have been provided. b. Dimensioned and fully-detailed drawings and color renderings of the pier, shade structure, fitness stations, benches, fire pits, mail kiosk, treehouse, and “cut sheets” of all site lighting light fixtures outside the public ROW. i. Dimensioned drawings and color renderings for amenities have been provided. c. Light fixtures within the public ROW shall be limited to 15’ tall. Submit a “cut sheet” for approval of the light fixtures and indicate the proposed color of the fixture. d. All street trees and sidewalks within each phase shall be installed prior to final plat application submission. i. For the applicant’s information. This requirement will be reviewed at the time of final plat request. e. Any statements on Appendix “B” and “C” to the effect of “need not be built” are null and void for the purposes of this approval. i. For the applicant’s information, this statement will be applicable to the preliminary plat and memorialized as a condition of approval to the drawings within the preliminary plat that represent Appendix “B” and “C” from the Village Subdivision approval and will also include the restriction of phrases such as “subject to change.” 5 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 7) As a pre-requisite to preliminary plat submission, the tree preservation plan and street tree plan, hereinafter referred to as appendices D,E,F, and G shall be reviewed and approved by the City of Fairhope Horticulturalist and/or tree committee, as applicable, for compliance with ordinance 1444. a. Any and all revisions to appendices D,E,F, and G will be included in the preliminary plat approval application to memorialize their approval. b. Any statements to the effect of “need not be built” on appendices D,E,F, and G are null and void for the purposes of this approval. i. The revised drawings do not appear to contain this language however a condition of approval will also include the restriction of phrases such as “subject to change.” c. Subject property lies within the Police Jurisdiction of the City of Fairhope and thus Tree Ordinance (number 1444) is applicable. i. The revised Tree Preservation and Removal Plan, drawing TP100, that was submitted 11/25/2020 removes three heritage trees and the “island” on which they were located that were shown as preserved on drawing TP100 submitted with the original preliminary plat package on 10/21/2020. The 10/21/2020 submittal appeared to be in substantial conformance with Appendix “D” of the Village Subdivision approval. Staff will provide a condition of approval to allow the Planning Commission to rule upon this deviation from the Village Subdivision approval. d. Coordinate the mail kiosk parking area and all amenities depicted on appendices A,B and C so that they are reflected on appendices D,E,F, and G. 8) For the applicant’s information – subject property is located within the City of Fairhope Police Jurisdiction and as such the signage ordinance (number 1537) is applicable. a. Coordinate signage permit requestions with Kim Burmeister, Code Enforcement Officer. 9) The 30’ Emergency Fire Access shall be capable of being traversed by a 75,000 lb. GVWR vehicle. If this access is to be gated, emergency services access shall be reviewed and approved by the fire authority having jurisdiction during the preliminary plat process. a. Not addressed in the preliminary plat application. 10) Sidewalks are not depicted along AL HWY 181. The Planning Commission may wish to require sidewalks within a pedestrian easement on along the margin of Common Area 1 adjacent to the AL HWY 181 ROW. 6 SD 20.52 Laurelbrooke Subdivision – February 1, 2021 a. The Planning Commission did not address this item at the time of Village Subdivision approval. For the applicant’s information the Planning Commission may require sidewalks along SR 181 as a condition of approval of Case number SD20.52. CONDTIONS: 1) Per the Water and Sewer Superintendent, the property in which the lift station is located shall be conveyed as a lot of record to the City. a. The lot shall be a minimum of 20’ x 30’. b. A 20’ wide road extending from the station to the road shall be provided. 2) The Village Subdivision approval depicts a water feature of 3.39 acres; however, the preliminary plat proposes a pond of 2.14 acres. Further, the revised Tree Preservation and Removal Plan, drawing TP100, that was submitted 11/25/2020 removes three heritage trees and the “island” on which they were located that were shown as preserved on drawing TP100 submitted with the original preliminary plat package on 10/21/2020. The 10/21/2020 submittal appeared to be in substantial conformance with Appendix “D” of the Village Subdivision approval. This is a deviation from the originally-approved Village Subdivision. Staff does not support this deviation from the original Village Subdivision. This condition approval is in place to allow the Planning Commission to rule on this department from the original Village Subdivision. 3) The Planning Commission did not address sidewalks at the time of Village Subdivision approval. The Planning Commission may wish to require sidewalks within a pedestrian easement on along the margin of Common Area 1 adjacent to the AL HWY 181 ROW. Associated Investor for Laurelbrooke is: 1. Nathan Cox Page 1 1 ALABAMA HIGHWAY NO. 181 80' RIGHT-OF-WAY (PAVED ROAD)LEGEND:BAAMALAMAGERITOVICRL.NPOINT OF BEGINNINGPOINT OF COMMENCEMENTSUBDIVISIONLAURELBROOKE25353 Friendship Road Daphne, AL 36526251.990.9950 fax 251.929-9815820331234567910111213141516171819212223242526272829303132343536373839404142434445464748495051525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899100COMMON AREA 1COMMON AREA 2COMMON AREA 3AREA 4COMMONGREENSPACEGREENSPACEUNDISTURBED SPACEUNDISTURBED SPACEUNDISTURBED SPACEUNDISTURBED SPACELotW:\NATHAN\50127158 - LAURELBROOKE\PLANNING\PRELIMINARY PLAT\50127158PRELIM_REVISED_EM EXIT.dwg, 1/14/2021 7:15:42 AMGRAPHIC SCALE 'k.•-~00 SLJRVfYQR /ENGINEER· D£W8H?RY 25J5J FRIENDSHIP ROAO, DAPHNE. AL 36526 VICTOR L. GERMAIN. PLS UC. NO. 38473 JUSTIN M. BRITT, PE UC. NO. 38943 -""ilifB PIZZOTn, JOANNE TRUSTEE OF THE JOANNE l 30319 WESTWOOD MADISON HEIGHTS. Ml 48071 ..D..E'i.fLQE£B 68V PAY OIRT, LLC 29891 WOODROW LANE, STE. JOO SPANISH FORT, Al 36527 RBFt) -CRf" 0 -CRS. -(CA-1109-LS) (M) -MEASURED BEARING ANO DISTANCE (R)-RECORDDEEDBEAA1NGANDC,STAACE G=OAKTREE Q-ec,,,,~, il=P"ETREE e-Mo.,OSAT!l[E I II II I " I 1-11 ' 11 • \ 11 \ 11 \ 11 \ 11 11 11 I 7 ----' 7.5' .I 0 0 d -tjl .-j I I I -I ' L.-~7.5' I I I I I I I I I-10' UTILITY EASEMENT RIGHT-OF-WAY O:P!Cd!.:J9.t.OCTd« SIT£ DATA VICINITY MAP IN= I MILE CURRENT ZONING: UNZONED BC DISTRICT 14 LIN. FT. STREETS: 4,604 LF NUMBER OF LOTS: 100 SMALLEST LOT: 8,540 SF LARGEST LOT: 11.792 SF COMMON AREAS: 29.09 AC. GREENSPACE: 12.80 AC. (21.4%) TOTAL AREA: 59.72 AC. DENSITY: 1.67 LOTS/ACRE LOT COVERAGE: 40% OF PRINCIPLE STRUCTURE 25% OF REAR YARD (ACCESSORY STRUCTURES) MAX. BLDG. HEIGHT: 30 FEET REQUIRED SETBACKS: FRONT: 30 FEET REAR: 30 FEET SIDE: 10.5 FEET STREET SIDE: 20 FEET (UNLESS OTHERWISE SHOWN) SURVEYOR'S CERT/FICA TE: STAT[OFALABAMA OOJNTYOFBALD'MN UTII ITY PROVIDERS WATER: CITY OF FAIRHOPE SEWER: CITY OF FAIRHOPE GAS; CITY OF FAIRHOPE ELECTRIC: BALDWIN EMC TELEPHONE: AT&T (DESCRIPTIONCCU'OSE0rROMPROOAT[RECCROSAN0ANACTIJN.rl[L0SL<!V!:Y) JANUARY 14, 2021 -SHEET 1 OF 2 PRELIMINARY PLAT NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVlSlON J.N.E. A.E.F. J.M.8. SURVEYOR V.L.G. U Dewberry· A.E.F. PROJ MGR J.M.8. SCALE 1-,..,oo' PROJ. N0.50127158 FILE 50127158PRBJM loF 2 080160240)> CD \ ffl I ! 0 ~ ~ I ! ~ !'l < I i ~ ~ m • ~ • () • ",-~ (.,.) ~:; ; )> z~ z )> G) m 0 .~ . / .II> __ ,,.,,. '---------~i--~£-~\ !i: • r---~"'"' 1 •---4!ol------,--! © ,,I / ,, I . . !, .!-' s • ~ ~ / ,, " !if~ i~ i~ @ 0 / (0 / 0 0 / ~ • LAURELBROOKE PHASE 1 &2 68V PAYDIRT, LLC FAIRHOPE, ALABAMA I SR181SR 18135354040 45 45 50 5055555555606065363637373838 3939 4141 42 42 43 43 44 44 46 4647 4748 4849 4951 5152 5253 53545454 54565657 57585959616162 62636364 6464 646667404045 455050555560 60654141424243434444464647474848494951515252535354545656 57 57 58 5859 59616162 62 6363646667 68505055 5560 60 65655151 52 5253 5354 5456 5657 5758 5859 59 616162 62 63636364646466354045343637383941424344landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comSITE LOCATION MAPGENERAL NOTESPROJECT SUMMARY•••ABBREVIATION LEGENDAlabamaSafely.Dig800-292-8525#DIG (Cellular)CallSheet List TableSheet NumberSheet TitleC100COVER SHEETMP100MASTER PLANRD100AMENITY RENDERINGSLH100OVERALL SITE PLANLH200HARDSCAPE ENLARGEMENT PLANLH300TRAIL HEAD ACCESS ENLARGEMENTSLH302FITNESS STATION DETAILSLH500HARDSCAPE DETAILSLH501HARDSCAPE DETAILSLH502HARDSCAPE DETAILSTP100TREE PRESERVATION & REMOVAL PLANTP500TREE PRESERVATION & REMOVALCALCULATIONSLP100LANDSCAPE PLANTING MASTER PLANLP200LANDSCAPE PLANTING ENLARGEMENT PLANLP500LANDSCAPE PLANTING DETAILSLH201HARDSCAPE ENLARGEMENT PLANLH202HARDSCAPE ENLARGEMENT PLANLH300TRAIL AMENITY OVERALL REFERENCE PLANLH303FITNESS STATION ENLARGEMENT PLANLI100OVERALL IRRIGATION REFERENCE PLANLI200IRRIGATION ENLARGEMENT PLANLI201IRRIGATION ENLARGEMENT PLANLI500IRRIGATION DETAILSSITE LOCATIONA Landscape Development Plan for Laurelbrooke Fairhope, Alabama Prepared for TerraCore Development Services 29891 Woodrow Lane, Suite 300 Spanish Fort, AL 366527 Prepared by landscape architects THE PROJECT DESCRIBED ON THIS DRAWING IS A LANDSCAPE DEVELOPMENT PROJECT THAT COVERS WORK DESCRIBED AS AIJENITY IMPROVEMENTS HARDSCAPE PLANTINGS l ~IS BASED ON THE BEST AVAILABLE AND PROVIDED DATA. MINOR FIELD ADJUSTMENTS ARE EXPECTED. MAJOR FIELD ADJUSTMENTS SHOULD BE APPROVED BY THE OWNER'S REPRESENTATIVE. CONSJRLJCJIQN NOTFS 1. CONSTRUCTION STAKE-OlfT IS THE RESPONSIBILITY OF THE CONTRACTOR. ELEMENTS ARE TO BE STAKED IN THE FIELD BY TI-lE CONTRACTOR FOR REVIEW AND APPROVAL OF THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCrnENT OF CONSTRUCTION ANY CONFLICTS IN FIELD THAT MAY ARISE, CONTRACTOR IS TO MAKE BEST JUDGEMENT DURING FIELD STAKE-OUT & COORDINATE WITH OWNER'S REPRESENTATIVE/LA FOR APPROVAL 2 ALL HARDSCAPE MATERIALS & COLORS ARE TO BE APPROVED BY OWNER J. CONTRACTOR SHALL VERIFY TI-,E LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. EXISTING UTILITIES TO REMAIN SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES. 4 CONTRACTOR SHALL STAGE CONSTRUCTION ACTIVITY IN SUCH A MANNER AS TO MINIMIZE THE AREA OF DISTURBED EARTH AT THE END OF EACH WORK DAY lll!iillllllEll AREAS DISTURBED BY CONSTRUCTION ACTMTIES SHALL RECEIVE SOD OR MULCH AS NECESSARY AND SHOULD BE RETURNED TO 'BETTER THAN WHEN THE WORK STARTED' CONDITION OIIAt:!DTY TAKEOEE PISCINMER QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR FOR BID PURPOSES ONLY. CONTRACTOR SHALL VERIFYALLOUANTITIESANOREPORTANYDISCREPANCIESTOTHE LANDSCAPE ARCHITECT. ALUMINUM ""' ASPl-lALT-COATED CORRUGATED METAL PIPE ASBESTOS CEMENT PIPE I~ CENTIMETER CORRUGATED METAL PIPE COLUMN CONCRETE CONTRACTOR CORNER CROSS SLOPE CONNECTED WITH CUBIC FEET CUBICYAR'D DEGREE OF CURVATURE DETAIL DROPW.NHOLE DRINKING FOUNTAIN DIMENSION DIAMETER DRAWING DEPARTURE DIRECTID ELECTRICAL "" "'" ELECTRICAL CONTRACTOR ELEVATION EXPOSED AGGREGATE PAVING END OF VERTICAL CURVE ENGINEER EXISTING EXPANSION END WALL END SECTION FINISHED FLOOR ELEVATION FINISHED GRADE FINISH =s FIREHYORANT FLOW LINE FIJLL-SIZEDOETAIL FOOTING FOOT OR FEET """' "' ""°" GALVANIZED GENERAL CONTRACTOR GUARDRAIL ''""' GASVAL\IE HOSE BIB HEAD WALL HIGHPOINT HEIGHT HORIZONTAL HIGHWAY INSIDE DIAMETER INCH '"= ""'" JUNCTION BOX LENGTH OF CURVE LATITUDE " ' see .,. " REQD '"' REINF "' SECT '" s " -ST--W<-SPEC ,, ,, cow ,a,rr "~ LJNER LJNEARFEET LANDSCAPE CONTRACTOR LANDSCAPE ARCHITECT METER MAXIMUM MANf-lOLE MINIMUM MISCEllANEOUS MONUMENT """ NOT IN CONTRACT NOTTO SCALE NUMBER NOMINAL DIMENSION ON CENTER OUTSIDE DIAMETER PLANTING AREA POROUS CONCRETE PIPE POLYVINYL CHLORIDE PIPE POINT OF CURVATURE POINT OF COMPOUND CURVATURE PROPERTYUNE POINTOFVERTICAL CURVATURE POINTOFVERTICAL TANGENT POINTOFTANGENT RADIUS REINFORCED CONCRETE PIPE RIGHT OF WAY RIGHT REQUIRED REVISION REINFORCED SANITARY SECTION SHEET soon, STORM INLET STORM SEWER SANITARYSEWER SPECIFICATIONS OR SPECIFIED STEEL '°""' SQUARE FOOT SQUAREYARD STATION STAINLESS STEEL TELEPHONE TANGENT TOP OF CURB TAPERED END TERRA-COTTA PIPE TONGUE AND GROOVE TOP OF WALL TOP OF SLOPE TOWNSHIP TYPICAL UNDERDRAIN USGEOLOGICALSUR\IEY VERTICAL CURVE ~1£::~"' WITI-IOIJT WOVEN WIRE MESH WATER VALVE YARD DRAIN ROIJNDDIAMETER " '"' INCHES ~rf!!Y {r,.~~~ DESIGN landscape architects -No. Dale RwllloM/Swnilllionl _ 09.0UO CffYRE-Sl.lllllM. _10-27.20 COUNIYSUBIIITM. _ ~ CffYRE-Sl.lllllM. -~ CffYRE-Sl.lllllM. VIW =---~ f;.!6,Z.-094 ~28.20 -,.;'?-. , ' COVERSHEET ClO0 landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comA.ENTRY FEATUREB. TRAILHEAD (SEATING& WAYFINDING SIGN)C. OPEN SPACE TRAILD. SIDEWALKE. COMMON AREA FIREACCESSF. PIER WITH SHADESTRUCTUREG. FITNESS STATIONSH. FIRE PITI. CBU MAIL KIOSK WITHPARKINGJ. FUTURE CONNECTIONK. LAKE FOUNTAINL. BUFFER 50'M. LOTN. BENCH, LOCATEDTHROUGHOUT TRAILO. TREEHOUSE PLAYAREAP. PROPERTY BOUNDARYQ. TURF RECREATIONAREALEGEND0080'160'N O R T HMASTER PLAN RENDERING1~rt-!Y r~~~lii. DESIGN landscape architects -Ho. Dalt RfMIIDnl/SWnillionl 07.28.20 CffYSIJlll,ffl,ll _ 09.0UO CffYRE-SI.QITVl _10-27.20 COUKIYS\IBIIIT,ll -~ CIJYRE-Sl.llfllM. -~ CffYRE-SLalTtN.. VIW =---~ f~6,;_-094 ~28.20 MASTER PLAN MPH)() SR 181SR181SR 18135354040 45 45 50 5055555555606065363637373838 3939 4141 42 42 43 43 44 44 46 4647 4748 4849 4951 5152 5253 5354545454565657 57585959616162 62636364 6464 646667404045455050555560 606541414242434344444646474748484949515152525353545456 5657 5758 5859 59616162 62636364666768505055 5560 60 6565515152 5253 5354 5456 5657 5758 5859 59 616162 62 63636364646466354045343637383941424344landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comN O R T HOVERALL SITE REFERENCE PLAN100100'200'1LH2001LH2011LH202I I I L __ -.r.....J ,!♦~-DESIGN landscape architects -~Dale Revlliol'll,/Swnilllionl -.!!E!!!... -"°""-''""""'"""~'-----09.0UO CffYRE-Sl.lllllM. _10-27.20 COUNIYSUBIIITM. -~ CIJYRE-Sl&ll'lM. -~ CffYRE-Sl..alT1N.. VIW =---VIW =---203163-094 ~ ~28.20 OVERALL SITE PLAN LHlOO landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comN O R T HENTRY SIGN LAYOUT PLAN1N O R T HENTRY SIGN SIDE VIEW22LH2002LH200N O R T HENTRY SIGN FRONT VIEW33LH2003LH200N O R T HENTRY PLAN ENLARGEMENT44LH200~~ I I I ■ 1111 I I I I I I I I I I I 0\ \-l--'\ ( I I I I I I I~ I E~YSLGN ~TIW~□N I ~ - --~ ( I I I I y---------/ / HDUBOARD2"THICK,CUTTO FORM AS SHOWN 2"STONEVENEER 4" STONE CAP -----RE: CIVIL DWG----------,1<-8' MEDIAN-+-----RE: CIVIL DWG-----DI INC rn IA♦l!!Y u11 .... ~~ DESIGN landscape architects -~~Revlliol'll,/Swnlllionl -.!!E!!!... ~""~'"="'"=~~---09.0UO CffYRE-Sl.lllllM. _10-27.20 COUKIYSUBIIITM. -~ CIJYRE-Sl..&f11M. -~ CffYRE-Sl..alT1N.. V\W =---V\W =---f;.!6,;_-094 ~28.20 HARDSCAPE ENLARGEMENT PLAN LH200 landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comN O R T HTRAIL HEAD AT ENTRY1N O R T HTRAIL HEAD AT CBU2N O R T HNORTH WEST TRAIL HEAD3N O R T HSOUTH WEST TRAIL HEAD4N O R T HSOUTH EAST TRAIL HEAD6N O R T HTYPICAL TRAIL HEAD ELEVATION7N O R T HTRAIL HEAD AT ENTRY55LH3015LH3017LH3017LH301LANTERN CUT SHEET8----------6' MULCH TRAIL ----SIDEWALK. RE: CIVIL 01--~----Scale: 1••10' ~ --------------------------------~rs,m.c,,<e,CMC_ --B -r POST WITH LIGHT7 -1 I.I MUCC<-1 ':=II i I I I ""J.._,._J.L....J I I -I --------I -I I !Ill I I ~ S'MULCHTRAIL I I I I ~ I -OScale:1'•10' ~ 01-----,------~ w Scole:1••10' w '\ / SIDEWALK,RE;CIVIL/ / # ~ ~ ' ' / <._ '-' --...._lllodt•l,Ai'..4'"H....,_......,...Q,d..,. hmUfhtwltl!iOulllte Daffl'I __ .., ----·-·----... --.-i.-----. _______ _,, ~rf!!Y {r,.~~~ DESIGN landscape architects -~Dale Revlliol'll,/Swnlllionl 07.28.20 CffYSIJlll,ffl,ll _ 09.0UO CffYRE-Sl.lllllM. _10-27.20 COUKIYSUBIIITM. -~ CIJYRE-Sl..&f11M. -~ CffYRE-Sl..alT1N.. V1W ;;;;;;---~ 203163-094 PN,joctMo. ~28.20 -,.;'?-. / ' TRAIL HEAD ACCESS ENLARGEMENTS LH300 landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comINTRODUCTORY SIGN 12INTRODUCTORY SIGN 23STATION 14STATION 36STATION 25STATION 47ASSEMBLED STATIONS & SIGNS MATRIX1STATION 58STATION 69STATION 710STATION 811STATION 912STATION 1013GENERAL NOTESCONSTRUCTION NOTESDISTURBED AREASQUANTITY TAKEOFF DISCLAIMERDRAINAGE NOTESFit-Trcil. --------------U.alHR .. ,cH -· >uu.u> -..-...... ---------:::---.. ~ ·-::,-------_ .. ,_:::: ... -Fit-'D'ail. --------------____ ,,_ ---.-. .. ...... ....._ .......... -----== ---..,_ ___ _ =-..::::::.--~ -,c.oou.,.Q.~ M•tt•h • H•Dltl --------o~---0----0----0----1. ALL FIT-TRAIL EQUIPMENT IS TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. 2. CONSTRUCTION STAKE-OUT IS THE RESPONSIBILITY OF THE CONTRACTOR. ELEMENTS ARE TO BE STAKED IN THE FIELD BY THE CONTRACTOR FOR REVIEW AND APPROVAL OF THE OWNER'S REPRESENTATIVE/LA PRIOR TO COMMENCEMENT OF CONSTRUCTION. 3 CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. EXISTING UTILITIES TO REMAIN SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES. 4 CONTRACTOR SHALL STAGE CONSTRUCTION ACTIVITY IN SUCH A MANNER AS TO MINIMIZE THE AREA OF DISTURBED EARTH AT THE END OF EACH WORK DAY. ANY DISTURBED AREAS SHALL RECEIVE MULCH, SEED, OR SOD AS NECESSARY. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. 1. AREA DEDICATED FOR FITNESS STATIONS SHALL HAVE A MAXIMUM SLOPE OF 2% & DRAIN AWAY FROM THE TRAIL. RA~ --'--~r;,.1 ...... !llmijll!M■ ,,... ~~":<:=-'s..M, .... c...~,.,. ~J-ll>S,... Fit-Trcil. CALSalUJCH ,. ..... _ ----______ ,.. ::::::.--........ _ ... ....,., .... ~ ..... -..,..__~ ... ...... _.,,__, ___ _ -------------. _ _....,.,,...._ .....-----111.L-••m ------------------Fit-Trcil. --------------~ -----Fit·Trail --------------l!ii!!I Fit-Trail _,. .... ....., ::.:-: ... 11 TAltOl't +CAA.l HAl fWiGe.OUIM ~ --------------------:::=i.-i ,_ -__ :-:. -...:.~-Fit-Trail CONGRATULATIONS ,.,_ .... ..,lilif,l..,,.,..__....,,, .. ,.".Jni!l_ .,...,.. ................... .. -.-. ........... ~-----...-.. .. IWIIIJMffNOCll,tfM •.tiiiw,IIN-....tANMilllllllll~• ...... .... .,.. .............. ,. ............ IIMIIIWIMMm...,..IIWII. ... ,. ............ ,... ....... c..-.,_.__.t...w) .. .,,ilM,...MIM.,..W.,'111 --ffilSJOlj RELEASE Fit-Trail. --------------"""" =--==-n~Pr _...,._.,__ ·---...... :::-...:--~-~' -------------...-. ---... _ .... ii...._ -..-.a..--~-=-----~ of-------of-------o----0----__ ... ~1-1a,._., Flt-Trail Enjoy e;::Y :,,",.Ve~ ----------------------------..... 'IDMl'lt.a&~ll!'all.•-:i:r::=--==;,.:.-::.--=F"-==1='~=:"" ~ ~ I I •11tm1ICl&'IIIIIII._ ... .... ----... --,....,, ......... -.-~ ____ ._ ___ ~ ..-----,..-.,..,.,... -------------------------------· ----~,.__I Enjoy Ev~,y Movo 1----.. -.. -.-..,-=-·,,·_11"_,..=_• .. -'-----_-_-_-_-_-_-_______________ v_o_u_M_•_k_e_l_ .......... ~.:,:...---------..----=::-------..... =:::.--:-:~,--------~---------· i-~rt-!Y r~~~~ DESIGN landscape architects -No. Dale RwllloM/Swnilllionl _ 09.0UO CffYRE-Sl.lllllM. _10-27.20 COUNIYSUBIIITM. _ ~ CffYRE-Sl.lllllM. _ ~ CRY RE-Sl.lllllM. VIW =---~ f;.!6,;_-094 ~28.20 -,.;'?-. , ' FITNESS STATION DETAILS LH302 FIRE PIT SECTIONFIRE PIT PLAN VIEWlandscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comN O R T HFIRE PIT DETAIL1SIDE VIEWFRONT VIEWTOP VIEW6' EXPANDED METAL BENCH2_llillE: 1 5' LONG SUPERSAVER OUTDOOR Pl.AYERS BENCH BY TREETOP PRODUCTS.STYLE· BACKLESS, COLOR· GREEN 2 INSTALLPER MANUFACTURER'S SPECIFCATIONS. , __ j CONC FOOTER 0 J/~ -1·-r llllllllil FIRE PIT KIT BY HUDSON STONE,4O"O1AMETER FIRE PIT UNERRING FIREPITWALLBLOCK,ADDCONCRET~. ADHESIVE sa;.E~vfl~g6~ ~ ~ Fl ,, .. ,. -PAVER BASE SUBGRADE-•• IA♦:bY Ul~"-~[ii DESIGN landscape architects -No. Dalt RfMIIDnl/SWnillionl -.!!E!!!.... ~""='"="'"~~~----09.0UO CffYRE-SI.QITVl _10-27.20 COUNIYSUBIIITM. _ ~ CffYRE-SI.QITVl -~ CffYRE-SI.QITVl VIW =---~ f~6,;_-094 ~28.20 HARDSCAPE DETAILS LH500 landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comPIER STRUCTURE DETAIL1ALH501ALH501CLH501CLH501' ' s• POST % ~ ;; 17"-2~-----. B DECKING PLAN 0 0 22._6". PURLIN 1'.TYP.fi lr-U_ A ELEVATION -21· s·------l 17'-z¼" l'--4"-,;-4'-7¾"-4' 7¾" ....,I'--4' ----,, J11 ~ i+ H l n J11 l1, t-, u D POST AND BEAM PLAN C ELEVATION 6"LIGHTPOST,TYP. 2"X4" PURLIN 16"><6"Rm£R ----a·xa· BEAM ~~1o"POST ~BRACKET, CUT FROM 2X6 AS SHOWN ------HORIZONTAL CABL£ RAILING !:~ ~Di~S BOTH SIDES OF POST 2,6JOIST 6X6 POST r:bY ,,.~~~ DESIGN landscape architects ---~ :U) ~c;;;~~::::::::::::-,..,,_,. 10-27.20 ~ ~ -=. ~ 203163-094 PN,joctMo. ~28.20 -'.:;~' • . . ' HARDSCAPE DETAILS LH501 WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLSSWWWWWWWWWW W W WWWWWWWWWWWWWWW WSS S SSSS SSS SSSSSS S S S SSSSSSS S S S S S S TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTSR181SR 18135354040 45 45 50 5055555555606065363637373838 3939 4141 42 42 43 43 44 44 46 4647 4748 4849 4951 5152 5253 5354545454565657 57585959616162 62636364 6464 646667404045455050555560 6065414142424343444446464747484849495151525253535454565657575858595961616262636364 666768505055 5560 60 6565515152 5253 5354 5456 5657 5758 5859 59616162 62 63636364646466354045343637383941424344DISTINCTION DRLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPSR 181SR 181landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.com0080'160'N O R T HTREE PRESERVATION & REMOVAL PLAN1TREE PRESERVATION NOTESI , 0 Scole:1"•80' I _______, ' , ' I ,, I I 5 I ,, I I i 7 -------, I -------, !-_ _J -----< ,. I --~ 9.. 9.. IRffSURlf1QISQAMfR l. ~Di[.t.ri~~:[r:t~~~-BE[N PR0'10E0 TO IBEEPRESfRY'IlPl:ICBfMOY'INQifS: l. ~l\! ro~r:t~~''\oAAlEr~ ARE :z_ ~~rc:E~~~~/REMOV4L I.. .....J fA♦:bY .... ~~ DESIGN landscape architects -~Dale RfMlionl/SWrilllionl = ::: -=:""':"""_....,._""'"'~'------10.27.20 COUNIYSUBIIITAL -~ CIJYRE-Sl.81T1N.. -~ CffYRE-Sl.81T1N.. mEE PRESERVATION & REMOVAL PLAN TP100 landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comTREE PROTECTION FENCE - C1TREE PRESERVATKlN CREDITS• Sec.. 20.S,4(m} T014'1T._To, .. ...__,_ TatJIIT-~~ -...... -,r --,.. --zr ---,.. ....... -... --zr --zr """"' -, .. --... --... -......... ,.. --,.. --,.. ....... -.,. --,r --,r --,,. --,.. --... --,r --.,. --,r --... --,,. ---·-· ,.. __ zr c.rrt -...cnoo 2r c.,y,.---... M" C..,.. .,__. SO" ~rya ,lhnomen,,. C.,rya illinoinen•I> 21" Pinu• elHoti U" ,_. tAoCi ... --zr --,.. --M" .,__ .._ Quercus n;,ra Quercus n;,r3 -(ftll-llltd(lfNI .......... .......... l.Mn!Oll•fwift. ""'°" ...... ""'"" """" LMOll•f.tn ... ... .,,. ... "'"'" LMOll••Ooi!Nf ...... ...... ""'"" """" ...... U..0..-h•in U..011-T..., U..Ollt-T!1-0-.0..·•0.SW ... ... ---SlnhPine -----....... --....... W3!e<03k on ' ' ' ' 36" Quercus ni&:ra Water Oak-Twin l TREE REMOVAL TOUIIT.-t• .. ~ T014'1T ... DliblM: ~T-Tofllt-..-..; ~~T-; ---:l'O"' a--......,._. "It/" c.--....,_ U"O...-~ ,,. ---,.. _,_ _ ,.. __ ,.,-o,..,_..,._,,._. u· a-wt ~ Jlt a.rrm ""fnilN .,._,..._ ...... ,.,..o.., ..... U..O..-•Q.M• ...... IMOl!i•r. U..Oat •01.$• I ellioti SlalhPi~ 24" ellioti Slash Pine 30'' Pinus elliotl Slash Pine Quercus ni1r;, CRfPttl ms mn DllAl..'8IIIIII ) ) n ' ' . n • 11r-.,_ .,,..., .,,_ lllI6UlUIII z '"'" ,_,,.""' ""''"' ' I = ITAf_ sos; 1 Fencing to be installed prior to cons!ruction. Fencing type shall be chain lin~ 2 The fence shall be erected w/ o min. dis!once or 20' from the trunks of heritage trees & 10' from all other retained trees, If installing under<,round ~~~~:i" u~~":r rr~ rr:~. becomes O hardship, a sail auger shall be used !O 3 All roe\• !o be removed during site clearing &/or cons\ruc\icn shall be severed cleanly at the perimeter cf the protected radius ~-fco!e"' fer walls shall end ot the poin! where large roots ore encountered, ondtherootsshcllbebridged.Postholesond\rencheslocotedclcseto re!ained trees shell be adjusted to ovoid dom09e to mojor roots 5. Fencing cannot be removed until land alteration. •ite clearing, and construction oclivitiu ore complete 0 1/~•1'-ll" ~rt-!Y r~~~~ DESIGN landscape architects -No.Dale RfMlionl/SlDrillionl _ 09.0UO CffYRE-SI.Bl1"1M. _10.27.20 COUNIYSUBIIITAL _ ~ CffYRE-SI.Bl1"1M. -~ CffYRE-SI.Bl1"1M. VIW ;;;;;;;---~ ~;_!6,;_-094 ~28.20 -,.;'?-. , ' TREE PRESERVATION & REMOVAL CALCULATIONS TP500 WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLSSWWWWWWWWWW W W WWWWWWWWWWWWWWW WSS S SSSS SSS SSSSSS S S S SSSSSSS S S S S S S TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTSR181SR 18135354040 45 45 50 5055555555606065363637373838 3939 4141 42 42 43 43 44 44 46 4647 4748 4849 4951 5152 5253 5354545454565657 57585959616162 62636364 6464 646667404045455050555560 6065414142424343444446464747484849495151525253535454565657575858595961616262636364 666768505055 5560 60 6565515152 5253 5354 5456 5657 5758 5859 59616162 62 63636364646466354045343637383941424344DISTINCTION DRLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPLAURELBROOKE LOOPSR 181SR 181landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.com0080'160'N O R T HLANDSCAPE MASTER PLAN1GENERAL NOTES1LP200.Jl!A$~. Jllt\S!iTWO 0 ~OISTUR8rri) (!.ND!STURBE"o)f)", y ~DISTIJRBE"o) 9.. (!.ND!STlJR8,i;) ,. 9.. 9.. ~[~lo!~s~~c~ ,~ (W. I\NO/Oft 1-5°-2.5" OIA AT ~il~}:~;~~~l~~~fir~i~~ i) ~rrd~-[~=~M~r:'LAU:M[NT SH4Ll B[ 4PPROrai ~E~~~rc:5=:~1~7k~i11fil"~~N~4~4HD 10 [~~~~~!~]~f¼::f~riA[:ES ~ti~~i~1l~t~~lE:Ulo! I\NO CURB IS 7 l'E[T OR lo!ORE (SE[ ORlllN~C£ mR 11ST) ~·LJJ"JR'~~DSH~~ WATEl!EO OURINC THE 2-\"EAA ',.;;;,-:-,;;:---------------------------------------------------------------------..!:"""'::-~.....J~~=::!I ~ TSco1e:1·-so• W ,.,~. DESIGN landscape architects -No. Dale RfMlionl/SWrilllionl 07.28.20 cm SUlll,HITAI. _ 09.0UO cm RE-SI.Bl11AI. _10-27.20 COUNIYSUIIIIITAL _ ~ cm RE-SI.Bl11AI. -~ cmRE-SI.Bl11AI. VIW ;;;;;;;---~ ~;_!6,;_-094 ~28.20 -,.;'?-. , ' LANDSCAPE PLANTING MASTER PLAN LP100 L WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLW W W W W W W W WWW W WWWWWWWS S S S S S S S S S SSSSSSSSSS S S S S S STTTTTTTTTTTTTT5560655253545657585961626364666768DISTINCTION DRlandscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.com0020'40'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1a ly ' ' "" ' ' "" ' ' "" "" ' I I I ,( 1 \ -----I -----------_ __j, --------------------< z ,,,,,,-,,,,,,-\ ' ' "" I.. .....J ~r,,bY r~~~~ DESIGN landscape architects ~ ~ ~ ~ 0 .8 I~ i ~ .!! f_g .9 < -~~ RfMlionl/SWrilllionl -~ -""""-'"""="'~.__ __ _ 09.0UO CffYRE-SI.Bl1'1M. _10.27.20 COUNIYSUBIIITAL -~ CIJYRE-Sl.81T1N.. -~ CffYRE-Sl.81T1N.. VIW ;;;;;;;---~ 203163-094 ProjoctMo. ~28.20 -,.;'?-. , ' LANDSCAPE PLANTING ENLARGEMENT PLAN LP200 TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSLN 11 Lagerstroemia indica `Natchez` `Natchez` Crape Myrtle 30 gal 8`-10` Minimum 3 trunks; full headLT 6 Liriodendron tulipifera Tulip Tree 15 gal 10`-12` Full head, specimen qualityMA 11 Magnolia virginiana Sweetbay Magnolia 15 gal 8`-10` 3 trunks; Full headQN 136 Quercus nuttallii Nuttall Oak B&B or Cont 1.5"Cal 10` Full head, specimen qualityQV 6 Quercus virginiana Southern Live Oak B&B or Cont 2"Cal 10` Full head, specimen qualityTD 9 Taxodium distichum Bald Cypress B&B or Cont 2"Cal 10` Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSDM2 48 Distylium `Vintage Jade` Vintage Jade Distylium 3 gal 48" o.c.GF 46 Gardenia jasminoides `Frostproof` Frostproof Gardenia 3 gal 36" o.c.MC2 35 Muhlenbergia capillaris Pink Muhly 3 gal 48" o.c.MC3 21 Myrica cerifera Common Wax Myrtle 3 gal 72" o.c. Shrub form, full to groundSB 14 Viburnum odoratissimum Sweet Viburnum 3 gal 48" o.c.SHRUB AREASCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSMS 38 Miscanthus sinensis `Adagio` Adagio Maiden Grass 3 gal 42" o.c.GROUND COVERSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTSPACINGREMARKSAB2 51 Agapanthus africanus `Blue` Blue Lily of the Nile 1 gal 18" o.c.ILG 86 Iris virginica `Blue` Blue Flag Iris 4"pot 24" o.c.LV 75 Liriope muscari `Variegata` Variegated Liriope 1 gal 15" o.c.PC 39 Pontederia cordata Pickerel Weed 2" Plug 24" o.c.RDR 26 Rosa x `Meigalpio` Red Drift Rose 1 gal 30" o.c.SOD/SEEDCODEQTYBOTANICAL NAMECOMMON NAMECONTHTSPACINGREMARKSSOD 10,265 sf Cynodon dactylon `Tifway 419` Tifway 419 Bermuda Grass sodPLANT SCHEDULElandscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781www.was-design.comSHRUB PLANTING3MULTI-TRUNK TREE STAKING••2PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP6AABBTYPICAL PLANT SPACING4GENERAL PLANTING NOTES••••••••••••••••••••1GROUNDCOVER PLANTING50 0 0 0 0 0 Efi 0 0 ® 0 II SHRUBSANDGROUNDCOVERSAflJACENTTOSTRAIGHTEDGESSHAL.L ~6cf""-NGULAR -SPACED IN ROWS PAAALLED TO THE STRAIGHT SHRUBS AND GROUNDCOVERS Af>JACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES CURVED EDGES TO BE VERY SMOOW RADII. Q,._,. 0,12·-1·-o· SPECIFIED PLANTING MIX WATER ANO TAMP TO REMOVE AIR POCKET'S PLANTSPACINCPER PLAN/PLANT SCHEDULE 2" ~ULCH INST,.._LED BEF'ORE ~J3~~i!:!7ti~~ES ITSUSE.) PREPARE BED PER SPECS PIANI MfilRIN AND PlfflDNG ~~R1u~+11~s~~~~~RNE~~~ ~=N~~~~ T~ i~~~g=• ~;~ R:;1~~~:i~~j~/~Hr~ir~?R REFUSAL BY THE ~~ S~cJEo~E~lisl~E~E~pi'b~~~gu~DG;~G Brm~EN~o:ITH INJURY,INSECTSANDDISEASES.PLANTSSHALLEQUALORSURPASS OU,',UTYASOEflNEOINTHECURRENTISSUEOF "AMERICANSTANDAADS FORNURSERYSTOCK"ASPUBLISHEDBYTl-lEAMERICANNURSERYMEN,INC ~~~~ir: Th~!~~r1{:rNT:1::~ :::~RB~:: :0 MINIMUM Of 24" BEHIND BED LINE O LAWNS OR W,l,LJ(S AND A MINIMUM ~glfr~Eit?;:E~i~?~ri~]hR~~~.G:~~g :~0~ NOT ~r~IN~u~~ :iif :r~g Er~~ ~~E1~~b~&.1Wo 0~urc~s □3"DEPTHPINEBARK □ 4• DEPTH SHREDDED HARDWOOD MULCH r:SJ3"D£PTHLONGLD.FPINESTR,1,W,S£TTLED r~j~,~~i~if~ij~ffE:~ DETAIL-FILE 0-,-.,-,.-=-----------,-,.-,,-,_-,. Qr-,-.-_-,._-,-.----------,-,.-,,,_-,,-_,-, 0-,-. --,._-,.-------------~r,,bY r~~~~ DESIGN landscape architects -No. Dale RfMlionl/SWrilllionl _ 09.0UO CffYRE-SI.Bl1'1M. _10.27.20 COUNIYSUBIIITAL _ ~ CffYRE-SI.Bl1'1M. -~ CffYRE-SI.Bl1'1M. VIW ;;;;;;;---~ ~;_!6,;_-094 ~28.20 -,.;'?-. , ' LANDSCAPE PLANTING DETAILS LP500 0010'20'N O R T HTREE HOUSE PLAY AREA LAYOUT REFERENCE PLAN2TREE HOUSE PLAY AREA ELEVATION1TREE HOUSE DECK POST & FRAMING PLAN3GENERAL NOTES1LH5031LH503Scolt: J/8"-1'-0" STEPS WITH RAIL TOP & BOTTOM "EAW LE,2 R'S ,B L 2X10 FACE BOARD BEAM BLOCK 2XB BEAM BLOCK (2)2X8 BEAM BLOCK SUPER OPEN SPIRAL SLIDE B;' SWING SETMALLCOM 8 SUBJECT TO CHANGE DUE TO FIELD MEASUREMENTS rBO~:,jT~irk~ ;oFl~::ioANgU:ON V£Rlnc~TION FROM SURVEYOR, WORK SUBJECT TO CHANGE BASED ON BLOCKING AND OR MILL J_ DECK JOIST SUPPORT (2X6 0 2~• QC, MIN.), GRID NOT SHOWN 2~8 BEAM, CHAMFER WITHIN ~IEL~)GENT TO TRUNK, (TBD. 2" MAX GAP BETWEEN DECKING AND TRUNK ~©JIT --THESEPL>.HSHAVE ttOTBEEN APPROVED AMO AR£ SU8JECT TO CHANGE. -~ ~ ~ I Sibrilllionl -~ -'~"'~"""="~"-----08.0UO CffYRE-SI.BITVl _I0-27.20 COUNIYSUBIIITTAL -~ CffYRE-Sl8fflAI. -~ CITY RE-Sl&ITTN. ..D.L.1.UL CQYBE-SINIIN VIW =---VIW =---~;_!6~-094 ~28.20 7~ . . . TREE HOUSE PLA y STRUClURE LH503 IJ Dewberry· December 17, 2020 Mr. Buford King City of Fairhope 161 North Section Street Fairhope, AL 36532 Re: SD 20.52 Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 Laurelbrooke Village Subdivision Phase 1 Preliminary Plat Dear Buford: 251 990.9950 251.990.9910 fax www.dewberry.com This letter is in response to your staff review letter dated December 11, 2020 on the above referenced application. The following are the comments from that letter and our response to each: • Comments: Side setbacks are now listed as 10.5 '. Staff defers approval of setbacks to Baldwin County and this review assumes the setbacks that will be listed on the final plat will reflect approval by Baldwin County. o Response: Correct. Awaiting Baldwin County Approval. • Comments: Lot coverage not shown on preliminary plat -please reflect this requirement on the plat. o Response: Lot coverage information has been added to the Site Data. • Comments: Maximum building height not shown on preliminary plat -please reflect this requirement on the plat. o Response: Maximum building height information has been added to the Site Data. • Comments: Accessory structure separation not shown on,preliminary plat -please reflect this requirement on the plat. o Response: Added to the general notes. • Comments: Accessory dwellings are prohibited note not shown on preliminary plat -please reflect this requirement on the plat. o Response: Added to general notes. • Comments: The greenspace and undisturbed space appear to be correct, however the greenspace and undistributed space are not distinguished on the various drawings. o Response: Both areas have been labeled on the plat. • Comments: Appendix "A" of the Village Subdivision approval depicts a water feature of 3.39 acres; however, the preliminary plat proposes a pond of 2.14 acres. Staff will provide a condition of approval for the Planning Commission to rule on the deviation from the Village Subdivision approval. o Response: Noted • Comments: Stocking of the pond will be verified at the time of final plat approval request. o Response: Noted I', p t4 • Comments:·]ts information was not furnished -please clarify the side slopes of the pond. o Responf;: All side slopes will be a minimum of 4:1. Side slopes have been detailed on the pond details sheet. • Comments: Any statements on Appendix "A" to the effect of "need not be built" are null and void for the purposes of this approval. For the applicant's information, this statement will be applicable to the preliminary plat and memorialized as a condition of approval and will also include the restriction of phrases such as "subject to change." o Response: Noted • Comments: Dimensioned and fully detailed drawings not provided and not reflected on drawing LP 100. Three trailheads with seating and wayfinding signage are reflected on Appendix "B." o Response: Please see revised landscape plans. • Comments: Dimensioned and fully detailed drawings and color renderings not provided and not reflected on drawing LPloo. Appendix "B" includes eight (8) fitness stations and only three (3) are reflected on drawing LPl oo. The turf recreation area and tree house play area reflected on Appendix "B" are not reflected on drawing LPl oo. o Response: Please see revised landscape plans. • Comments: Light fixtures within the public ROW shall be limited to 15' tall. Submit a "cut sheet" for approval of the light fixtures and indicate the proposed color of the fixture. o Response: Baldwin EMC Acorn Style light detail added to the sidewalk and streetlight plan. • Comments: Street trees for the east side oflot 71 are not reflected on drawing LP100. An additional street tree is required at the southeast comer of Lot 21 and at the northeast comer oflot 20. o Response: Please see revised landscape plans. • Comments: Any statements on Appendix "B" and "C" to the effect of "need not be built" are null and void for the purposes of this approval. For the applicant's information, this statement will be applicable to the preliminary plat and memorialized as a condition of approval to the drawings within the preliminary plat that represent Appendix "B" and "C" from the Village Subdivision approval and will also include the restriction of phrases such as "subject to change." o Response: Noted • Comments: Any statements to the effect of "need not be built" on appendices D,E,F, and Gare null and void for the purposes of this approval. The revised drawings submitted 11/25/2020 do not appear to contain this language however a condition of approval will also include the restriction of phrases such as "subject to change." o Response: Noted • Comments: Subject property lies within the Police Jurisdiction of the City of Fairhope and thus Tree Ordinance (number 1444) is applicable. The revised Tree Preservation and Removal Plan, drawing TPloo, that was submitted 11/25/2020 removes three heritage trees and the "island" on which they were located that were shown as preserved on drawing TPloo submitted with the original preliminary plat package on 10/21/2020. The 10/21/2020 submittal appeared to be in substantial conformance with Appendix "D" of the Village Subdivision approval. Staff will provide I Dewberry· . IDj~/1 a conffilibn° afifirovallb allow the Planning Commission to rule upon this deviation from the Village Subd 'sion approval. o Response: Noted • Comments: For the applicant's information. Please coordinate signage permit requisitions with Kim Burmeister, Code Enforcement Officer. o Response: Noted • Comments: The 30' Emergency Fire Access shall be capable of being traversed by a 75,000 lb. GVWR vehicle. If this access is to be gated, emergency services access shall be reviewed and approved by the fire authority having jurisdiction during the preliminary plat process. Not addressed in the preliminary plat application. o Response: No gate shown. • Comments: Sidewalks are not depicted along AL HWY 181. The Planning Commission may wish to require sidewalks within a pedestrian easement on along the margin of Common Area I adjacent to the AL HWY 181 ROW. The Planning Commission did not address this item at the time of Village Subdivision approval. For the applicant's information the Planning Commission may require sidewalks along SR 181 as a condition of approval of Case number SD20.52. o Response: Noted • Comments: Please provide a copy of the community meeting minutes to satisfy this requirement. o Response: Meeting documents included with this submittal. • Comments: Staff requests 8 copies of the revised preliminary plat on 11x17 paper and 1 copy of the revised plans on 24x36 paper reflecting all amendments and revisions required by this review process. o Response: Revised documents are included with this submittal. • Comments: Please provide all associated investors of the development entity proposing the project. o Response: Requested documents included with this submittal. • Comments: Staff has been advised by the COF water and sewer superintendent that a fire flow issue has been discovered which may affect the layout of the proposed lots. Was this matter corrected by widening the side setbacks to 10 ½ feet? Further, provide the application within Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities and submit for review. o Response: The matter was corrected with the widening of the setbacks. The application within Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities is included with this submittal. • Comments: Please submit a streetlight cut sheet to verify proper streetlight height per Article V, Section D.3.f. Please note condition 6c. of the Village Subdivision approval case number SD 20-43. o Response: Baldwin EMC Acorn Style light detail added to the sidewalk and streetlight plan. • Comments: Minimum finished floor elevations not shown on plat -this may be reflected on the plat in a chart. o Response: Minimum finished floor information has been added to the plat. I Dewberry· ::.~~/.( .... • Comment[} Please reflect the greenspace and undisturbed space on the plat. The submitted drawings appear to be correct, but greenspace and undisturbed space are not distinguished. o Response: Both areas have been labeled on the plat. • Comments: The Code Enforcement Officer provides the following comments: Provide a wetland delineation dated within 5 years. Note that Grady soils appear to exist on the north side of the site. o Response: USACE letter verifying no jurisdictional wetland features is attached with this submittal. • Comments: The traffic engineer recommends a left turn lane to access the development, however the site plan included within the traffic engineer's report does not include the emergency fire access road. Was the emergency fire access road included in the turn lane design? This review assumes the turn lane will be constructed during phase one of development, and a condition of approval will require construction of the turn lane as pre-requisite to final plat approval of phase 1. o Response: The emergency access lane was included with the turn lane design and permit to ALDOT. A set of preliminary ALDOT plans is included with this submittal. • Comments: Please revise the construction entrance detail on drawing D2 to reflect a 20' entrance in lieu of the 15' entrance shown. o Response: Detail has been revised. • Comments: Please revise the drainage narrative to indicate how downstream adverse effects have been mitigated by the drainage system. o Response: Drainage narrative has been revised to further clarify that downstream effects have been mitigated. • Comments: The Baldwin County map viewer indicates neither a blue line stream nor any potential wetlands on subject property. However, Grady and Alluvial soils are shown on the site per NRCS web soils. Please provide a wetland delineation to determine if wetland buffers are required. o Response: USACE letter verifying no jurisdictional wetland features is attached with this submittal. • Comments: The Baldwin County map viewer indicates neither a blue line stream nor any potential wetlands on subject property. However, Grady and Alluvial soils are shown on the site per NRCS web soils. Please provide a wetland delineation to determine if wetland buffers are required. o Response: USACE letter verifying no jurisdictional wetland features is attached with this submittal. • Comments: Please clarify the method of calculating peak discharge: Rational vs. SCS method. o Response: Method is clarified in the drainage narrative. The SCS method was used to calculate peak discharge. • Comments: The proposed drainage system is not connected to the public drainage system within the ROW of SR 181 and appears to discharge onto adjacent property not within the development and eventually flowing into a natural conveyance system flowing into a tributary of Fish River. Please provide clarification in the storm drainage design narrative why the drainage system cannot connect to an existing public drainage conveyance system. o Response: Please see revised drainage narrative. (ii Dewberry· J i/ • Commentt Please clarify if the subject property lies outside of the territory within the Baldwin County Storm Water Management Plan (SWMP). If the property is regulated by the County SWMP, provide the County Engineer's Certificate of Review as required by this section. o Response: The property is regulated by the County. The County Engineer's certificate of review is forthcoming. • Comments: Please verify in the drainage narrative through hydrologic analysis that the detention facility will not exacerbate flooding downstream. Also, clarify if the stormwater pond is a "wet detention" or a "retention" pond. o Response: The storm water pond will be a retention basin. Please see the revised drainage narrative. • Comments: The proposed drainage system is not connected to the public drainage system within the ROW of SR 181 and appears to flow across adjacent property eventually discharging into a natural conveyance system flowing into a tributary of Fish River. Please provide clarification in the storm drainage design narrative how the adjacent properties across which discharges will flow will be affected by a significant storm event before the flows re-join the apparent natural conveyance system. The EOR may wish to consider using a level spreader as a means of discharge from the storm water pond so that the location of discharge is no longer a "point source" of discharge. o Response: Please see revised Overall Drainage Plan and revised drainage narrative. • Comments: Please clarify the side slope of the wet basin, and note per the Village Subdivision approval, as well as Ordinance 1444, side slopes of storm water retention/detention areas shall not exceed 4:1. o Response: All side slopes will be a minimum of 4:1. Side slopes have been detailed on the pond details sheet. • Comments: The site data table does not distinguish "greenspace" from "undisturbed space." Village subdivision approval case SD 20,43 requires 15% greenspace and 30% undisturbed space. Though the proposed 12.80 acres of greenspace (21.4%) exceeds the 15% required by the Village Subdivision, it is not possible to distinguish the greenspace from the undistributed spaces. o Response: Both areas have been labeled on the plat. • Comments: Greenspace Maintenance -Please add the information in this section to the plat in the site data table or general notes, as appropriate. o Response: Information has been added to the general notes. • Comments: A greenspace hardship has not been requested by the applicant. o Response: A greenspace hardship will not be needed. • Comments: Please submit a streetlight cut sheet to verify proper streetlight height per Article V, Section D.3.f. Please note condition 6c. of the Village Subdivision approval case number SD 20,43. o Response: Baldwin EMC Acorn Style light detail added to the sidewalk and streetlight plan. • Comments: Additional street trees required for the east side of lot 71, the northeast corner of lot 20, and the southeast corner of lot 21. IJ Dewberry· • :~:: r ·t ,! "() • o Response: t>Yf4se"see'revised landscape plan. Comments: The cibJ of Fairhope Horticulturalist has indicated acceptance of the tree protection plan, however that approval does not contemplate the revisions submitted on 11/25/2020 that removes three heritage trees from the lake area. A condition of approval will be included in the staff report to allow the Planning Commission to rule on alterations to the Village Subdivision approval. o Response: Noted • Comments: Please acknowledge this requirement for watering Street Trees during the 2-year maintenance bond period. o Response: Acknowledged • Comments: The City of Fairhope Horticulturalist indicated acceptance of the tree protection plan as mentioned previously. However, that approval does not contemplate the revisions submitted on 11/25/2020 that removes three heritage trees from the lake area. A condition of approval will be presented to the Planning Commission to allow the Planning Commission to rule on this alteration of the Village Subdivision. Note that subject property is located within the Police Jurisdiction of the City of Fairhope and thus the Tree Ordinance, # 1444 is applicable. o Response: Noted • Comments: The drainage and utility easement for each lot is not shown on the plat or noted in the site data table. Due to the congested nature of the amount of data portrayed for each lot, the applicant may wish to list the required drainage and utility easements on the site data table and show all easements and setbacks on a typical lot detail on the plat. o Response: A typical lot detail has been added to the plat. • Comments: The City of Fairhope Water and Sewer Superintendent advises the Newton School lift station must be upgraded to accommodate the increased loading created by the development. The estimated cost to upgrade the Newton School lift station is $150,0000.00 The estimated aid to construction fee for the development is $20,000.00 as a result of the loading estimation for the development. The upgrade cost and aid to construction costs will be memorialized as a condition of approval. o Response: Noted • Comments: Errors and Omissions coverage does not appear on the Certificate of Insurance provided. o Response: Document is included with this submittal. • Comments: Please revise the "Typical New Water Service Connection" on drawing D4 to reflect a Ford B43-332 RGW-NL or equivalent curb stop with padlock wing and "365" degree valve operation with no stops. Further, revise the corporation stop to reflect Ford Ballcorp FB-1000 series with grip nut or approved equivalent and note that corporation stops shall be tapped into water mains only by means of a service saddle. Revise the service saddle to reflect Romac 202 NS style or equal. o Response: Details have been revised to reflect the updated requirements provided by the City of Fairhope Water and Sewer Superintendent. • Comments: Please revise the "Sewer Lateral Section" on drawing DsA to reflect DR26 pipe, as well as include the required cleanout required by the latest version of Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities. Further, the lift station on drawing I Dewberry· LS1 shall be revised and re-submitted with revisions coordinated with the City of Fairhope Water and Sewer Superintendent. In brief, the elevation of the sewer main connection to the wet well shall be elevated, or the wet well enlarged as required by the Water and Sewer Superintendent to increase storage capacity and thus minimize the surcharging effect on the sewer gravity mains. Further, the lift station pumps shall reflect the manufacturers allowable in Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities, with a flow and total dynamic head (TDH) as approved by the COF Water and Sewer Superintendent. In addition, the sewer improvements in the ROW along SR181 required to allow subject development to function shall be detailed on drawing C4A, and other drawings as appropriate and included in the "for construction" plan set. All other revisions indicated in this section shall be re-submitted as a function of approval of case number SD 20.52. o Response: Details have been revised to reflect the updated requirements provided by the City of Fairhope Water and Sewer Superintendent. Attached are the following: USACE letter verifying no jurisdictional wetland features Application for Approval to Construct Sanitary Sewer and/ or Water Distribution Facilities in the City of Fairhope Planning Jurisdiction Preliminary Plat Construction Plans Landscape Plan Color Renderings Preliminary ALDOT plans If you need any additional information regarding this application, please advise. Sincerely, tJ~.1- Al Finley, Sr.' Designer II DEWBERRY Cc: File: 50127158 t, Dewberry· DRAINAGE NARRATIVE AND CALCULATIONS Laurelbrooke Phases One & Two DECEMBER 15, 2020 SUBMITTED BY Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526-6278 251.929.9783 Cf Dewberry® ENGINEER’S CERTIFICATION I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 38943, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision regulations and to all other rules, regulations, laws, and ordinances applicable to my design. Justin M. Britt, P.E. December 15, 2020 LAURELBROOKE PHASE 1 & 2 Plans which are certified consist of Page A1 thru X11, each of which bears my seal and signature. Drainage calculations were designed in conjunction with construction plans for Laurelbrooke Phase 1 & 2. Additional construction information concerning drainage can be found in the referenced construction plans. A property owners association (POA) is required to be formed. The POA is required to maintain any and all storm water facilities and structures located outside of the publicly accepted right-of- way. Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com Table of Contents General Information ......................................................................................................................1 Existing Drainage Conditions .......................................................................................................1 Hydraulic Analysis .........................................................................................................................1 Low Impact Development (LID) ..................................................................................................2 Wet Basin (Water Quality Calculations) ....................................................................................3 Summary of Results .......................................................................................................................3 Conclusion ......................................................................................................................................4 Appendix A .....................................................................................................................................5 Vicinity Map & Drainage Maps ........................................................................................... Appendix B .....................................................................................................................................6 StormCAD Report ................................................................................................................. Appendix C .....................................................................................................................................7 PondPack Results ................................................................................................................... Appendix D .....................................................................................................................................8 CulvertMaster Results ............................................................................................................ Appendix E .....................................................................................................................................9 Soil Characteristics/Hydraulic Conditions ............................................................................. Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com 1 GENERAL INFORMATION Laurelbrooke is a new development in Fairhope, Alabama. It is positioned in Section 33 of Township 6 South, Range 2 East of Baldwin County, Alabama. The proposed development of Laurelbrooke Phases 1 & 2 consists of approximately 59.7 acres and is located on the east side of Alabama Highway 181 and north of County Road 24 (Frego Lane). Phase one and two will each contain 50 residential lots for a total of 100 lots across the development. EXISTING DRAINAGE CONDITIONS The terrain of the site falls from both east to west, and west to east, towards the center of the site with elevations ranging from 69 ft. to 34 ft. The site is heavily vegetated with mostly trees and undergrowth. Existing runoff enters the draw on the south end of the development and ultimately offsite. A map showing the vicinity and the existing drainage basin may be seen in Appendix A. HYDRAULIC ANALYSIS The property extending across Laurelbrooke Phases 1 & 2 was designed and modeled together as a single drainage basin. The site does not directly abut a public drainage conveyance system, therefore it will discharge as it does naturally near the southeast corner of the property. Portions of offsite runoff were routed through and around the development. Please see map showing the pre and post development drainage basins in Appendix A. Phases 1 & 2 will contain a single retention pond. This pond will direct flow offsite by means of the draw to the south. The pond will detain water for its specified drainage basin. Along with some direct discharges, the site will ultimately discharge (post-development flow rate) at a value that is less than the pre-development flow rate for the development. The existing GIS contours along with field verified elevations for the area were used to determine the size of the drainage basin for this pond. The drainage basin’s area was then plotted on the USDA Web Soil Survey to determine the soil characteristics. The soil surveys provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. Urban Hydrology for Small Watersheds’ Technical Release 55 or TR-55 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method, along with the information gained in the soil report, runoff is able to be estimated. A composite curve number was determined by relating the curve number for each smaller section of soil to the total area of each drainage basin. The soils characteristics data may be seen in Appendix E. Bentley’s PondPack utilizes the composite runoff curve number and the area of a drainage basin to determine the outflow of that drainage basin. A Type III twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to each drainage basin to determine flowrates. This pond will contain a concrete weir box and open-end culverts with headwalls designed to reduce flowrates leaving the site to the pre-development requirement. Culverts leaving the pond will outflow into a riprap basin designed to greater reduce flow rates and mitigate downstream t Dewberr Dewberry Engineers Inc. 25353 Friendship Road Daphne. AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com 2 effects from the drainage system of Laurelbrooke. Both the direct runoff and pond outflow will discharge offsite at a total value that is less than the pre-development flow rate. The PondPack report may be seen in Appendix C, a summary of these results may be seen in the tables below. StormCAD was used to analyze the closed drainage systems for the proposed project. The system was analyzed for the 25-year design storm event. Curbs and gutters channel storm water from the roadways. The storm water is then collected into wing and yard inlets, which eventually is piped to each respective pond. See Appendix B for calculations from StormCAD for Laurelbrooke. Bentley’s CulvertMaster was used to analyze Pipes 42 and 43 that run under Laurelbrooke Loop. These culverts will collect offsite runoff and discharge this runoff into the proposed pond. Please see Appendix D for calculations. Low Impact Development (LID): The purpose of the stormwater management system for Laurelbrooke is to provide a sustainable approach to managing stormwater runoff from the developed areas within the site. The stormwater management system at Laurelbrooke utilizes best management practices (BMP) and low impact development (LID). The purposes of both BMP’s and LID’s are to maintain the original site hydrology as much as possible while minimizing surface run-off and reducing the contaminants in the stormwater. LID Technique TSS Removal % Vegetated/Grass Buffer* 84 Wet Basin 80 Grass Swale 80 *The percentages were calculated from the averages of the low end of these ranges from the following articles: Vegetative Filter Strips: Application, Installation and Maintenance from the Ohio State University Extension – Article AEX-467-94; Vegetative Filter Strips for Improved Surface Water Quality from the Iowa State University Extension – Article PM1507 September 1992; Vegetative Filter Strips for open Feedlot Runoff Treatment from the Iowa State University Extension – Article PM1919 September 2002; and Agronomy Guide from the Purdue University Cooperative Extension Service, Article AY-285. Each article listed, as well as others that are associated with this guidance, recommends width of the strip depending on the slope of the land. Total Site Area: 59.70 acres Total Developed Area: 17.50 acres Onsite Drainage Area To LID’s: 55.39 acres Wet Basin (Water Quality Calculations) The Wet Basin has been designed to achieve the goal of removing at least 80% of the average annual post construction total suspended solids (TSS) load. t Dewberr Dewberry Engineers Inc. 25353 Friendship Road Daphne. AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com 3 The stormwater quality treatment goal is designed to capture 85% of the annual storm water runoff. WQv=P x RV x 𝐴𝐴12 Where: WQv=Water quality Treatment volume (acre-feet) P=rainfall for the 85% storm event (1.8”) Rv=runoff coefficient (Rv=0.015+.0092I) I=drainage area impervious cover in percentage (50% impervious would be 50) A=drainage area (acres) RETENTION POND- Total Drainage Basin=47 acres Impervious Area=11.79 acres I=100 (11.79/47) = 25.09 Rv=0.015 + 0.0092(25.09) = .25 WQv=1.8 x .25 x (47/12) = 1.76 acre-ft The proposed wet pond has a wet volume of 7.34 acre-ft, therefore the volume of the first flush will be adequately treated. SUMMARY OF RESULTS: Table 1: Total Post-Development Flow per Basin in cubic feet per second Area 2 year 5 year 10 year 25 year 50 year 100 year POND 1 58.19 84.07 108.35 147.39 181.82 211.89 DIRECT EAST 0.19 0.34 0.50 0.77 1.02 1.32 DIRECT SOUTH 4.41 6.93 9.54 13.82 17.66 22.21 Table 2: Total Pre-Development Flow per Basin in cubic feet per second Area 2 year 5 year 10 year 25 year 50 year 100 year ONSITE 17.19 27.49 38.22 55.99 72.29 91.59 OFFSITE 45.60 65.70 84.90 113.74 137.93 166.14 Table 2: Total Pre-Development Flow vs Post-Development Flow in cubic feet per second Area 2 year 5 year 10 year 25 year 50 year 100 year PRE 62.79 93.19 123.12 169.73 210.22 257.73 POST 62.79 91.34 118.39 161.98 200.50 235.42 t Dewberr Dewberry Engineers Inc. 25353 Friendship Road Daphne. AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com 4 Table 3: Max Stage per Pond Area 2 year 5 year 10 year 25 year 50 year 100 year POND 1 40.61 41.17 41.63 42.28 42.81 43.63 CONCLUSION The “ten percent” rule required by the City of Fairhope was considered and found to be compliant within the standard for stormwater analysis, post development flow rates will be restored to pre- development flow rates at the conclusion of construction. The discharge point for the retention pond was chosen in accordance with the existing flow direction of the site, careful consideration was given to the downstream effects. The combination of storage capacity and the designed outfall structures together will not exacerbate flooding downstream. Based on the analysis within the attached report and appendixes the proposed project meets or exceeds the drainage regulations included in the current City of Fairhope and Baldwin County Subdivision Regulations. Based on this design the project will not have an adverse effect downstream. A property owners association (POA) is required to be formed. The POA is required to maintain any and all storm water facilities and structures located outside of the publicly accepted right-of- way. t Dewberr Dewberry Engineers Inc. 25353 Friendship Road Daphne. AL 36526 251.990.9950 251.990.9910 fax www.dewberry.com The 59-acre subject area is located east of Highway 181 and north of County Road 24; at Latitude 30.452335° North, Longitude -87.848967° West; in Fairhope, Baldwin County, Alabama. A desktop review was performed for the subject property on March 23, 2020 during the pre-application period. A final determination was made on April 8, 2020. The desktop review of the subject property included reviews of USDA Web Soil Survey data, USGS Topographic maps, the U.S. FWS National Wetlands Inventory map, FEMA Flood Hazard Zone Maps, USGS National Elevation Map, data sheets provided by the requesting agent, and extensive site photos and videos provided by the agent. The project manager was not able to perform a site inspection of the subject area due to COVID-19 pandemic protocols at the time of the review. After review of the above information, it was determined that there is no evidence of a stream feature, wetlands, or any other waters of the U.S. within the subject area. All of the wetland data points documented by the agent revealed some evidence of hydrology and hydrophytic vegetation, but no hydric soils. According to information provided by the agent, all soils are missing redox concentrations and feature no saturation or evidence of a high water table. Furthermore, the soils (Luka) are mapped non-hydric and are moderately well drained. Additionally, the site photos/videos provided by the agent supported the information in their data sheets. This determination was based upon criteria contained in the 1987 Corps of Engineers Wetland Delineation Manual and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (Version 2.0). Dewberry· SAM-2020-0017 4-LM L Section: 11 Township: 7 South Range: 2 East Fairhope AL, 36532 0 Ventures rel 750 Feet Dewberry® SAM-2020-0017 4-LM L Section: 11 Township: 7 South Range: 2 East Fairhope AL, 36532 0 750 Feet I Dewberry® SAM-2020-0017 4-LM L Section: 11 Township: 7 South Range: 2 East Fairhope AL, 36532 0 4,000 Feet - - -- - 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 February 1, 2021 ¯N CHURCH STMAGNOLIA AV SD 20.53 - Magnolia & Church Mixed Use Development Legend B-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:DenialPrepared by: Mike Jeffries • • • • • CERTIFICATE OF FORMATION OF Magnolia / Church, LLC BALDWIN COONTY ALABAMA T!M RUSSELL PROBATE JUDGE Filed/cert. 1'/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 follow ing Limited Liability Company Certificate of Format ion . 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 activ ity for whi ch 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. 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 February 1, 2021 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 and coordinated with City Improvement Project. Landscaping and Tree Removal Requirements - The applicant has provided a Tree Removal Application dated December 10, 2020 requesting the removal of a 23” Live Oak located in the ROW and a 42” Live Oak on private property. - The applicant provided a recommendation letter from Certified Arborist Gary Ickes which is included in the staff report. o The recommendation is for the removal of the two northern trees sized at 27” and 32” DBH. “The 27 and 32 DBH trees located on the northern end of the western ROW have already lost a significant amount of root system and soil volume due to the driveway on the north side of the trees. The majority of the soil area east of the trees will be lost due to construction. The area between the street and the tree on the west side has a grade that would not allow the construction of a sidewalk without damage to the trees root systems. Due to the amount of previous and future root damage and the amount of foliage loss due to clearance pruning, it is my recommendation that these trees be removed.” o Pictures illustrating the required tree trimming are included in the staff report. o The Tree Removal plan calls for four trees to be removed. 23” Live Oak in ROW (Requested on Tree Removal Permit) 27” Live Oak in ROW (Recommended by arborist) 33” Live Oak in ROW (Recommended by arborist) 42” Live Oak on Private property (Requested on Tree Removal Permit) 2 SD 20.53 Magnolia & Church Mixed Use Development February 1, 2021 - A Memorandum from Richard Johnson, P.E., Public Works Director addresses the extreme importance of protecting Fairhope’s street tree canopy after the devastating loss of Fairhope’s tree canopy in September 2020 after Hurricane Sally did remarkable damage. o The City’s current plans for improvements along Church are being or have been revised to avoid disturbance to the street trees along Church Street. Recommendation: Staff recommends approval conditional on the approval of Site Plan Review Case SR 20.04 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 OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)TBMPK 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 DETAIL77 SFBALCONY698 SFUNIT 202GARAGEHANDICAP 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.)R5'OVERHEAD BALCONYOVERHEAD BALCONYR11'R5'R11'R6'6' PERVIOUSCONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILOVERHEAD BALCONYCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALKOVERHEAD BALCONY2COMPACTSPACES27" LIVE OAK6' CONCRETE SIDEWALKSEE DETAIL80010204020 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%X20190490TGS1/14/201"=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 SPACES7TOTAL PROVIDED =20CONTRACTOR 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 PARKING20 SPACESREQUIRED PARKING7 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS7 UNITSCOMMERCIAL UNITS3 UNITSCOMMERCIAL2,859 SFRESIDENTIAL19,245 SFSTAIRS/ETC.10,343 SFTOTAL32,447 SFNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.GARAGE/BALCONY/I _J ____,_______: - -~ = ~---:-----= , "-,:_-• ------------I 0 ~ C=:::J C=:::J C=:::J 0 ~ C=:::J ~ C=:::J N 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 EngineerJanuary 14, 2021Name 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 OAK42" LIVE OAK46" LIVE OAK33" LIVE OAKCONCRETEPADASPHALT DRIVEWAYASPHALT DRIVEWAYLANDSCAPE WALL2-STORY HOUSE @ 0.4' NCONCRETE SIDEWALKGISTEPS ANDCOVEREDFRONT PORCHLANDSCAPE WALLSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESGITBMPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.8' WFENCE 0.4' N2-STORY HOUSE @ 0.4' NFH110105 110 105 10010095OHPOHPOHPOHPOHP OHP OHPXXTPTPTPTPTPTPTPTP123433555554662227MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)W27" LIVE OAKX480010204020 SCALESHEETD0120190490TGSDRAWNDATESCALEJOB No.1/14/211"=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 PLACEPRIOR 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. FOR TREES APPROVED TO BE TRIMMED/PRUNED,TREE PROTECTION SHALL BE INSTALLED TO THE OUTER EXTENT OFTRIMMING/PRUNING. REFER TO THE ARBORIST RECOMMENDATIONSFOR CONSTRUCTION WITHIN THESE AREAS.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.NOTE: CONTRACTOR SHALL REFER TO THE ARBORIST REPORT AND FOLLOW THE GUIDELINES WITHINTHAT REPORT FOR TREE PRESERVATION, TREE PROTECTION, TREE REMOVAL AND TREE TRIMMING.27" LIVE OAK1C-I _J I , i , ! I I /I ,\ ! I / ) \ --7 +--1-------f ----+-I ( -\ \ I , I I I -I ' I I ----. . . 7 I -,-( r _, < I I \._ \ ,.I \ ) / ) \ I ,,.., I / I I l I I I I I I I ,,/ I I -✓ /-/ J _/ / '__.., / I I I / I I I / I I I I I I / / Io I I / / / I I I I ( I I I I / ii I ( I I I I I I I / --I--I I I I L_/ N 0 0 0 0 0 0 0 ~ 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 OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)TBMPK 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 DETAIL77 SFBALCONY698 SFUNIT 202GARAGEHANDICAP 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.)R5'OVERHEAD BALCONYOVERHEAD BALCONYR11'R5'R11'R6'6' PERVIOUSCONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILOVERHEAD BALCONYCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALKOVERHEAD BALCONY2COMPACTSPACES6' CONCRETE SIDEWALKSEE DETAIL80010204020 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%X20190490TGS1/14/201"=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 SPACES7TOTAL PROVIDED =20CONTRACTOR 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 PARKING20 SPACESREQUIRED PARKING7 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS7 UNITSCOMMERCIAL UNITS3 UNITSCOMMERCIAL2,859 SFRESIDENTIAL19,245 SFSTAIRS/ETC.10,343 SFTOTAL32,447 SFNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.GARAGE/BALCONY/I _J ___ / 0 ~ C=:::J C=:::J C=:::J 0 ~ C=:::J ~ 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 10010095DNUPUPFFE=102.50FFE=99.50FFE=100.00FFE=104.50FFE=106.50FFE=99.00FFE=98.00FFE=110.50TRENCH DRAINGRATE=108.55TRENCH DRAINGRATE=99.14JB#A1RIM=98.00INV=95.00DI#A2GRATE=108.55INV=105.55 (12")124LF 12" PIPE @ 1.0% MIN5LF 8" HDPE @ 1.0% MIN13LF 8" HDPE@1.0% MIN12LF 8" HDPE @ 1.0% MINHDPE PIPE OUTSIDEOF BUILDING LIMITS101.0099.3399.33104.45106.45107.62110.45110.45108.83109.06108.55108.83108.83108.83109.45109.39109.10108.95108.45108.83108.83108.95108.95108.83TOCBOCBOCTOCTOSBOCBOCTOCTOCSIDEWALK TOHAVE A MAX. 2%CROSS SLOPESIDEWALK TOHAVE A MAX. 2%CROSS SLOPESIDEWALK TOHAVE A MAX. 2%CROSS SLOPETOSPORTIONS OFSIDEWALK TO HAVEHANDRAILSREFER TO SHEET C05SHEETC02DRAWNDATESCALEJOB 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 SCALE20190490TGS1/14/201"=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 MATERIALNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.BOTTOM OF CURBBOCTOP OF CURBTOCTOP OF SIDEWALKTOSI _J I \ ( I \ I I , _/ I I I I \ 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 N L ■ ■ ■ .... ........ C -, -----c::J----_J XXOTFCTFCTF32" LIVE OAK34" LIVE OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSTBMPK 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 SCALE20190490TGS1/14/201"=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-------~-_J ----..__ s~ -l> " I \ I , 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 0 0 0 0 0 0 0 0 0 0 N WWWWWWWUGEXXGGGPPOTFCTFCTF32" LIVE OAK34" LIVE OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESTBMPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.4' N2-STORY HOUSE @ 0.4' NFH110105 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 202GARAGE34LF 6" PVCSDR35@1.04%MIN.C.O.594 SF817 SF499 SFGARAGE 203623 SFBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)WPROPOSEDTRANSFORMERLOCATIONREMOVE HYDRANT,CLOSE VALVE ANDINSTALL PLUGFIRE HYDRANTASSEMBLY8"X6" TAP, SADDLE,& VALVEWWWWWWWWWW8"X4" TAP, SADDLE,& VALVE4" WATER SERVICETO A MANIFOLD FORTEN (10) 34" METERS.T3'EX. SS MANHOLETO BE INSTALLEDBY CITY OF FAIRHOPESSSHEETC04DRAWNDATESCALEJOB 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.SEWER 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-WAY20190490TGS1/14/201"=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 I ~ b __/ 1. I I rr .1 I I I I t-+ - -----/ ( I I J / / / / I I I / ( ~ t I----------"---' ;\,_____________,t N I\ ' I I I I --- -- -- -- -- -- -- -- -- -- -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.)HANDRAILSHANDRAILSSHEETC05DRAWNDATESCALEJOB 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 3653220190490TGS1/14/201"=10'NOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.r I. • .. ·-, .. I· . ,. .. I .. I . . . . r • ; I T ~~ tT \ I \ ~\)r~r-1 __ -I I I ,_~LJ.. UL-II I\ I crrn --u-J ¾' ~,:~~ ~I' ,,... __ _ I kv I t---l_l__ _ I'\ I u--~-==:vj-J ~ ... -I LJ L ~ r;:;-i 7 ~ I ~~I I I;~~' ::::::!.!:::::==r=====-_J -I I . . I I ~ -.Jttr----t - -- -- -------. I ._____,.= ........_ ( Ill ~ I -- -- -- -- -11 ITTI ITT - -- -i L -... t < >>> I I I I _ I ,.___ -.L..--<---I /I LI-,,-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 3653220190490TGS1/14/21N.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 PIPESCALE: NTSPERVIOUS CONCRETE DETAIL6" - FOR DRIVEWAY AREAS, 4" - FOR SIDEWALK AREAS 1500 PSI (ASTM C-39) PERVIOUS CONCRETE15% POROSITY MINIMUM24" STRUCTURAL FILL (TOP 6 INCHES COMPACTED TO 100% STANDARD DENSITY)II/ -'\.._ -, :::---;;;~----------------------=~, ==== -_7 1----+----+--------t 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"---20190490TGS1/14/21N.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/TON20190490TGS1/14/21N.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"UNIT 201 CUT LVL 01139' -0"UNIT 201 CUT LVL 01139' -0"UNIT 202 CUT LVL143' -2"UNIT 200 CUT LVL132' -6"UNIT 203 CUT LVL146' -8"35' - 0"ROOF MID POINT141' -6"11' - 6"13' - 6"A1 - PAINTED BRICKC1 - WOOD RAILINGR1- SHINGLE ROOFW1 - ALUM. CLAD WINDOWMASONRY OPENINGB1 - WD BRACKETSDRIVE AISLE OPENINGEXTERIOR LIGHTWD COLUMNROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"101' - 0"102' - 11 3/4"104' - 8"108' - 11"110' - 6"111' - 0"107' - 8"AVG GRADE 106' - 2"40' - 0"AVG. GRADE 102' - 10"40' - 0"AVG. GRADE 109' - 4"40' - 0"3" 12"UNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 200 -FFE110' -6"AVERAGE GRADE -MAGNOLIA106' -6"UNIT 201 CUT LVL 01139' -0"UNIT 202 CUT LVL143' -2"UNIT 200 CUT LVL132' -6"UNIT 203 CUT LVL146' -8"UNIT 201 CUT LVL 02136' -6"A1 - PAINTED BRICKR1 - SHINGLE ROOFB1 - WD BRACKETSC1 - WOOD RAILINGROOF MID POINT141' -6"35' - 0"11' - 6"13' - 6"W1 - ALUM. CLAD WINDOWSTEPSEXTERIOR LIGHT10" 12"WD COLUMNROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"101' - 0"97' - 6"98' - 11"AVG. GRADE 98' - 2 1/2"40' - 0"AVG. GRADE 99' - 11 1/2"40' - 0"3" 12"REVISION INFORMATIONNOT FOR CONSTRUCTIONAP2.1MAGNOLIA AND CHURCHFAIRHOPE, AL19029EXTERIOR ELEVATIONS12.07.2020SCHEMATIC DESIGN16'8'04'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# Revision DateI • • • I I -,------------L---1 ________ _l_ I I I I ----~----_I -------~ --------------L---------------A-~-~~= -= _-------=--=---=-==-=-:===: I I I I I I ----] ---------------~ -------------:-----------------'--cc=----~ r~----L~--------=--------=----------=-~---~ ______ ______,, ----7 ----~ - - - -~ • ~It McCOWN D E S I G N Additional Tree Trimming Exhibit January 13, 2021 Mr. Vance McCown 301 Magnolia Avenue Fairhope, Alabama Tree Evaluation and Recommendations Dear Mr. McCown I visited the site at 301 Magnolia Avenue on January 12th and meet with you discuss the proposed construction and the trees on the right of way. You requested that I provide a written report with my observations, discussion, and recommendations. Due to a change in the deadline for the report, photos and drawings will not be incorporated into the report. The report may be used as needed to assist you with property development and tree preservation. There are 6 oaks located on the right of ways or ROW Magnolia Avenue and Church Street adjacent to the property. I will use the diameter at breast height or DBH, as shown on the Exhibit for Tree Drip Measurements, to identify the trees. The live oak on the southern right of way with a DBH of 46 inches and an average dripline diameter of 46 feet is in good health as indicated by the size, color, and density of the foliage. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. There are two limbs that should be removed to allow construction. The sidewalk for Magnolia Street is touching the south side of the oak. The live oak on the southern right of way with a DBH of 33 inches and an average dripline diameter of 30 feet is in moderate health as indicated be the size, color, and density of the foliage. There are signs of moderate stress on the tree. There is one limb that may need to be removed to allow construction. There is a wound on the southwest portion of the trunk. There is wound-wood present which indicates the wound is not recent. Decay to the sapwood is visible and the heartwood is not visible. A tree risk assessment was not conducted on the tree. The sidewalk for Magnolia Street is within inches of the tree. The live oak on the western right of way with a DBH of 34 inches and an average dripline diameter of approximately 50 feet is in good health as indicated by the size, color, and density of foliage. The limbs on the eastern side of the tree will need to be removed to allow the construction. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. The live oak on the western right of way with a DBH of 23 inches is located where a driveway will be built, and an assessment was not performed on this tree since the tree must be removed to allow construction. The live oak on the western right of way with a DBH of 27 inches and an average dripline diameter of approximately 55 feet is in good health as indicated by the size, color, and density of foliage. The two large limbs forming the canopy of the tree will need to be removed to allow construction. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. The driveway to the north side of the tree appears to have impacted the trees root area during its construction. The live oak on the western right of way with a DBH of 32 inches and an average dripline diameter of approximately 45 feet is in good health as indicated by the size, color, and density of foliage. The tree will need to have the limbs on the eastern side of the tree removed to allow construction. There are signs of low stress present in the tree. There are signs of defects to the root system and the basal area of the tree due to circling and girdling roots. There is a flattened area on the south side of the tree that could be caused by a girdling root. A circling root on the north side of the tree has a weathered fruiting body or conk of a decay fungus. I believe that it is in the Ganoderma family. This family of decay is known cause basal decay and root death. The driveway to the north side of the tree appears to have impacted the trees root area during its construction. All of the trees have signs of stress presently. The most likely reason for the stress is the urban environment and the adjacent streets and sidewalk. Construction will reduce the soil volume for the tree’s root system and clearance pruning will reduce the amount of foliage causing an increase in tree stress. Tree stress can take up to 7 years to fully manifest in the trees. Tree preservation can prevent or reduce tree stresses and reduce the probability of tree mortality. The 27 and 32 DBH trees located on the northern end of the western ROW have already lost a significant amount of root system and soil volume due to the driveway on the north side of the trees. The majority of the soil area east of the trees will be lost due to construction. The area between the street and the tree on the west side has a grade that would not allow the construction of a sidewalk without damage to the trees root systems. Due to the amount of previous and future root damage and the amount of foliage loss due to clearance pruning, it is my recommendation that these trees be removed. The 34 DBH tree in the western ROW will loss a significant amount of soil volume and root system to the east of the tree. The areas north and south of the tree should not be affected by construction. The area west of the tree would be impacted by the construction of a sidewalk; however, air excavation and root pruning prior to construction would reduce the impact upon the tree. The 33 and 46 DBH trees in the southern ROW have limited soil volume to the south due to Magnolia Avenue. The area north and east of the trees will be affected by construction. A previous report by Cleve Formwalt recommended that the construction design should be changed to allow the use of helical piles to prevent change in grade and damage to the root system. Mr. Formwalt recommended that the piles be used within 24 feet of the trees. The use of helical piles will also allow for water and air infiltration into the soil being preserved for the trees. I agree with Mr. Formwalt’s recommendation. The portion of root system beyond the helical piles should be air excavated and root pruned. Recommendations: • The removal of the 27- and 32-inch DBH trees located at the north end of the western ROW due to the significant loss of soil volume and intrusion and damage to the root system. • Air excavation in the location of building footers to allow the roots to be cut cleanly and preventing the roots from being ripped out by equipment. • Air excavation of the area where helical piles will be used to map the location of roots larger than 2 inches diameter to allow an engineer to determine the best locations for the piles without damaging the root system in this area. • Pruning shall be performed as written in the ANSI A300 Part 1 standards. Pruning should include the clearance pruning required for building and canopy cleaning of the remaining portion of the canopies. • Mulching of areas where construction will not occur to prevent soil compaction. The depth of the mulch should be 12 inches but no less than 6 inches in depth. • A fence should be considered on the ROW to protect areas that will not be disturbed by construction to prevent soil compaction, root damage, and possible soil contamination. The fence should be of such construction that it would be hard for someone to enter the area. Signage shall be posted on the fence that this is a tree preservation area, and no entry is allowed. • A soil sample should be obtained and tested to determine the nutrient needs of the trees and prescribed fertilization shall be provided to meet the recommendations of the soil testing report. Fertilization should occur prior to the start of construction and continue for a minimum of five years. Fertilization shall be performed as written in the ANSI A300 Part 2 standards. In areas that are inaccessible after construction, trunk injection of nutrients shall be performed; however, in areas that are accessible, soil injection of nutrients will be the best practice. • The trees should be monitored by an I.S.A. Certified Arborist, or better, during construction and for up to five years following construction. Any changes to the plans in an area of preservation shall be reviewed by an I.S.A. Certified Arborist for impact upon the trees in that location. Thank you for the opportunity to work with you and your trees. If you have any questions or concerns about this report, please feel free to contact me. Sincerely, Gary Ickes I.S.A. Board Certified Master Arborist SO-2919BM I.S.A. Tree Risk Assessment Qualified President – Ickes Tree Service, Inc. 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 -·. ·-I ---------J p:; <i> ---.J.. ___ I • K. \ .... ¥ ---II ---~ ............:s ~u• I: VlCD!i!.!.a .... ~ ... ., I'\ . ---~ --q ~ t ----- DOI !b. -'"'" ,~ . .. I = ---'8> I ~ _,., I i :o,~, • 11111111 111111 ) i i ;:;--$ i; I .... ( ~ -.. •r ------ i -- --t> E.:! 0 r ~ -0:: ~-- : ~ ~ .. ., I ... ~ ' .... """' ~ (0 ii .... .,,,,.r ~ rm! I . ., ------ I----I w / -' I ,-------- I w H . • a:: y ;~ llllk1 ! ! ) .:. j l I-r1 .. ., -..-.~ Cl) \ \~ --.:r$---- I PU ~ ~ ._ ___ (..) t ..... ~ "' ~ -= er. --I 111<!..!1, ... ~ r-~ """ Ii ..... .. 1..: ::> U'•IW ~ I r ,r ~ -0 QIU -----, ~ ~ ....... ~ ?l L 'I ~ ---::--, I ---V ~ ~ -... -I Xll ];> I , ...... I l!all1 _., ' . I ' ..,_ \ ~ -=:,rJ ~a-r $ ~ ........ il::::..m 'if! .,,. ... .. µ:.u 0 ;;;ft I -;:;-$--;;:;:-$ fIJ I ~ l r j ~" ~ I J ~ rs. !fl ~ I ~ ~h ---+----• -. .L J ~ I\. 1i V ---7 -~ I ~I \ ii_ ~ ~ I ~ I • I . , r ' -----,;. --~ ,, • -----. I T --,: I ·~ ~w.LUT --, ___ ~ -- t 11 Cllffl'tl,)I' --,___ -L. ,_ M n-r ..... •-r I ...... I . s ,._, ...... ... ... I -,,..- ur-r s_ MAGNO LI A AVENUE (66' R.O.W.} ----- G G 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 .5 05 REID, JAMES H JR ETUX BEVERLY M PO BOX 638 MONTROSE, AL 36533 ADDITIONAL ATTENDEES: 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 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 February 1, 2021 ¯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:DenialPrepared by: Mike Jeffries • • • • I • • • CERTIFICATE OF FORMATION OF Magnolia / Church, LLC BALDWIN COONTY ALABAMA T!M RUSSELL PROBATE JUDGE Filed/cert . 11/1B/2D16 1:-C3 PM TOTAL $ Si.DO 4 Pages -~ c:::::> -a:::-. C==> ~ 111/lgliEJl~&i~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 init ial 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 February 1, 2021 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 seven (7) residential units and three (3) 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. Landscaping and Tree Removal Requirements • The applicant has provided a Tree Removal Application dated December 10, 2020 requesting the removal of a 23” Live Oak located in the ROW and a 42” Live Oak on private property. • The applicant provided a recommendation letter from Certified Arborist Gary Ickes which is included in the staff report. o The recommendation is for the removal of the two northern trees sized at 27” and 32” DBH. “The 27 and 32 DBH trees located on the northern end of the western ROW have already lost a significant amount of root system and soil volume due to the driveway on the north side of the trees. The majority of the soil area east of the trees will be lost due to construction. The area between the street and the tree on the west side has a grade that would not allow the construction of a sidewalk without damage to the trees root systems. Due to the amount of previous and future root damage and the amount of foliage loss due to clearance pruning, it is my recommendation that these trees be removed.” o Pictures illustrating the required tree trimming are included in the staff report. 2 SR 20.04 Magnolia & Church Mixed Use Development February 1, 2021 o The Tree Removal plan calls for four trees to be removed. 23” Live Oak in ROW(Requested on Tree Removal Permit) 27” Live Oak on Private Property (Recommended by arborist) 33” Live Oak on Private Property (Recommended by arborist) 42” Live Oak on Private Property (Requested on Tree Removal Permit) • A Memorandum from Richard Johnson, P.E., Public Works Director addresses the extreme importance of protecting Fairhope’s street tree canopy after the devastating loss of Fairhope’s tree canopy in September 2020 after Hurricane Sally did remarkable damage. o The City’s current plans for improvements along Church are being or have been revised to avoid disturbance to the street trees along Church Street. Additional Comments • Total Square Footage – 32, 447 o Residential – 19,245 (87.1% not including Garage/Balcony/Stair SF) o Commercial – 2859 (12.9% not including Garage/Balcony/Stair SF) o Garage/Balcony/Stair – 10,343 • 7 residential units are on 1st and 2nd floors and 3 commercial units are on 1st floor at southwest and southeast corner of building facing Magnolia Avenue. • Trash Collection: Individual cans will be stored in individual garages or support space. o Drawings now show two additional compact spaces in support space eliminating storage area for cans. • Electrical transformer was initially proposed in the support space in parking area. Design of building did not allow clearance for utility vehicles. Transformer is now proposed in ROW on Church St. • Water meter bank located in ROW on Church St. • Sidewalks along Church St. and Magnolia Ave. will connect to new sidewalk installed by City of Fairhope during Church St. Project. Applicant is requesting City Council approve 6’ sidewalk along Church St. • Portions of sidewalk along Church St. will require railing to meet ADA compliance. • 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. • Elevation drawings show the building height not extending beyond the maximum of 40’. • Board of Adjustment approval will be needed 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. o 7 parking spaces are required per the Zoning Ordinance and Parking Data indicates that 20 spaces are being provided. • Staff has safety concerns of vehicles exiting the garages built on the property line. And concerns of occupants parking outside of garages and blocking the sidewalk in the ROW. 3 SR 20.04 Magnolia & Church Mixed Use Development February 1, 2021 • Applicant provided pictures of other areas with vehicles exiting onto the ROW inside the CBD. Out of the 9 locations two were exiting a garage. Two were alley ways, one was a wide alley for deliveries, one was open air public parking spaces, one is a drive to a parking area, one is a service alley, and one is an entry between two buildings. Recommendation: Staff recommends this application be denied for the following reasons: 1. The proposed removal of three ROW trees by applicant or arborists report along Church St. and trimming of other ROW trees contradicts the City’s efforts to protect the existing tree’s left as stated in MEMO by Fairhope’s Public Works Director. 2. The proposed parking adjacent to Church St. conflicts with the Fairhope’s Zoning Ordinance and is a safety hazard. 3. By eliminating the parking, the removal of one ROW tree is not needed. 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 OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)TBMPK 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 DETAIL77 SFBALCONY698 SFUNIT 202GARAGEHANDICAP 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.)R5'OVERHEAD BALCONYOVERHEAD BALCONYR11'R5'R11'R6'6' PERVIOUSCONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILOVERHEAD BALCONYCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALKOVERHEAD BALCONY2COMPACTSPACES27" LIVE OAK6' CONCRETE SIDEWALKSEE DETAIL80010204020 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%X20190490TGS1/14/201"=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 SPACES7TOTAL PROVIDED =20CONTRACTOR 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 PARKING20 SPACESREQUIRED PARKING7 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS7 UNITSCOMMERCIAL UNITS3 UNITSCOMMERCIAL2,859 SFRESIDENTIAL19,245 SFSTAIRS/ETC.10,343 SFTOTAL32,447 SFNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.GARAGE/BALCONY/I _J ____,_______: - -~ = ~---:-----= , "-,:_-• ------------I 0 ~ C=:::J C=:::J C=:::J 0 ~ C=:::J ~ C=:::J N 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 EngineerJanuary 14, 2021Name 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 OAK42" LIVE OAK46" LIVE OAK33" LIVE OAKCONCRETEPADASPHALT DRIVEWAYASPHALT DRIVEWAYLANDSCAPE WALL2-STORY HOUSE @ 0.4' NCONCRETE SIDEWALKGISTEPS ANDCOVEREDFRONT PORCHLANDSCAPE WALLSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESGITBMPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.8' WFENCE 0.4' N2-STORY HOUSE @ 0.4' NFH110105 110 105 10010095OHPOHPOHPOHPOHP OHP OHPXXTPTPTPTPTPTPTPTP123433555554662227MAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)W27" LIVE OAKX480010204020 SCALESHEETD0120190490TGSDRAWNDATESCALEJOB No.1/14/211"=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 PLACEPRIOR 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. FOR TREES APPROVED TO BE TRIMMED/PRUNED,TREE PROTECTION SHALL BE INSTALLED TO THE OUTER EXTENT OFTRIMMING/PRUNING. REFER TO THE ARBORIST RECOMMENDATIONSFOR CONSTRUCTION WITHIN THESE AREAS.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.NOTE: CONTRACTOR SHALL REFER TO THE ARBORIST REPORT AND FOLLOW THE GUIDELINES WITHINTHAT REPORT FOR TREE PRESERVATION, TREE PROTECTION, TREE REMOVAL AND TREE TRIMMING.27" LIVE OAK1C-I _J I , i , ! I I /I ,\ ! I / ) \ --7 +--1-------f ----+-I ( -\ \ I , I I I -I ' I I ----. . . 7 I -,-( r _, < I I \._ \ ,.I \ ) / ) \ I ,,.., I / I I l I I I I I I I ,,/ I I -✓ /-/ J _/ / '__.., / I I I / I I I / I I I I I I / / Io I I / / / I I I I ( I I I I / ii I ( I I I I I I I / --I--I I I I L_/ N 0 0 0 0 0 0 0 ~ 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 OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NCORNER NOT FOUNDUNDER FENCESIDEWALK ENDS140' (R)160' (R)140' (R)160' (R)TBMPK 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 DETAIL77 SFBALCONY698 SFUNIT 202GARAGEHANDICAP 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.)R5'OVERHEAD BALCONYOVERHEAD BALCONYR11'R5'R11'R6'6' PERVIOUSCONCRETE SIDEWALKSEE DETAILDRIVEWAY APRONSEE DETAILOVERHEAD BALCONYCONCRETE PAVEMENTSEE DETAILDRIVEWAY APRONSEE DETAILTIE TO EXISTINGSIDEWALKOVERHEAD BALCONY2COMPACTSPACES6' CONCRETE SIDEWALKSEE DETAIL80010204020 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%X20190490TGS1/14/201"=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 SPACES7TOTAL PROVIDED =20CONTRACTOR 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 PARKING20 SPACESREQUIRED PARKING7 SPACES (SEE PARKING DATA)MAX. BUILDING SITE COVERAGE:----JURISDICTIONCITY OF FAIRHOPEREQUIRED:ZONINGB-2 (CBD)TOTAL UNITS10 UNITSRESIDENTIAL UNITS7 UNITSCOMMERCIAL UNITS3 UNITSCOMMERCIAL2,859 SFRESIDENTIAL19,245 SFSTAIRS/ETC.10,343 SFTOTAL32,447 SFNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.GARAGE/BALCONY/I _J ___ / 0 ~ C=:::J C=:::J C=:::J 0 ~ C=:::J ~ 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 10010095DNUPUPFFE=102.50FFE=99.50FFE=100.00FFE=104.50FFE=106.50FFE=99.00FFE=98.00FFE=110.50TRENCH DRAINGRATE=108.55TRENCH DRAINGRATE=99.14JB#A1RIM=98.00INV=95.00DI#A2GRATE=108.55INV=105.55 (12")124LF 12" PIPE @ 1.0% MIN5LF 8" HDPE @ 1.0% MIN13LF 8" HDPE@1.0% MIN12LF 8" HDPE @ 1.0% MINHDPE PIPE OUTSIDEOF BUILDING LIMITS101.0099.3399.33104.45106.45107.62110.45110.45108.83109.06108.55108.83108.83108.83109.45109.39109.10108.95108.45108.83108.83108.95108.95108.83TOCBOCBOCTOCTOSBOCBOCTOCTOCSIDEWALK TOHAVE A MAX. 2%CROSS SLOPESIDEWALK TOHAVE A MAX. 2%CROSS SLOPESIDEWALK TOHAVE A MAX. 2%CROSS SLOPETOSPORTIONS OFSIDEWALK TO HAVEHANDRAILSREFER TO SHEET C05SHEETC02DRAWNDATESCALEJOB 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 SCALE20190490TGS1/14/201"=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 MATERIALNOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.BOTTOM OF CURBBOCTOP OF CURBTOCTOP OF SIDEWALKTOSI _J I \ ( I \ I I , _/ I I I I \ 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 N L ■ ■ ■ .... ........ C -, -----c::J----_J XXOTFCTFCTF32" LIVE OAK34" LIVE OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSTBMPK 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 SCALE20190490TGS1/14/201"=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-------~-_J ----..__ s~ -l> " I \ I , 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 0 0 0 0 0 0 0 0 0 0 N WWWWWWWUGEXXGGGPPOTFCTFCTF32" LIVE OAK34" LIVE OAK46" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSUNDERGROUNDELECTRIC PERLOCATESUNDERGROUND GAS LINESAND VALVES PER LOCATESTBMPK NAIL FOUNDEL=101.71WVGGGGGFENCE 0.4' N2-STORY HOUSE @ 0.4' NFH110105 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 202GARAGE34LF 6" PVCSDR35@1.04%MIN.C.O.594 SF817 SF499 SFGARAGE 203623 SFBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEMAGNOLIA AVENUE (66' R.O.W.)CHURCH STREET (66' R.O.W.)WPROPOSEDTRANSFORMERLOCATIONREMOVE HYDRANT,CLOSE VALVE ANDINSTALL PLUGFIRE HYDRANTASSEMBLY8"X6" TAP, SADDLE,& VALVEWWWWWWWWWW8"X4" TAP, SADDLE,& VALVE4" WATER SERVICETO A MANIFOLD FORTEN (10) 34" METERS.T3'EX. SS MANHOLETO BE INSTALLEDBY CITY OF FAIRHOPESSSHEETC04DRAWNDATESCALEJOB 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.SEWER 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-WAY20190490TGS1/14/201"=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 I ~ b __/ 1. I I rr .1 I I I I t-+ - -----/ ( I I J / / / / I I I / ( ~ t I----------"---' ;\,_____________,t N I\ ' I I I I --- -- -- -- -- -- -- -- -- -- -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.)HANDRAILSHANDRAILSSHEETC05DRAWNDATESCALEJOB 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 3653220190490TGS1/14/201"=10'NOTE: PRIOR TO INSTALLING SIDEWALKS ALONG CHURCHSTREET AND MAGNOLIA AVENUE, THE CONTRACTOR SHALLHAVE A PRE-INSTALLATION MEETING WITH THE PUBLICWORKS DIRECTOR AND THE ENGINEER OF RECORD. THEPURPOSE OF THE MEETING IS TO REVIEW THE SIDEWALKELEVATIONS FOR COMPLIANCE WITH ADA AND TO EXAMTHE RELATIONSHIP OF THE SIDEWALK WITH THE TREEROOT MOUNDS. IF THERE ARE ROOTS THAT INTERFEREWITH THE SIDEWALK ELEVATIONS, A TREE WELL OR CURBMAY BE REQUIRED.r I. • .. ·-, .. I· . ,. .. I .. I . . . . r • ; I T ~~ tT \ I \ ~\)r~r-1 __ -I I I ,_~LJ.. UL-II I\ I crrn --u-J ¾' ~,:~~ ~I' ,,... __ _ I kv I t---l_l__ _ I'\ I u--~-==:vj-J ~ ... -I LJ L ~ r;:;-i 7 ~ I ~~I I I;~~' ::::::!.!:::::==r=====-_J -I I . . I I ~ -.Jttr----t - -- -- -------. I ._____,.= ........_ ( Ill ~ I -- -- -- -- -11 ITTI ITT - -- -i L -... t < >>> I I I I _ I ,.___ -.L..--<---I /I LI-,,-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 3653220190490TGS1/14/21N.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 PIPESCALE: NTSPERVIOUS CONCRETE DETAIL6" - FOR DRIVEWAY AREAS, 4" - FOR SIDEWALK AREAS 1500 PSI (ASTM C-39) PERVIOUS CONCRETE15% POROSITY MINIMUM24" STRUCTURAL FILL (TOP 6 INCHES COMPACTED TO 100% STANDARD DENSITY)II/ -'\.._ -, :::---;;;~----------------------=~, ==== -_7 1----+----+--------t 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"---20190490TGS1/14/21N.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/TON20190490TGS1/14/21N.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"UNIT 201 CUT LVL 01139' -0"UNIT 201 CUT LVL 01139' -0"UNIT 202 CUT LVL143' -2"UNIT 200 CUT LVL132' -6"UNIT 203 CUT LVL146' -8"35' - 0"ROOF MID POINT141' -6"11' - 6"13' - 6"A1 - PAINTED BRICKC1 - WOOD RAILINGR1- SHINGLE ROOFW1 - ALUM. CLAD WINDOWMASONRY OPENINGB1 - WD BRACKETSDRIVE AISLE OPENINGEXTERIOR LIGHTWD COLUMNROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"101' - 0"102' - 11 3/4"104' - 8"108' - 11"110' - 6"111' - 0"107' - 8"AVG GRADE 106' - 2"40' - 0"AVG. GRADE 102' - 10"40' - 0"AVG. GRADE 109' - 4"40' - 0"3" 12"UNIT 102 FFE102' -6"UNIT 100 -FFE99' -0"UNIT 201 -FFE116' -0"UNIT 200 -FFE110' -6"AVERAGE GRADE -MAGNOLIA106' -6"UNIT 201 CUT LVL 01139' -0"UNIT 202 CUT LVL143' -2"UNIT 200 CUT LVL132' -6"UNIT 203 CUT LVL146' -8"UNIT 201 CUT LVL 02136' -6"A1 - PAINTED BRICKR1 - SHINGLE ROOFB1 - WD BRACKETSC1 - WOOD RAILINGROOF MID POINT141' -6"35' - 0"11' - 6"13' - 6"W1 - ALUM. CLAD WINDOWSTEPSEXTERIOR LIGHT10" 12"WD COLUMNROOF RIDGE 02 -CHURCH STREET143' -6"ROOF RIDGE 01 -CHURCH STREET139' -6"ROOF RIDGE 03 -MAGNOLIA STREET146' -6"ROOF RIDGE 04 -MAGNOLIA STREET149' -6"101' - 0"97' - 6"98' - 11"AVG. GRADE 98' - 2 1/2"40' - 0"AVG. GRADE 99' - 11 1/2"40' - 0"3" 12"REVISION INFORMATIONNOT FOR CONSTRUCTIONAP2.1MAGNOLIA AND CHURCHFAIRHOPE, AL19029EXTERIOR ELEVATIONS12.07.2020SCHEMATIC DESIGN16'8'04'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# Revision DateI • • • I I -,------------L---1 ________ _l_ I I I I ----~----_I -------~ --------------L---------------A-~-~~= -= _-------=--=---=-==-=-:===: I I I I I I ----] ---------------~ -------------:-----------------'--cc=----~ r~----L~--------=--------=----------=-~---~ ______ ______,, ----7 ----~ - - - -~ • ~It McCOWN D E S I G N UPUP2468 SFUNIT 100500 SFUNIT 100 GARAGE2332 SFUNIT 101499 SFUNIT 101 GARAGE1824 SFUNIT 1041577 SFUNIT 105578 SFUNIT 203 GARAGE34 SFUNIT 203 ELEVATOR100' - 0"99' - 0"102' - 6"104' - 6"106' - 6"110' - 6"109' - 0"109' - 0"731 SFUNIT 102552 SFUNIT 103531 SFUNIT 105 GARAGE664 SFUNIT 202 GARAGE1166 SFCOURTYARD 100730 SFCOURTYARD 10177 SFBALCONY809 SFUNIT 201 GARAGE185 SFUNIT 201 STAIR817 SFUNIT 200 GARAGE547 SFUNIT 104 GARAGE202 SFUNIT 200 STAIR189 SFUNIT 202 STAIR233 SFUNIT 203 STAIR699 SFPARKING1051 1 0110 100105114 SFUNIT 100 STORAGE 0197 SFUNIT 100 STORAGE 0297 SFUNIT 101 STORAGE34 SFUNIT 202 ELEVATORLEGENDCOMMERCIALRESIDENTIALMAGNOLIA AND CHURCH12.16.2020LOWER LEVEL -OVERALL PLANLOWER LEVELVICINTY MAPSITE15'10'05'SCALE: 1" = 10'-0"BOMA - FIRST FLOORCOMMERCIAL / RESIDENTIAL SFNAMEAREACOMMERCIALUNIT 102731 SFUNIT 103552 SFUNIT 1051577 SF2859 SFRESIDENTIALUNIT 1002468 SFUNIT 1012332 SFUNIT 1041824 SFUNIT 2003055 SFUNIT 2013862 SFUNIT 201 VEST.195 SFUNIT 2022632 SFUNIT 2032878 SF19245 SFOVERALL TOTAL SF :22104 SFSUMMARY1. RESIDENTIAL :19,245 S.F.2. COMMERCIAL :2,859 S.F.3. % RESIDENTIAL : 87.1%4. % COMMERICAL : 12.9%5. PARKING SPACES18 PARKING SPACES 2 GOLF CART SPACESIQ I~ .......__ t ·-· litt of~flioGclf l, ' '/ ftllo'fUCtt,11NIJHoma "f'IJri,,,l",ftMl«ltll(ll'I ,..~ i f • ' \ . I '-/-! • i 9n.v .... f--==q P>ri .... I 9_,.,.,,.,_ m. 1 I ~ ~ I I I \_/{u I I I I / r----+---IH--/ L _; I ~ ' : I I ~ ~ ~ / I_ I ~ f--0 I ~ t t I I \ \ I \ I I ) I J I /0 T _/ I I I I I ; ~ I ----1---I I -j-------f c:::::J c:::::J I I I I I EB I I I I 3862 SFUNIT 2013055 SFUNIT 200331 SFUNIT 200 BALCONY680 SFUNIT 201 BALCONY2632 SFUNIT 202384 SFUNIT 202 BALCONY2878 SFUNIT 203405 SFUNIT 203 BALCONY195 SFUNIT 201 VEST.LEGENDRESIDENTIALMAGNOLIA AND CHURCH12.16.2020MAIN LEVEL -OVERALLMAIN LEVELCOMMERCIAL / RESIDENTIAL SFNAMEAREACOMMERCIALUNIT 102731 SFUNIT 103552 SFUNIT 1051577 SF2859 SFRESIDENTIALUNIT 1002468 SFUNIT 1012332 SFUNIT 1041824 SFUNIT 2003055 SFUNIT 2013862 SFUNIT 201 VEST.195 SFUNIT 2022632 SFUNIT 2032878 SF19245 SFOVERALL TOTAL SF :22104 SF15'10'05'SCALE: 1" = 10'-0"BOMA - SECOND FLOORSUMMARY1. RESIDENTIAL :19,245 S.F.2. COMMERCIAL :2,859 S.F.3. % RESIDENTIAL : 87.1%4. % COMMERICAL : 12.9%5. PARKING SPACES18 PARKING SPACES 2 GOLF CART SPACESC UPUP2468 SFUNIT 100500 SFUNIT 100 GARAGE2332 SFUNIT 101499 SFUNIT 101 GARAGE1824 SFUNIT 1041577 SFUNIT 105578 SFUNIT 203 GARAGE34 SFUNIT 203 ELEVATOR100' - 0"99' - 0"102' - 6"104' - 6"106' - 6"110' - 6"109' - 0"109' - 0"731 SFUNIT 102552 SFUNIT 103531 SFUNIT 105 GARAGE664 SFUNIT 202 GARAGE1166 SFCOURTYARD 100730 SFCOURTYARD 10177 SFBALCONY809 SFUNIT 201 GARAGE185 SFUNIT 201 STAIR817 SFUNIT 200 GARAGE547 SFUNIT 104 GARAGE202 SFUNIT 200 STAIR189 SFUNIT 202 STAIR233 SFUNIT 203 STAIR699 SFPARKING1051 1 0110 100105114 SFUNIT 100 STORAGE 0197 SFUNIT 100 STORAGE 0297 SFUNIT 101 STORAGE34 SFUNIT 202 ELEVATORLEGENDCOMMERCIALRESIDENTIALMAGNOLIA AND CHURCH12.16.2020LOWER LEVEL -OVERALL PLANLOWER LEVELVICINTY MAPSITE15'10'05'SCALE: 1" = 10'-0"BOMA - FIRST FLOORCOMMERCIAL / RESIDENTIAL SFNAMEAREACOMMERCIALUNIT 102731 SFUNIT 103552 SFUNIT 1051577 SF2859 SFRESIDENTIALUNIT 1002468 SFUNIT 1012332 SFUNIT 1041824 SFUNIT 2003055 SFUNIT 2013862 SFUNIT 201 VEST.195 SFUNIT 2022632 SFUNIT 2032878 SF19245 SFOVERALL TOTAL SF :22104 SFSUMMARY1. RESIDENTIAL :19,245 S.F.2. COMMERCIAL :2,859 S.F.3. % RESIDENTIAL : 87.1%4. % COMMERICAL : 12.9%5. PARKING SPACES18 PARKING SPACES 2 GOLF CART SPACESIQ I~ .......__ t ·-· litt of~flioGclf l, ' '/ ftllo'fUCtt,11NIJHoma "f'IJri,,,l",ftMl«ltll(ll'I ,..~ i f • ' \ . I '-/-! • i 9n.v .... f--==q P>ri .... I 9_,.,.,,.,_ m. 1 I ~ ~ I I I \_/{u I I I I / r----+---IH--/ L _; I ~ ' : I I ~ ~ ~ / I_ I ~ f--0 I ~ t t I I \ \ I \ I I ) I J I /0 T _/ I I I I I ; ~ I ----1---I I -j-------f c:::::J c:::::J I I I I I EB I I I I 3862 SFUNIT 2013055 SFUNIT 200331 SFUNIT 200 BALCONY680 SFUNIT 201 BALCONY2632 SFUNIT 202384 SFUNIT 202 BALCONY2878 SFUNIT 203405 SFUNIT 203 BALCONY195 SFUNIT 201 VEST.LEGENDRESIDENTIALMAGNOLIA AND CHURCH12.16.2020MAIN LEVEL -OVERALLMAIN LEVELCOMMERCIAL / RESIDENTIAL SFNAMEAREACOMMERCIALUNIT 102731 SFUNIT 103552 SFUNIT 1051577 SF2859 SFRESIDENTIALUNIT 1002468 SFUNIT 1012332 SFUNIT 1041824 SFUNIT 2003055 SFUNIT 2013862 SFUNIT 201 VEST.195 SFUNIT 2022632 SFUNIT 2032878 SF19245 SFOVERALL TOTAL SF :22104 SF15'10'05'SCALE: 1" = 10'-0"BOMA - SECOND FLOORSUMMARY1. RESIDENTIAL :19,245 S.F.2. COMMERCIAL :2,859 S.F.3. % RESIDENTIAL : 87.1%4. % COMMERICAL : 12.9%5. PARKING SPACES18 PARKING SPACES 2 GOLF CART SPACESC Additional Tree Trimming Exhibit January 13, 2021 Mr. Vance McCown 301 Magnolia Avenue Fairhope, Alabama Tree Evaluation and Recommendations Dear Mr. McCown I visited the site at 301 Magnolia Avenue on January 12th and meet with you discuss the proposed construction and the trees on the right of way. You requested that I provide a written report with my observations, discussion, and recommendations. Due to a change in the deadline for the report, photos and drawings will not be incorporated into the report. The report may be used as needed to assist you with property development and tree preservation. There are 6 oaks located on the right of ways or ROW Magnolia Avenue and Church Street adjacent to the property. I will use the diameter at breast height or DBH, as shown on the Exhibit for Tree Drip Measurements, to identify the trees. The live oak on the southern right of way with a DBH of 46 inches and an average dripline diameter of 46 feet is in good health as indicated by the size, color, and density of the foliage. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. There are two limbs that should be removed to allow construction. The sidewalk for Magnolia Street is touching the south side of the oak. The live oak on the southern right of way with a DBH of 33 inches and an average dripline diameter of 30 feet is in moderate health as indicated be the size, color, and density of the foliage. There are signs of moderate stress on the tree. There is one limb that may need to be removed to allow construction. There is a wound on the southwest portion of the trunk. There is wound-wood present which indicates the wound is not recent. Decay to the sapwood is visible and the heartwood is not visible. A tree risk assessment was not conducted on the tree. The sidewalk for Magnolia Street is within inches of the tree. The live oak on the western right of way with a DBH of 34 inches and an average dripline diameter of approximately 50 feet is in good health as indicated by the size, color, and density of foliage. The limbs on the eastern side of the tree will need to be removed to allow the construction. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. The live oak on the western right of way with a DBH of 23 inches is located where a driveway will be built, and an assessment was not performed on this tree since the tree must be removed to allow construction. The live oak on the western right of way with a DBH of 27 inches and an average dripline diameter of approximately 55 feet is in good health as indicated by the size, color, and density of foliage. The two large limbs forming the canopy of the tree will need to be removed to allow construction. There are signs of low stress present in the tree. I did not see any significant structural defects in the tree. The driveway to the north side of the tree appears to have impacted the trees root area during its construction. The live oak on the western right of way with a DBH of 32 inches and an average dripline diameter of approximately 45 feet is in good health as indicated by the size, color, and density of foliage. The tree will need to have the limbs on the eastern side of the tree removed to allow construction. There are signs of low stress present in the tree. There are signs of defects to the root system and the basal area of the tree due to circling and girdling roots. There is a flattened area on the south side of the tree that could be caused by a girdling root. A circling root on the north side of the tree has a weathered fruiting body or conk of a decay fungus. I believe that it is in the Ganoderma family. This family of decay is known cause basal decay and root death. The driveway to the north side of the tree appears to have impacted the trees root area during its construction. All of the trees have signs of stress presently. The most likely reason for the stress is the urban environment and the adjacent streets and sidewalk. Construction will reduce the soil volume for the tree’s root system and clearance pruning will reduce the amount of foliage causing an increase in tree stress. Tree stress can take up to 7 years to fully manifest in the trees. Tree preservation can prevent or reduce tree stresses and reduce the probability of tree mortality. The 27 and 32 DBH trees located on the northern end of the western ROW have already lost a significant amount of root system and soil volume due to the driveway on the north side of the trees. The majority of the soil area east of the trees will be lost due to construction. The area between the street and the tree on the west side has a grade that would not allow the construction of a sidewalk without damage to the trees root systems. Due to the amount of previous and future root damage and the amount of foliage loss due to clearance pruning, it is my recommendation that these trees be removed. The 34 DBH tree in the western ROW will loss a significant amount of soil volume and root system to the east of the tree. The areas north and south of the tree should not be affected by construction. The area west of the tree would be impacted by the construction of a sidewalk; however, air excavation and root pruning prior to construction would reduce the impact upon the tree. The 33 and 46 DBH trees in the southern ROW have limited soil volume to the south due to Magnolia Avenue. The area north and east of the trees will be affected by construction. A previous report by Cleve Formwalt recommended that the construction design should be changed to allow the use of helical piles to prevent change in grade and damage to the root system. Mr. Formwalt recommended that the piles be used within 24 feet of the trees. The use of helical piles will also allow for water and air infiltration into the soil being preserved for the trees. I agree with Mr. Formwalt’s recommendation. The portion of root system beyond the helical piles should be air excavated and root pruned. Recommendations: • The removal of the 27- and 32-inch DBH trees located at the north end of the western ROW due to the significant loss of soil volume and intrusion and damage to the root system. • Air excavation in the location of building footers to allow the roots to be cut cleanly and preventing the roots from being ripped out by equipment. • Air excavation of the area where helical piles will be used to map the location of roots larger than 2 inches diameter to allow an engineer to determine the best locations for the piles without damaging the root system in this area. • Pruning shall be performed as written in the ANSI A300 Part 1 standards. Pruning should include the clearance pruning required for building and canopy cleaning of the remaining portion of the canopies. • Mulching of areas where construction will not occur to prevent soil compaction. The depth of the mulch should be 12 inches but no less than 6 inches in depth. • A fence should be considered on the ROW to protect areas that will not be disturbed by construction to prevent soil compaction, root damage, and possible soil contamination. The fence should be of such construction that it would be hard for someone to enter the area. Signage shall be posted on the fence that this is a tree preservation area, and no entry is allowed. • A soil sample should be obtained and tested to determine the nutrient needs of the trees and prescribed fertilization shall be provided to meet the recommendations of the soil testing report. Fertilization should occur prior to the start of construction and continue for a minimum of five years. Fertilization shall be performed as written in the ANSI A300 Part 2 standards. In areas that are inaccessible after construction, trunk injection of nutrients shall be performed; however, in areas that are accessible, soil injection of nutrients will be the best practice. • The trees should be monitored by an I.S.A. Certified Arborist, or better, during construction and for up to five years following construction. Any changes to the plans in an area of preservation shall be reviewed by an I.S.A. Certified Arborist for impact upon the trees in that location. Thank you for the opportunity to work with you and your trees. If you have any questions or concerns about this report, please feel free to contact me. Sincerely, Gary Ickes I.S.A. Board Certified Master Arborist SO-2919BM I.S.A. Tree Risk Assessment Qualified President – Ickes Tree Service, Inc. DNUPUP2AP2.23AP2.22468 SFUNIT 100500 SFUNIT 100 GARAGE2332 SFUNIT 101499 SFUNIT 101 GARAGE1824 SFUNIT 1041577 SFUNIT 105578 SFUNIT 203 GARAGE34 SFUNIT 203 ELEVATOR731 SFUNIT 102552 SFUNIT 103531 SFUNIT 105 GARAGE664 SFUNIT 202 GARAGE1166 SFCOURTYARD 100730 SFCOURTYARD 10177 SFBALCONY809 SFUNIT 201 GARAGE185 SFUNIT 201 STAIR817 SFUNIT 200 GARAGE547 SFUNIT 104 GARAGE202 SFUNIT 200 STAIR189 SFUNIT 202 STAIR233 SFUNIT 203 STAIR114 SFUNIT 100 STORAGE 0197 SFUNIT 100 STORAGE 0297 SFUNIT 101 STORAGE3426 SFVEHICULAR PATH OF TRAVELC H U R C H S T R E E T (66' R.O.W.)PATIOPATIOBALCONYBALCONYBALCONYTREE #1TREE #2TREE #3TREE #5TREE #4BALCONYM A G N O L I A A V E N U E (66' R.O.W.)NOTE:IN AN EFFORT TO PRESERVE THE EXISTING TREES AND TO MATCH THE EXISTING ADJACENT CONTEXT, THE SIDEWALK WIDTHS ARE TO BE 6 FEET AND CONFIRMED WITH AN ONSITE VISIT WITH PUBLIC WORKS.REFER TO SAWGRASS DESIGN FOR COORDINATION W/ ANY PROPOSED RENOVATIONS ALONG MAGNOLIA AVENUE AND CHURCH STREET.ALL OTHER EXISITING ELEMENTS ABUTTING ROW TO REMAIN UNLESS OTHERWISE NOTED. MAGNOLIA AND CHURCH12.16.2020FIRST FLOOR / ARCH SITE PLANA01.416'8'04'SCALE: 1/8" = 1'-0"FIRST FLOOR / ARCH SITE PLANI I \ I I \ I I I / -; I I I \ \ \ \ \ ~ I \ \ I \ I I 1 _j I \ :-; ----l---,,_) : • ----_ _,.; -,J-_,_ J -I __f_-.,,. ,-t ' .. ~ I ~-,:::::::::::::~~, -~-~~ ~ / \-I I I I I I \ I I I T I I I I __ I / ( i -L_ \ I / / / / ( I I ' ' ' __ )__~---~ ~ ~ t I I I I I I I I I I I I I I I ) ' ! I ! I I /1 -----t--+-I I I I I I I I / I ) I I I I I I I I I I I I I I I I / I I I / Memorandum From: Richard D. Johnson, P.E., Public Works Director To: Planning and Zoning Staff CC: Horticulture Supervisor; Tree Committee; Sawgrass Consulting; File Date: December 16, 2020 Subject: Protection of Heritage Street Trees – Eastside of Church Street Planning and Zoning Staff: As part of the review of the Magnolia & Church Mixed Use Development on the northeast corner of the aforementioned intersection, we have been looking at the potential for impacts to several of the heritage live oak trees on the eastside of the Church Street frontage. In addition, the City is currently underway on an omnibus utility and drainage improvement project that will include and impact this same public right-of-way (ROW) frontage. There are two trees of concern: a 34-inch diameter live oak approximately 80 feet north of the intersection and a multi-trunk, 32-inch diameter live oak approximately 160 feet north of the intersection. Both tree’s bases are 100% within the City’s Church Street, 66-foot, public right-of-way on the east side between the back of curb and the private property line. These trees are mature, healthy and thriving. These trees are protected by the City’s robust Tree Protection Ordinance. Considering the significant loss of public street tree canopy due to Hurricane Sally (September 16, 2020), protection of these trees is paramount. Issues: • The City’s project proposes the replacement of an existing stormwater side drain that runs parallel to and behind the back of curb in this location. The existing pipe is corrugated metal pipe (CMP) of considerable age. This pipe runs through the root zone of both trees. The activity of trenching, removing and replacing this run of pipe would cut through and eliminate the entire root zone on the westside of both of these trees to a depth up to five feet. • The private development project proposes to build a 30-foot high mixed-use building right to the ROW line. This would effectively lop off the eastern-half of the tree canopy of the 34-inch tree and eliminate eastern oriented trunk of the 32-inch tree. • Both the City’s and the private developers proposal are at best inconsistent with the intent of the City’s Tree Ordinance and if allowed to go forward as proposed, will jeopardize the health of the trees if not kill them outright. Mitigation: • The City has directed their consultant engineers to look at the issue and come up with a solution that eliminates any trenching through the root zones of these two trees. The run of pipe has been videoed and appears to be sound and in relatively good condition. Option being considered are: o Leaving existing runs of pipe in-place, undisturbed and tie new work to it. o Abandoned and grout in-place existing pipe and reroute new work to eliminate trenching in root zones. o Lining existing pipe in-place (no root zone disturbance) and connect new work to rehabilitated pipe system. • Private developer must evaluate and redesign development to protect trees. Wholesale canopy trimming and tree trunk removal is not an option. The developer’s own tree protection plan states: TREE PROTECTION SHALL BE IN PLACE AT THE OUTER EDGE OF THE DRIP LINE OF THE TREE PRIOR TO ANY LANDSCAPE DISTURBANCE. Their own plans conflict with what is proposed. These protections shall be based on how the tree exists today, not after wholesale cutting. The City will adjust their project plans to protect these trees and same is required of the developer. If you have any questions or concerns, do not hesitate to contact me. Yours, RDJ / / / / /~ ./ / . / _/ _/ /' ./ ., / /~ / / ~ ., / / ,,, INDEMNITY AND HOLD HARMLESS AGREEMENT KNOW ALL PERSONS BY THESE PRESENTS: That Magnolia Church LLC in consideration of the issuance of a building permit to it regarding property at the 301 Magnolia Ave., Fairhope, Alabama, Parcel No. 05-46-03-37-0-006 -036.502 by the City of Fairhope, and other valuable consideration to me duly paid, do hereby covenant with the City of Fairhope on behalf of ourselves, our heirs, assigns and successors that we will never sue or attach the City of Fairhope or its agents, servants and employees for or on account of the City allowing it to build a balcony over City of Fairhope Right-of-Way. Further, we consent that this document may be plead as a defense to any action or other proceeding which may be brought by us or either of us against the City of Fairhope and/ or its agents, servants and employees in breach of the promise not to sue. Magnolia Church LLC acknowledges that it is aware that the balcony it proposes to build is being built over a City right-of-way and it builds said balcony at its own risk We acknowledge being advised by Fairhope officials as set out above. Magnolia Church LLC hereby authorizes the City of Fairhope to record this document with the Judge of Probate of Baldwin County so our successors and/or assigns will be on notice regarding the existence of this Agreement. We hereby indemnify and hold harmless the City of Fairhope, its agents, servants and employees from any and all claims and causes of action that may arise from injury to us or third parties owning or using said home or property who are DNUPUP2AP2.23AP2.22468 SFUNIT 100500 SFUNIT 100 GARAGE2332 SFUNIT 101499 SFUNIT 101 GARAGE1824 SFUNIT 1041577 SFUNIT 105578 SFUNIT 203 GARAGE34 SFUNIT 203 ELEVATOR100' - 0"99' - 0"102' - 6"104' - 6"106' - 6"110' - 6"731 SFUNIT 102552 SFUNIT 103531 SFUNIT 105 GARAGE664 SFUNIT 202 GARAGE1166 SFCOURTYARD 100730 SFCOURTYARD 10177 SFBALCONY809 SFUNIT 201 GARAGE185 SFUNIT 201 STAIR817 SFUNIT 200 GARAGE547 SFUNIT 104 GARAGE202 SFUNIT 200 STAIR189 SFUNIT 202 STAIR233 SFUNIT 203 STAIR100' - 0"10511011010099' - 6"98' - 6"108' - 0"114 SFUNIT 100 STORAGE 0197 SFUNIT 100 STORAGE 0297 SFUNIT 101 STORAGE99' - 6"98' - 6"3426 SFVEHICULAR PATH OF TRAVELEXSITING FIRE HYDRANTSIDEWALK IMPROVEMENTS BY OTHERSM A G N O L I A A V E N U E (66' R.O.W.)C H U R C H S T R E E T (66' R.O.W.)92' - 8"15' - 0" 32' - 0"107' - 2"29' - 5 1/4" 23' - 0 3/4"155' - 0"46' - 0 1/4"18' - 6 1/4"23' - 4 3/4"28' - 0"23' - 8 3/4"98' - 10"99' - 10"99' - 10"101' - 4"4' - 0"4' - 0"4' - 0"4' - 0"PATIOPATIO105109' - 0"109' - 0"109' - 0"109' - 0"109' - 0"98' - 6"110' - 6"109' - 0"15' - 0"FINAL DESIGN OF SIDEWALK RADIUS TO BE DETERMINED IN ACCORDANCE W/ REQUIRED CLEARANCE FOR TREE ROOTS EXISITING CURB AND GUTTER TO REMAINCURB CUT FOR DRIVEWAY TO BE COORDINATED W/ EXISITING CURB AND GUTTERFINAL DESIGN OF SIDEWALK RADIUS TO BE DETERMINED IN ACCORDANCE W/ REQUIRED CLEARANCE FOR TREE ROOTS EXISITING CURB AND GUTTER TO REMAINEXISITING CURB AND GUTTER TO REMAINCURB CUT FOR DRIVEWAY TO BE COORDINATED W/ EXISITING CURB AND GUTTERLINE OF BALCONY ABOVELINE OF BALCONY ABOVELINE OF BALCONY ABOVELINE OF BALCONY ABOVE106' - 6"100' - 0"99' - 0"8' - 0"8' - 0"TYP. BALCONY DEPTH16' - 0"NOTE:IN AN EFFORT TO PRESERVE THE EXISTING TREES AND TO MATCH THE EXISTING ADJACENT CONTEXT, THE SIDEWALK WIDTHS ARE TO BE 6 FEET AND CONFIRMED WITH AN ONSITE VISIT WITH PUBLIC WORKS.REFER TO SAWGRASS DESIGN FOR COORDINATION W/ ANY PROPOSED RENOVATIONS ALONG MAGNOLIA AVENUE AND CHURCH STREET.ALL OTHER EXISITING ELEMENTS ABUTTING ROW TO REMAIN UNLESS OTHERWISE NOTED. MAGNOLIA AND CHURCH12.16.2020FIRST FLOOR / ARCH SITE PLAN -OVERALLA01.116'8'04'SCALE: 1/8" = 1'-0"FIRST FLOOR / ARCH SITE PLAN-02' -02' -10010101016"6"6"104' -04' 04' 04' 04'04'04'040404044444 6"731 SFSF731 SF771 NIT 1 1UNIT 1UUUUU22220202TT 552 SF552552 552552552525252525252555UNIT 1NITNITNITNITNITNITNITIIU3303EXSITING I I -I I I I / I I -----$-~ I I I I I I \ \ \ I I I ( \ I \ I I I I_ / / /----/ II_I_ICI_IIll_lil= ---I I --,-1 I I -------, / : I : / i L_ ------r---1 / i I I I I I I \ I / I I I I I I I I I I I I I ( PFEFFER 0TORODE • ~ DNUPUP2AP2.23AP2.22468 SFUNIT 100500 SFUNIT 100 GARAGE2332 SFUNIT 101499 SFUNIT 101 GARAGE1824 SFUNIT 1041577 SFUNIT 105578 SFUNIT 203 GARAGE34 SFUNIT 203 ELEVATOR731 SFUNIT 102552 SFUNIT 103531 SFUNIT 105 GARAGE664 SFUNIT 202 GARAGE1166 SFCOURTYARD 100730 SFCOURTYARD 10177 SFBALCONY809 SFUNIT 201 GARAGE185 SFUNIT 201 STAIR817 SFUNIT 200 GARAGE547 SFUNIT 104 GARAGE202 SFUNIT 200 STAIR189 SFUNIT 202 STAIR233 SFUNIT 203 STAIR114 SFUNIT 100 STORAGE 0197 SFUNIT 100 STORAGE 0297 SFUNIT 101 STORAGE3426 SFVEHICULAR PATH OF TRAVELC H U R C H S T R E E T (66' R.O.W.)PATIOPATIOBALCONYBALCONYBALCONYTREE #1TREE #2TREE #3TREE #5TREE #4BALCONYM A G N O L I A A V E N U E (66' R.O.W.)NOTE:IN AN EFFORT TO PRESERVE THE EXISTING TREES AND TO MATCH THE EXISTING ADJACENT CONTEXT, THE SIDEWALK WIDTHS ARE TO BE 6 FEET AND CONFIRMED WITH AN ONSITE VISIT WITH PUBLIC WORKS.REFER TO SAWGRASS DESIGN FOR COORDINATION W/ ANY PROPOSED RENOVATIONS ALONG MAGNOLIA AVENUE AND CHURCH STREET.ALL OTHER EXISITING ELEMENTS ABUTTING ROW TO REMAIN UNLESS OTHERWISE NOTED. MAGNOLIA AND CHURCH12.16.2020FIRST FLOOR / ARCH SITE PLANA01.416'8'04'SCALE: 1/8" = 1'-0"FIRST FLOOR / ARCH SITE PLANI I \ I I \ I I I / -; I I I \ \ \ \ \ ~ I \ \ I \ I I 1 _j I \ :-; ----l---,,_) : • ----_ _,.; -,J-_,_ J -I __f_-.,,. ,-t ' .. ~ I ~-,:::::::::::::~~, -~-~~ ~ / \-I I I I I I \ I I I T I I I I __ I / ( i -L_ \ I / / / / ( I I ' ' ' __ )__~---~ ~ ~ t I I I I I I I I I I I I I I I ) ' ! I ! I I /1 -----t--+-I I I I 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 MANLEY RD STATE HWY 181STONE CREE K BLV D LAK E V IEWDRSILAGE DR WINESAPDRAMADOR AVTHOMPSON HALL RDCHET AV TWIN BEECH RD SERPENT I NEDRHEMLO CK DR FAIRFIELD DRFORTUNED R ABELI ACT ONYX LNB O ULD E R C R EEK AV AVENUE OF THE PI NESFAIRFAXDRWHITTINGTONAV TRUXTON ST HOLCOMB BLVDS E D GEFIELD AV HARVESTRDG CHESWICK AV FEATHER TR COUNTY RD 13BARNDLINGSTELI STHILTONLNNARROWLEAFBLVD THEAKSTON STSURTEES STLAMBTON STSUMMER OAKS PLNEWS OMELNBAY MEADOWS AV DERBY LN LONGLEAF LN CRA CKWILLOWAVCity of FairhopePlanning Commission February 1, 2021 ¯THOMPSON HALLRDTWIN BEECH RD AMADOR AV SUMMER OAKS PLSD 21.03 - Carmel Park Flats Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-A - Residential/Agriculture District COF Planning Jurisdiction ¯ ¯ ^ Project Name: Carmel Park FlatsSite Data: 20.24 acresProject Type: 242 Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 14962 & 254668General Location: Southwest corner of intersection of CR 44 and Thompson Hall Rd.Surveyor of Record: SE Civil, LLCEngineer of Record: SE Civil, LLCOwner / Developer: FST, Matthew Malone/68V PaydirtSchool District: Fairhope West Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Mike Jeffries ____ =======_J tss L ~ 1 SD 21.03 Carmel Park Flats – February 1, 2021 Summary of Request: The applicant is 68V Pay Dirt, LLC and the property is currently owned by FST Matt Malone. Larry Smith with SE Civil, LLC is the engineer of record for the project and the authorized agent. This application is for a 242 unit Multiple Occupancy Project containing approximately 20.24 acres and is located at the southwest corner of the intersection of CR 44 (a.k.a.Twin Beech Road) and Thompson Hall Road, to be known as Carmel Park Flats. The property is unzoned Baldwin County but lies within the Planning Jurisdiction of Fairhope and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. This application is for preliminary approval. If approved an application for final MOP approval must be submitted to closeout the project and record any necessary documents. Comments: - Staff has received numerous letters in opposition, and they are included at the end of this report. - Two traffic studies were conducted. The first study did not recommend any improvements. Staff requested a revised study to confirm the traffic impacts. The study included major intersections along CR 44 from SR 181 to SR 98. Also incorporated were known future developments and known future improvements to CR 44. o The results of the study recommended a left turn lane and a four way stop at the intersection of CR 44 and Boothe Road. In addition to these improvements the applicant is proposing to also install a right turn lane. At time of construction all applicable permits will be required from Baldwin County Highway Department. - Sewer inside the development will remain private. The individual units will gravity feed to a lift station on the south side of the property then be forced to CR 44 to connect to Fairhope’s Sewer system using a gravity line installed by the developer and utilizing the existing lift station in Woodlawn. In addition the developer will pay an aid to construction to go towards purchasing and installing a generator for the existing lift station. - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. Water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into two (2) proposed ponds on the property. Pond 1 will be a wet retention pond that will discharge into Pond 2. Pond 2 will be a dry detention pond that discharges into the existing wooded wetland channel on the southwest corner of the property. - 25% greenspace is required resulting in 5acres+/-. 7.85 acres is being provided as shown on the site data table. - The proposed buildings comply with the 35’ maximum height. - The entrance is located on CR 44 and is a split entry/exit. The entrance and internal road widths meet fire code. Staff Recommendation: Approve with the following conditions: 1. A letter confirming all onsite sewer is to remain privately maintained and is not the responsibility of the City of Fairhope or Baldwin County signed by the development owner. 2. A note added on the recorded site plan “All sewer infrastructure within the property boundary is to remain private and is not the responsibility of the City of Fairhope nor Baldwin County.” 3. All traffic improvements shall be installed before application for Final MOP approval. 4. A replat combining the two lots. 5. Sidewalks added along property along CR 44. 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 October 14, 2020 Re: Carmel Park Flats 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. 68 V Pay Dirt, LLC is requesting Carmel Park Flats MOP. This development will consist of 242 residential units. The property is located on the south side of Twin Beach Road across from Thompson Hall Road. The parcel number of the properties are 05-46-08-27-0-000-002.502 and 05-46-08-27-0-000-002.537. S.E. Civil Engineering will hold a Community Meeting at 12:00 PM at the cleared lot on the northeast corner of Thompson Hall Road and Twin Beech Road in Fairhope, Alabama, on November 4, 2020. The meeting will be held outdoors to allow for social distancing. In the event of inclement weather, please call our office for an alternative time. Should you have any questions or concerns, please contact me at (251)-990-6566. Sincerely, Larry Smith, PE larry@secivil.pro Carmel Park Flats Subdivision Community Meeting Meeting Minutes Meeting Date: November 4, 2020 Meeting Time: 12:00 PM Meeting Location: Outside on the corner of Thompson Hall Rd and Twin Beech Road Hosted By: Larry Smith, PE, S.E. Civil In Attendance Larry Smith, PE and Megan Smith, Administrative Assistant. See attached sign-in sheet. 20 adjacent property owners and interested citizens attended the meeting. Larry Smith, the civil engineer, began the meeting by explained the purpose of the meeting and introduced the MOP project. The property owners had several concerns and questions about the project. The traffic was the first. The property owners said that Twin Beech Road is a busy street, especially in the morning and afternoon during school traffic. A property owner also commented that people speed down Twin Beech Road. It was asked if the entrance was a secure entrance and how far it is off of Twin Beech Road. Larry explained that the gated entrance was approximately 300 feet off of the road. There was discussion about the high density of people. Concerns about the number of cars per unit and the number of parking places needed. Another concern was what would be around the perimeter of the property. Concerns were voiced if children would climb a fence and enter their property. Horses are present on some of the adjacent property. Landscaping was also discussed. Larry explained that the layout of the project purposefully kept the large oak trees that are present. The landscaping plan also has mounding and trees and shrubbery along Twin Beach Road to try to screen the project from the road. A property owner asked if the wetlands would be filled in and what other low impact techniques would be included in the project. Larry spoke of the wet pond with water feature that would capture the runoff. Runoff during construction was a major concern because of the wetland behind the parcel and the tributaries that lead to Cowpen Creek. Larry spoke about the skimmers that will be used to reduce the amount of sedimentation in the runoff and he would be responsible in overseeing that proper erosion control measures would be in place. (Larry also said that a double ring infiltrometer test would be done on the property but felt like it will do well because an adjacent property across the street had a high infiltration rate. A question was asked about the type of sewer that would be used. Larry said that there would be a sewer lift station. The gravity sewer would run to the rear of the property to a lift station and a force main up to County Road 44. Questions were raised about annexation into Fairhope and what role Fairhope City Council and Planning Commission had in the approval of the project. They also wanted to know who approves the project and Larry explained that both the City of Fairhope and Baldwin County would review the project and approve/deny it. It was questioned why the City of Fairhope had a role in approving the project since the property is not in the city limits. Larry explained how the ETJ works and that he would have to meet the subdivision regulations that the City requires. Residents were concerned that it would be HUD housing and was curious what price point the units would be leased at and the construction cost of the project. Larry said that he was unaware of the price point of the units but that it was not HUD housing. Residents were also curious of what amenities would be offered. Larry spoke about the ADA assessable walking trails, pond with water feature and the pool. Residents asked when the project was expected to get started. Larry said that if it gets approved in January then he would expect it to get started in January. Someone asked if the property was still under contract or if the sale had already taken place. Larry said that it is currently under contract. Larry ended the meeting at 12:30 when all property owners’ questions had been answered. He offered for them to call him if they had any more questions and reminded them that his phone number was listed on the letter they received from SE Civil inviting them to the meeting. He also told them to expect two more letters, one from the city and one from the county, telling them when the project would be presented to the city and county. Next Steps: City of Fairhope Planning Commission will present the Subdivision application on Monday, January 4, 2021 at 5 PM Baldwin County Planning Commission is expected to present the Subdivision application on Thursday, January 7, 2021 at 4 PM. Attachment: Sign In Sheet ~ , C:giY1~ Surveying SHEETC0120200672JRBDRAWNDATESCALEJOB No.11/16/20201"=50'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallAERIAL WITH CONTOURSCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-65662000255010050 SCALECARMEL PARK FLATS9376 Twin Beach Road (County Hwy 44)Fairhope, Alabama PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC03-C04COVERSITE PLANC18-C21 CONSTRUCTION DETAILS (SITE & PAVEMENT DETAILS)BOUNDARY AND TOPOGRAPHIC SURVEYVICINITY MAPN.T.S.forC01-C02EROSION & SEDIMENT CONTROL PLANGRADING & DRAINAGE PLANUTILITY PLAN - WATERRKnow what'sbelow.before you dig.CallCarmel Park FlatsTwin Beech RoadFairhope, Alabama 36532Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566C11-C14STORM SEWER PROFILESNO.REVISIONDATE APPR.REVISIONS0INITIAL FAIRHOPE/BC SUBMITTAL11/16/2020 JDLPLANNED DEVELOPMENT SITE PLAN1-2GENERAL NOTESC00C05-C06C07-C08C22CONSTRUCTION DETAILS (WATER DETAILS)C23-C24CONSTRUCTION DETAILS (SEWER DETAILS)C25-C26CONSTRUCTION DETAILS (EROSION CONTROL DETAILS)ENGINEER'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 EngineerJanuary 13th, 2021Name of Project to which this Certificate Applies: Carmel Park Flats. Plans which are certified consist of Pages Cover Sheet thru Sheet C26.CONTACTSGAS 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 36532251-928-8003PLANNING/ZONING DEPARTMENTBALDWIN COUNTYMR. VINCE JACKSON22070 HWY. 59, 4TH FLOORROBERTSDALE, ALABAMA 36567251-580-1657HIGHWAY DEPARTMENTBALDWIN COUNTYMRS. MARY BOOTH22070 HWY. 59, 4TH FLOORROBERTSDALE, ALABAMA 36567251-580-1655ELECTRICAL DEPARTMENTBALDWIN EMCMR. JOHNNY BRINKMANP.O. BOX 220SUMMERDALE, ALABAMA 36580-0220251-989-6247PLANNING/ZONING DEPARTMENTCITY OF FAIRHOPEMR. BUFORD KING555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003SITETWIN BEECH ROADTHOMPSON HALL ROAD CO RD 13 COWPEN CREEKSR 181 Developer:68V Pay Dirt, LLC29891 Woodrow Ln, Suite #300Spanish Fort, AL 36527C27-C28CONSTRUCTION DETAILS (POND OUTFALL DETAILS)C17 PEDESTRIAN CIRCULATION PLANUTILITY PLAN - SEWERC09-C10C15-C16 SANITARY SEWER PROFILES1FAIRHOPE/BC RESUBMITTAL1/13/2021 TLS< I ·--.... • ',-.,g li\l r -·-/~ , ... '" I j I I . . . . .... i l!I I'l J Go PLANNED DEVELOPMENTSITE PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566VICINITY MAPN.T.S.SECTION 27, TOWNSHIP 6 SOUTH, RANGE 2 EASTBALDWIN COUNTY, ALABAMAJanuary 2021CARMEL PARK FLATSCERTIFICATE OF APPROVAL BY THE COUNTY ENGINEERTHE UNDERSIGNED, AS COUNTY ENGINEER OF BALDWIN COUNTY, ALABAMA, HEREBYAPPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OFBALDWIN COUNTY, ALABAMA THIS ____ DAY OF _________________, 20___.____________________________COUNTY ENGINEERCERTIFICATE OF APPROVAL BY THE BALDWIN COUNTYTHE UNDERSIGNED, AS _____________________OF BALDWIN COUNTY PLANNING AND ZONINGCOMMISSION, HEREBY CERTIFIES THAT, AT IS MEETING OF______________________________,______________________________ THE BALDWIN COUNTY PLANNING AND ZONING COMMISSIONAPPROVED THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OFBALDWIN COUNTY, ALABAMA, THIS THE ____ DAY OF _________________, 20___.BY:____________________________ITS:____________________________CERTIFICATE OF APPROVAL BY THE BALDWIN COUNTY E-911 ADDRESSINGTHE UNDERSIGNED, AS AUTHORIZED BY THE BALDWIN COUNTY E-911 BOARD, HEREBYAPPROVES THE ROAD NAMES AS DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES THEWITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN, ALABAMATHIS ____ DAY OF _________________, 20___.____________________________AUTHORIZED SIGNATURECERTIFICATE OF APPROVAL BY THE BALDWIN COUNTY PLANNING DIRECTORTHE UNDERSIGNED, AS DIRECTOR OF THE BALDWIN COUNTY PLANNING AND ZONINGDEPARTMENT, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THEPROBATE OFFICE OF BALDWIN, ALABAMA THIS ____ DAY OF _________________, 20___.____________________________PLANNING DIRECTORPLANNING AND ZONING COMMISSIONCARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, AlabamaSHEET1 of 220200672JRBDRAWNDATESCALEJOB No.12/21/20N.T.S.SEALAFFIXREVISIONDATESITETWIN BEECH ROADTHOMPSON HALL ROAD CO RD 13 COWPEN CREEKSR 181 I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITHTHE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TOTHE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF.LOTS 3 AND 4, MALLORY ESTATES, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 2129-C, BALDWINCOUNTY PROBATE RECORDS.______________________________________DAVID E DIEHL AL. P.L.S. NO. 26014 DATESURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL.CERTIFICATE OF LEASEHOLD OWNERSHIPWE, THE UNDERSIGNED, ____________________ AS PROPRIETOR(S), HAVE CAUSED THE LANDEMBRACED IN THE WITHIN PLAT TO BE SURVEYED, LAID OUT AND PLATTED TO BE KNOWN ASCARMEL PARK FLATS, BALDWIN COUNTY, ALABAMA.DATED THIS ___ DAY OF _______________, 20____._______________________________________________PRINT NAME SIGNATURESTATE OF ALABAMACOUNTY OF BALDWINI,_______________, NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBYCERTIFY THAT _____________________, AS OWNER OF THE LANDS PLATTED HEREON ISSIGNED TO THE FOREGOING INSTRUMENT, AND WHO IS KNOWN TO ME, ACKNOWLEDGEDBEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT,AND AS SUCH LEASEHOLD OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAMEVOLUNTARILY.GIVEN UNDER MY HAND AND OFFICIAL SEAL THE _____ DAYOF______________________________.________________________________________________NOTARY PUBLIC MY COMMISSION EXPIRESCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF OWNERSHIPWE, FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, HEREBY STATE THATWE ARE THE OWNERS OF THE LANDS DESCRIBED HEREON.WE, _______________ AND __________________, WHOSE NAMES AS PRESIDENT ANDSECRETARY HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATEDHEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGEAND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED.DATED THIS THE ___________ DAY OF ___________________.FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATIONBY:_______________________________ AS ITS: PRESIDENTBY:_______________________________ AS ITS: SECRETARYSTATE OF ALABAMACOUNTY OF BALDWINI,_________________, NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBYCERTIFY THAT _____________________, AS PRESIDENT, AND _________________________, ASSECRETARY, OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, ASOWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, ANDWHO ARE KNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMEDOF THE CONTENT OF THE INSTRUMENT, AND IN THEIR CAPACITY AS SUCH OWNER AND WITHFULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY.GIVEN UNDER MY HAND AND OFFICIAL SEAL THE _____ DAYOF______________________________.________________________________________________NOTARY PUBLIC MY COMMISSION EXPIRESCERTIFICATE OF NOTARY PUBLIC:.. \ I---_.,,..., --1, ! 1 ! -.. --. ... ,0 I, _ _[_ ......... I ' Go gle -~o f ---J I .,,,,,,. SHEET2 of 220200672JRBDRAWNDATESCALEJOB No.12/21/201"=50'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPLANNED DEVELOPMENTSITE PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-65662000255010050 SCALEBUILDING HEIGHTSITE ANALYSIS±35 FEETLANDSCAPE AREA10.51 AC (52.1%)TOTAL ACREAGE±20.19 AC BUILDING SETBACKS:FRONT YARD:PROPERTY ZONINGUN-ZONEDSIDE YARD:REAR YARD:35 FEET10 FEET30 FEETMAX. GROUND COVER RATIO N/APROPOSED BUILDINGS131,317 SFMAX. BUILDING HEIGHT N/AGROUND COVER RATIO0.479IMPERVIOUS AREA9.68 AC (47.9%)NOTE:THE INTERNAL RIGHTS-OF-WAY, ROADS, EASEMENTS AND DRAINAGE FACILITIES AREPRIVATE AND WILL BE MAINTAINED BY THE DEVELOPER/OWNER. THE INTERNALRIGHT-OF-WAYS, ROADS, EASEMENTS AND DRAINAGE FACILITIES WILL NOT BEMAINTAINED BY BALDWIN COUNTY. IF INDIVIDUAL LOTS, SITES, UNITS, ETC., ARE TOBE SOLD, THE DEVELOPER/OWNER SHALL BE REQUIRED TO MEET THE CURRENTBALDWIN COUNTY SUBDIVISION REGULATIONS IN EFFECT AT THAT TIME, AND THEPROPERTY SHALL BE BROUGHT INTO COMPLIANCE WITH THOSE REGULATIONSPRIOR TO SUCH SALE OR ATTEMPTED SALE.UNITS242DENSITY11.99 UNITS/ACSITE DATA (BALDWIN COUNTY):1. ACREAGE IN TOTAL TRACT: 20.19 ACRES2. SMALLEST LOT SIZE: 1,540 SF3. TOTAL SQUARE FEET OF EACH LOT OR UNIT: 118,122 SF4. TOTAL NUMBER OF LOTS OR UNITS: 2425. TOTAL NUMBER OF BEDROOMS:4716. LINEAR FEET IN STREETS: 3,800 LF (PRIVATE)7. NUMBER OF PARKING SPACES: 484 SPACES8. AMOUNT OF IMPERVIOUS SURFACE: 421,530 SF9. DENSITY: 11.99 UNITS/AC10. TOTAL SF OF ALL AREAS RESERVED FOR TOTAL OPEN SPACE: 457,628 SF (10.51 AC)11. TOTAL SF OF ALL AREAS RESERVED FOR USEABLE OPEN SPACE: 383,481 SF (8.80 AC)12. COMMON AREA:182,098 SF (4.18 AC)OWNER:FAIRHOPE SINGLE TAX CORP.336 FAIRHOPE AVE.FAIRHOPE, AL 36532FLOOD ZONE:PROPERTY LIES IN FLOOD ZONE "X" UNSHADED AS SCALED FROM FLOOD INSURANCERATE MAPS NUMBER 01003C0663M, COMMUNITY NUMBER 015000, PANEL 0663,SUFFIX "M', DATED APRIL 19, 2019 AND NUMBER 01003C0780M, COMMUNITY NUMBER015000, PANEL 0780, SUFFIX "M', DATED APRIL 19, 2019.UTILITY PROVIDERS:WATER - FAIRHOPE PUBLIC UTILITIESSEWER - FAIRHOPE PUBLIC UTILITIESELECTRIC - BALDWIN EMCTELEPHONE - AT&TLESSEE/DEVELOPER:68 V PAY DIRT, LLC29891 WOODROW LANE, SUITE 300SPANISH FORT, AL 36527USABLE OPEN SPACE REQUIRED (50% OF REQ. OPEN SPACE) 2.02 ACOPEN SPACE REQUIRED (20%) 4.04 ACGREENSPACE CALCULATIONS (CITY OF FAIRHOPE):ACREAGE IN TOTAL TRACT: 20.19 ACRESWETLANDS:0.01 ACRESPONDS:1.70 ACRESASPHALT ROADS:1.99 ACRESNET ACREAGE: 16.49 ACRESDENSITY (NET) = 242 UNITS/16.49 ACRES:14.68 UNITS/ACREGREENSPACE REQUIRED (25% OF 20.19 ACRES): 5.05 ACRESGREENSPACE PROVIDED:7.85 ACRESVICINITY MAPN.T.S.SECTION 27, TOWNSHIP 6 SOUTH, RANGE 2 EASTBALDWIN COUNTY, ALABAMASITETWIN BEECH ROADTHOMPSON HALL ROADCO RD 13 COWPEN CREEKSR 181 CARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, AlabamaREQUIRED PARKINGPROVIDED PARKING484 SPACES484 SPACESPROPOSEDEXISTINGSITE 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 CURBX___ J THOMPSON HALL RD. (.) ~::l f;; iq(JJO:::lO o~~~ § 0::(!)<CCl ww ·UJ u. 'Cl......11:i::Z z~~~~~ ~;~~:) ...,-en;;:;<( 2~ g, we, 8:;:0::: r--c(...JN ~~~i g 3:z....1@ u.<:r w·O<Cz z~g;~2 ~~~i~ ltiiM~ o~§ @~ ~~~~ ~ zu~0 ~~~~~~ zc.:.z·~~N ~g~~~ 9::::!r--Q;; <05'.0<( ~~~LL -oo "► ~ o::~~~ ~' "~" ~offi-~~~ z~§~~~ ~~~Q;; ~~ ~ N/F 05-46-05-22-0-000-001.583 FST HOOKS SERVICES, LLC 9379 TWIN BEECH RD FAIRHOPE, AL 36532 UNZONED z ~ ~ i ,; ~ " ~ I I I I l " ~ 4 fil i ~ 4 fil J ~ J l " ~ J N/F N/F .. 0 <!,.. c::==::J c::==::J c::==::J 05-46--08-27-0-000-002.534 05-46-08-27--0-000-002 533 FST BYRD, JESSE ETAL BYRD, FST BROWN, MARK D ETUX MARTHA STACY 18965 SUMMER OAKS PL 18957 SUMMER OAKS PL FAIR~~~:036532 FAIRHOPE, AL 36532 s . r s_ .. 0 ~ c:::::::::::::: E=:J C=:::J COMMON AREA WET POND 59,740 SF e e COMMON AREA PLAYGROUND 51,300 SF e e e = DDDDDDDDDDDD PAVILLION i 600SF DETENTION POND N/F 05-46-08-27-0-000-002.538 FST MALLORY, A JOHN 415VOLANTAAVE FAIRHOPE, AL 36532 UNZONED I--I ~--_,.,,, ___ ..... ~---J~I __ -~~ .. 9......c,__J l _ Go gle .,,-I ~ SHEETC0020200672DRLDRAWNDATESCALEJOB No.1/13/21N/ASEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGENERAL NOTESCONTRACTOR 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.REFER TO THE LANDSCAPING PLANS FOR PLANTING LOCATIONS AND ISLAND DETAILS.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 UNZONED.ALL ISLANDS WITH CURB & GUTTER SHALL BE LANDSCAPED.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. AND MUST BESTORED WITHIN THE SITE.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 NOTESREGULATIONS AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE & BALDWIN COUNTY FIRE 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 =20.19 ACRES.REGULATIONS.INSPECTIONS.CONSTRUCTION ACTIVITIES.SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.PROPOSEDEXISTINGSITE 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 CURBPARKING DATATOTAL REQUIRED (2 SPACES/UNIT) =PARKING REQUIREMENT SPACES484PROPERTY AREALAND USAGE--20.19 ACRESBUILDING AREA (UNDER ROOF)14.91%3.01 ACRESIMPERVIOUS PAVING6.67 ACRESPERVIOUS PAVINGN/ADESCRIPTION% OF PROPERTY AREAAREA33.03%N/AGRASSED/LANDSCAPED AREA10.51 ACRES52.06%TOTAL PROVIDED =484CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS26.OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.27.REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED28.TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN29.COMPLETED.XTHE CONSTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.30.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566SITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THEREFER TO THE GEOTECHNICAL REPORT FOR PREPARATION OF THE SUBGRADE.BUILDING PAD.22.23.FIRM NO. 01003CO663M AND FIRM NO. 1003CO780M EFFECTIVE DATE APRIL 19, 2019, SHOWS THE PROPERTY TO BE SITUATED IN ZONE X.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 3:1 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 &ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILSENGINEER. REFER TO THE GEOTECHNICAL REPORT BY GEOCON ENGINEERING & MATERIALSGRADES 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.TESTING, INC. FOR COMPACTION REQUIREMENTS.1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.MAXIMUM CUT OR FILL SLOPE IS 3H:1V21.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.AT THE TIME OF STRUCTURE PLACEMENT AND CLEANED/REPLACED AS NECESSARY OR PERTEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONALPRIOR TO ANY OTHER CONSTRUCTION OR GRADING.THE ENGINEERS INSTRUCTIONS.24.25.RIP RAP WILL BE REQUIRED AT ALL HEADWALL STRUCTURES. THE RIP RAP SHALL BE PLACEDALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.26.CONTRACTOR SHALL PROVIDE A SURVEYED AS-BUILT OF THE DETENTION POND, OUTLETCONTROL STRUCTURE, AND STORM SYSTEM.27.PVC, SCH. 40 PIPE PER SPECIFICATIONS.CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE28.REMOVED TO THE RIGHT OF WAY. DETENTION POND AND TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTEDAND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 29.CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN STORM SYSTEM AND DETENTION PONDAT THE END OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. 30.1.2.3.4.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 PARTIALLY 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 = 17.92 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.REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES.24.USDA SOIL SURVEY CLASSIFICATIONSEuB - EUSTIS LOAMY FINE SAND 0-5% 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.CONTRACTOR TO CLEAN OUT ACCUMULATED SEDIMENT IN THE DETENTION POND AT THE END29.OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, 30.INDICATING THE 1/3 FULL VOLUME. ALL SLOPES STEEPER THAN 3H:1V MUST BE MATTED AND STAKED WITH AMERICAN 31.EXCELSIOR JUTE MAT. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUSUTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THETHE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THECONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.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 WATER PIPE SHALL BE MARKED USING A TRACER WIRE BURIED BETWEEN 3 AND 6INCHES ABOVE THE TOP OF THE PIPE. TRACER WIRE SHALL BE NO. 12 COPPER WIRE WITH PLASTIC COATING. WIRE SHALL BE CARRIED UP THROUGH VALVE BOXES AND TERMINATED ASANITARY SEWER PVC GRAVITY AND FORCE MAINS SHALL HAVE METALIZED MARKING TAPE TO ALLOW FOR FUTURE LOCATING WITH STANDARD EQUIPMENT AND TO PROVIDE PROTECTION. TAPE SHALL BE BURIED BETWEEN 6 AND 12 INCHES ABOVE THE PIPE. TAPE SHALL BE GREEN, 1.2.3.4.5.6.MINIMUM OF 2 FEET ABOVE THE GROUND TO PERMIT CONNECTION OF LOCATING EQUIPMENT. NONMETALLIC BLUE MARKER TAPE SHALL BE BURIED APPROXIMATELY 15 INCHES ABOVE THE 3 INCHES WIDE, AND MARKED "CAUTION: BURIED SEWER LINE BELOW". FOURTEEN GAGE WIRE 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 FPUPVC WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241.PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 250 PSI, SDR 18 OR HEAVIER.WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241 FOR PRESSURE PIPE WITH IRON PIPE OUTSIDE DIAMETER OR AWWA C900. PIPE SHALL BE A MINIMUM CLASS 2507.8.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 A MINIMUM OF 150 PSI FOR 6 HOURS MINIMUM1.2.3.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 14.5.6.INSTALL SEDIMENT BASIN AND ASSOCIATED STORM PIPE.INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE.4.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS.CONSTRUCTION SEQUENCE - PHASE 2PERFORM CLEARING & ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1.INSTALL STORM SYSTEM AND UTILITIES.AREAS WHEN BROUGHT TO GRADE.2.SEDIMENT POND, AND CONSTRUCTION EXIT.INSTALL CURBING AND STONE BASE.3.7.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.CARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, AlabamaHb - HYDE, BABORO, AND MUCK SOILS - HSG A/DLaD - LAKELAND LOAMY FINE SAND, 8-12% SLOPES - HSG ANoA - NORFOLK FINE SANDY LOAM, 0-2% SLOPES - HSG BRuB2 - RUSTON FINE SANDY LOAM, 2-5% SLOPES, ERODED - HSG BRuC - RUSTON FINE SANDY LOAM, 5-8% SLOPES - HSG BBUILDING HEIGHTSITE ANALYSIS±35 FEETLANDSCAPE AREA10.51 AC (52.1%)TOTAL ACREAGE±20.19 AC BUILDING SETBACKS:FRONT YARD:PROPERTY ZONINGUN-ZONEDSIDE YARD:REAR YARD:35 FEET10 FEET30 FEETMAX. GROUND COVER RATIO N/APROPOSED BUILDINGS131,317 SFMAX. BUILDING HEIGHT N/AGROUND COVER RATIO0.479IMPERVIOUS AREA9.68 AC (47.9%)UNITS242DENSITY11.99 UNITS/ACUSABLE OPEN SPACE REQUIRED (50% OF REQ. OPEN SPACE) 2.02 ACOPEN SPACE REQUIRED (20%) 4.04 ACREQUIRED PARKINGPROVIDED PARKING484 SPACES484 SPACESPROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINTHPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)UNDERDRAINROOF DRAINUDX"MITERED END SECTION (MES)POST INDICATOR VALVEVALVEWATER METEREXISTINGSSGFIRE HYDRANT ASSEMBLYMANHOLEWATERSANITARY SEWERTHRUST BLOCKUNDERGROUND ELECTRICGASUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWFHSSCLEAN OUTWWC.O.UTILITY PLAN LEGENDPLASTIC PIPE FOR GRAVITY SEWERS, STACKS AND LATERALS, AND FITTINGS SHALL BEUNPLASTICIZED POLYVINYL CHLORIDE (PVC), MEETING OR EXCEEDING ASTM SPECIFICATIOND3034 LATEST EDITION, CLASSIFICATION SDR 26. PVC GRAVITY SEWER PIPE SHALL BEINSTALLED IN ACCORDANCE WITH ASTM D2321, LATEST EDITION.PVC PIPE FOR SANITARY SEWER FORCE MAINS SHALL CONFORM TO THE REQUIREMENTS OFASTM D2241 WITH MINIMUM CLASS 250 FOR PRESSURE PIPE WITH IRON PIPE OUTSIDEDIAMETER OR AWWA C900 WITH SDR 18 OR HEAVIER FOR PRESSURE PIPE WITH DUCTILE IRONPIPE OUTSIDE DIAMETER.FOR ASTM D2241 OR SDR 18 OR HEAVIER FOR AWWA C900.SHALL BE INSTALLED ONE FOOT ABOVE THE TOP OF PVC SEWER MAINS.TOP OF THE PIPE. TAPE SHALL BE A MINIMUM OF 3 INCHES WIDE AND ON THE OWNER'S LIST OF MATERIALS AND APPROVED MANUFACTURERS.16.17.r r 0 ~ C=:::J C=:::J C=:::J l 0 ~ c:::::::::::::: E=:J C=:::J 7 -=-C -----c::J--c=i -~ - -- -------- -- -- -- -- ---..... 0 1t 0 • ,'f, ,'f, t><l l><4 □ □ 0 • R190'R190'R208'R76'R222'R188'R160'R160'9'18'9'18'9'18' 26'9'18'9'18'26'9'18'5'9'18'9'18'9'18'9'18'26'19'26'9'18'9'18'9' 9'18'18'72'72'90'63'9'81'117'117'9'90'9'90'9'11'81'9'198'GATES W/CALL BOXGATES W/CALL BOXBBQ STATION(TYP)5' CONCRETESIDEWALK (TYP)SEE DETAIL.5' CONCRETESIDEWALK (TYP)SEE DETAIL.OHPOHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPHANDICAP PARKING(TYP) SEE DETAIL.WHEEL STOP(TYP) SEE DETAILCOVERED PARKING(TYP) BY OTHERS90' 26'26'R222'24'6'81'81'9'R50'R126'R252'R252'R252'R234'R50'MATCHLINE5778899889711131310102110810710129812105266GARAGEGARAGEBUILDING NO. 224 UNITSBUILDING NO. 124 UNITSBUILDING NO. 336 UNITSBUILDING NO. 1024 UNITSBUILDING NO. 924 UNITSLEASING &RECREATIONPIERLOUNGEPOOLMAILTRASHCOMPACTOR24" CURB & GUTTER(TYP.) SEE DETAILCONCRETE FLUME(TYP.) SEE DETAILCOVERED PARKING(TYP.) BY OTHERSRETENTIONPOND5' CONCRETESIDEWALK (TYP)SEE DETAIL.VALLEY GUTTER(TYP.) SEE DETAILHEADER CURB(TYP.) SEE DETAIL20'30'20'24" CURB & GUTTER(TYP.) SEE DETAIL5' CONCRETESIDEWALK (TYP)SEE DETAIL.CONCRETE FLUME(TYP.) SEE DETAILR10'R10'R10'R6'R4'R222'R10'R10'R178'R51'R51'R25'R25'R30'R30'26'26'R94'R25'R25'R15'SHEETC0120200672DRLDRAWNDATESCALEJOB No.12/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama--~ ---===~~~=-==-=-~==""'=""-----::=---=---=-q,--=-~ -~94~95::==95=--==-=-------------f'I--~ ----------I \ ,, \ \ I I \ ------------\ \ 0 I I ~ -1-, □77iilT77'.-r-0 / -v --------'° / ,,,------/ / "'---------/ / I ; I ----/ / / / / / r-S,✓ / / / / Co U) C: s::: s::: --~ I i /UJ g U) C: OJ /'-J tJ I s I U) ( a I I \ < ----U) r-6 r-n-, 0 --I '-J O'l '-J '° I 3!:-. / - ----I---I I I I / r-0 / -I I u, I 5 / -I / {,.I I I I _} __ _ I ~ (f_j] R356'R337'R10'R10'R337'R356'R256'R256'R569'R551'R79'R61'R226'R144'R126'R188'R188'R182'R613'R613'R294'R294'R294'R294'18'9'18'9'9'18'9'18'9'9'18'9'18'9'18'9'9'18'9'18'9'18'9'18'9'18'9'18'90'9' 9'90'9'BBQ STATION(TYP)5' CONCRETESIDEWALK (TYP)SEE DETAIL.5' CONCRETESIDEWALK (TYP)SEE DETAIL.5' CONCRETESIDEWALK (TYP)SEE DETAIL.HANDICAP PARKING(TYP) SEE DETAIL.WHEEL STOP(TYP) SEE DETAILCOVERED PARKING(TYP) BY OTHERSR188'R126'R318'R318'R252'MATCHLINE171010911919111588891491012962GARAGEGARAGEBUILDING NO. 924 UNITSBUILDING NO. 436 UNITSBUILDING NO. 536 UNITSBUILDING NO. 612 UNITSBUILDING NO. 724 UNITSBLDG NO. 8 2 UNITSDOG PARKPAVILLIONCONCRETE FLUME(TYP.) SEE DETAIL24" CURB & GUTTER(TYP.) SEE DETAIL26'R35'26'R51'R25'26'SHEETC0220200672DRLDRAWNDATESCALEJOB No.12/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566CARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama120015306030 SCALE------------ ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONCOUNTY HWY 44 (A.K.A. TWIN BEECH RD.) 80 FT. R/WOHPOHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPBLDG 2FFE=95.00BLDG 1FFE=97.00BLDG 3FFE=94.00BLDG 10FFE=95.00LEASING OFFICEFFE=96.00GARAGE 1FFE=92.60RDRDRDRDRDRDRDRD RD RD RDRDRDRDRDRDRD RDRDRDRDRDRDRD RD RD RDRDRDRDRDRD RDRD RDRDRDRDRD RD RDRD RD RD RD RD RDRDRD9594968585909084848686878788888989919192929393939495959591929394969696979592939496979592929393939394949496969697979893988590 86 87 8889919293948590 86878889 91929394RD RDRDRDA3A2A4A1100102101B2B1200C5C6C2C4C3C1300301302303304D3401K31101H10J4J3J7J2J6J5J1100010011002100510041003808GARAGE 3FFE=90.44INLINE DRAIN(SEE DETAIL)GRATE=95.9096.47INLINE DRAIN(SEE DETAIL)GRATE=95.99INLINE DRAIN(SEE DETAIL)GRATE=95.33INLINE DRAIN(SEE DETAIL)GRATE=95.7996.08INLINE DRAIN(SEE DETAIL)GRATE=95.79INLINE DRAIN(SEE DETAIL)GRATE=95.85INLINE DRAIN(SEE DETAIL)GRATE=95.7996.15INLINE DRAIN(SEE DETAIL)GRATE=95.80INLINE DRAIN(SEE DETAIL)GRATE=93.3394.12INLINE DRAIN(SEE DETAIL)GRATE=93.8994.00INLINE DRAIN(SEE DETAIL)GRATE=93.8994.16INLINE DRAIN(SEE DETAIL)GRATE=93.33INLINE DRAIN(SEE DETAIL)GRATE=92.98INLINE DRAIN(SEE DETAIL)GRATE=92.8192.13INLINE DRAIN(SEE DETAIL)GRATE=91.53INLINE DRAIN(SEE DETAIL)GRATE=91.8792.91INLINE DRAIN(SEE DETAIL)GRATE=92.28INLINE DRAIN(SEE DETAIL)GRATE=92.33INLINE DRAIN(SEE DETAIL)GRATE=92.33INLINE DRAIN(SEE DETAIL)GRATE=92.33INLINE DRAIN(SEE DETAIL)GRATE=92.2692.91INLINE DRAIN(SEE DETAIL)GRATE=88.90INLINE DRAIN(SEE DETAIL)GRATE=88.5589.33INLINE DRAIN(SEE DETAIL)GRATE=92.54INLINE DRAIN(SEE DETAIL)GRATE=93.52INLINE DRAIN(SEE DETAIL)GRATE=93.0094.65INLINE DRAIN(SEE DETAIL)GRATE=93.33INLINE DRAIN(SEE DETAIL)GRATE=94.0094.33INLINE DRAIN(SEE DETAIL)GRATE=94.00INLINE DRAIN(SEE DETAIL)GRATE=92.3396.4296.2496.5496.8296.9296.6496.5297.4497.0096.6997.1796.2295.8695.9095.6195.3595.1397.0797.8497.6097.6097.0795.1194.9392.5692.0890.9791.1093.0293.0993.7794.0994.3095.3895.7096.2296.1296.2496.3495.7795.7195.4295.8096.1095.2795.6095.6396.2496.1496.0596.0595.2095.4195.0194.8294.5594.1594.3995.9695.9996.2994.8294.7091.4790.8390.5390.0990.3895.0594.8894.7294.1694.8894.6494.8894.2393.6593.5794.1694.8894.8893.9094.8894.6595.9596.8896.5296.4796.8895.8996.8896.1595.5895.5296.1096.8896.8896.9796.8896.9993.88HP 93.0393.6193.8892.9993.5792.6193.2193.8892.5493.1493.8892.1792.7593.8892.1092.6893.8893.8893.4093.8893.5593.8893.6490.5790.0090.8890.8890.6690.8890.7494.8894.0793.4994.8894.1593.5794.8894.6094.0194.8794.6694.0894.8894.6394.8894.6395.0094.7395.5695.1495.8595.5695.8895.1595.5894.3794.3494.0394.0095.4095.7495.6495.3092.9693.3093.1692.8292.5192.8592.7292.8694.0593.7693.6193.8794.8194.6494.7295.5595.3595.2695.4695.8895.5596.0995.7796.5196.6496.8096.6596.6796.8596.7296.6294.7694.6595.3395.4195.7495.7693.5495.4595.5296.5895.7595.9791.1993.39INLINE DRAIN(SEE DETAIL)GRATE=92.8194.7995.6095.3195.4895.1491.7991.8794.1694.6294.3895.6095.6893.5693.7992.7692.7593.8396.38<<INLINE DRAIN(SEE DETAIL)GRATE=96.06<ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR8" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR8" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.90909595959595899192939394949496ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.WET POND #1TOP OF POND EL=93.00'NORMAL WATER EL=91.00'BOTTOM OF POND EL=84.00'100 YEAR HW EL=92.53'HP 93.0393.0095.4194.06C7305INLINE DRAIN(SEE DETAIL)GRATE=92.42INLINE DRAIN(SEE DETAIL)GRATE=92.6297 LF, 22" X 13" ARCH PIPEWITH END SECTIONSINV OUT=94.92INV IN=96.7696979895969798969697979894959495 9495969797 9494949393929397969089899493941929394959493949497 979695989898979796STORM LINE ASTRUCTURE:A1-MESA2-SWCBA3-JBA4-SWCBDETAILS:THROAT/GRATE/TOP = 85.80 INV IN = 84.00(100)THROAT/GRATE/TOP = 95.43 INV IN = 90.38(101) INV OUT = 90.38(100)THROAT/GRATE/TOP = 96.39 INV IN = 90.89(102) INV OUT = 90.89(101)THROAT/GRATE/TOP = 95.28 INV OUT = 91.27(102)STORM LINE BSTRUCTURE:B1-MESB2-SWCBDETAILS:THROAT/GRATE/TOP = 85.80 INV IN = 84.00(200)THROAT/GRATE/TOP = 93.78 INV OUT = 88.75(200)STORM LINE CSTRUCTURE:C1-MESC2-JBC3-DWCBC4-DWCBC5-SWCBC6-SWCBC7-SWCBDETAILS:THROAT/GRATE/TOP = 85.80 INV IN = 84.00(300)THROAT/GRATE/TOP = 93.85 INV IN = 85.18(301) INV OUT = 85.18(300)THROAT/GRATE/TOP = 92.75 INV IN = 86.91(302) INV IN = 86.91(303) INV OUT = 86.91(301)THROAT/GRATE/TOP = 92.76 INV IN = 87.57(305) INV OUT = 87.57(302)THROAT/GRATE/TOP = 95.15 INV IN = 90.10(304) INV OUT = 90.10(303)THROAT/GRATE/TOP = 95.13 INV OUT = 91.11(304)THROAT/GRATE/TOP = 93.10 INV OUT = 88.56(305)STORM LINE DSTRUCTURE:D1-MESD2-SWCBD3-SWCBDETAILS:THROAT/GRATE/TOP = 76.80 INV IN = 75.00(400)THROAT/GRATE/TOP = 91.02 INV IN = 85.97(401) INV OUT = 75.71(400)THROAT/GRATE/TOP = 91.09 INV OUT = 86.30(401)STORM LINE HSTRUCTURE:H1-MESH2-WIH3-WIH4-JBH5-SWCBH6-WIH7-WIH8-SWCBH9-SWCBH10-SWCBDETAILS:THROAT/GRATE/TOP = 77.95 INV IN = 75.00(800)THROAT/GRATE/TOP = 82.10 INV IN = 76.38(802) INV OUT = 76.38(800)THROAT/GRATE/TOP = 83.46 INV IN = 77.80(804) INV IN = 77.80(801) INV OUT = 77.80(802)THROAT/GRATE/TOP = 84.38 INV IN = 78.17(803) INV OUT = 78.17(801)THROAT/GRATE/TOP = 82.32 INV OUT = 78.31(803)THROAT/GRATE/TOP = 85.11 INV IN = 80.38(805) INV OUT = 80.38(804)THROAT/GRATE/TOP = 87.69 INV IN = 81.79(806) INV OUT = 81.79(805)THROAT/GRATE/TOP = 87.78 INV IN = 82.16(807) INV IN = 82.16(808) INV OUT = 82.16(806)THROAT/GRATE/TOP = 87.02 INV OUT = 82.36(807)THROAT/GRATE/TOP = 90.38 INV OUT = 86.38(808)STORM LINE JSTRUCTURE:J1-MESJ2-WIJ3-DWCBJ4-DIJ5-WIJ6-WIJ7-SWCBDETAILS:THROAT/GRATE/TOP = 87.38 INV IN = 84.00(1000)THROAT/GRATE/TOP = 93.83 INV IN = 87.43(1001) INV IN = 87.43(1005) INV OUT = 87.43(1000)THROAT/GRATE/TOP = 94.15 INV IN = 89.18(1002) INV IN = 89.18(1004) INV OUT = 89.18(1001)THROAT/GRATE/TOP = 94.55 INV IN = 89.50(1003) INV OUT = 89.50(1002)THROAT/GRATE/TOP = 93.56 INV OUT = 89.56(1003)THROAT/GRATE/TOP = 93.79 INV OUT = 89.79(1004)THROAT/GRATE/TOP = 94.08 INV OUT = 87.75(1005)STORM LINE KSTRUCTURE:K1-MESK2-JBK3-OCSDETAILS:THROAT/GRATE/TOP = 78.52 INV IN = 75.00(1100)THROAT/GRATE/TOP = 90.09 INV IN = 81.65(1101) INV OUT = 75.61(1100)THROAT/GRATE/TOP = 91.75 INV OUT = 85.00(1101)STORM LINE ANAME100101102SIZE & TYPE18" RCP18" RCP18" RCPLENGTH134LF77LF76LFSLOPE4.76%0.67%0.50%STORM LINE BNAME200SIZE & TYPE18" RCPLENGTH68LFSLOPE6.94%STORM LINE CNAME300301302303304305SIZE & TYPE24" RCP24" RCP18" RCP18" RCP18" RCP18" RCPLENGTH67LF102LF66LF146LF66LF151LFSLOPE1.75%1.70%1.00%2.19%1.53%0.66%STORM LINE DNAME400401SIZE & TYPE18" RCP18" RCPLENGTH71LF66LFSLOPE1.00%0.50%STORM LINE HNAME800801802803804805806807808SIZE & TYPE30" RCP18" RCP30" RCP18" RCP18" RCP18" RCP18" RCP18" RCP18" RCPLENGTH123LF123LF126LF47LF71LF168LF122LF68LF204LFSLOPE1.12%0.30%1.13%0.30%3.61%0.84%0.30%0.30%2.07%STORM LINE JNAME100010011002100310041005SIZE & TYPE24" RCP18" RCP18" RCP18" RCP18" RCP18" RCPLENGTH113LF99LF107LF20LF33LF106LFSLOPE3.03%1.77%0.30%0.30%1.85%0.30%STORM LINE KNAME11001101SIZE & TYPE36" RCP36" RCPLENGTH215LF121LFSLOPE0.28%2.76%SHEETC0320200672DRLDRAWNDATESCALEJOB No.11/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGEPLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama\ \ \ ) \ ) I I I I I I \ \ BLDG 9FFE=91.00BLDG 7FFE=87.00BLDG 5FFE=83.00BLDG 6FFE=87.00BLDG 8FFE=87.40BLDG 8FFE=87.40BLDG 4FFE=89.00GARAGE 3FFE=90.44GARAGE 3FFE=80.80MAINTFFE=83.00CWRD RDRD RD RDRD RDRDRD RDRD RD RDRDRDRDRDRDRDRDRDRDRDRDRDRD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RDRDRDRDRDRDRD RDRDRDRDRDRDRD RDRD RDRDRDRDRDD2D1400K2K11100E2E3E1500501H8H7H9H6 H4H3H5H1800804806805801803807808L5L3L2L4L11200120212031201G2G17004011101F2F3F1600601INLINE DRAIN(SEE DETAIL)GRATE=86.95INLINE DRAIN(SEE DETAIL)GRATE=87.0787.6588.16INLINE DRAIN(SEE DETAIL)GRATE=87.69INLINE DRAIN(SEE DETAIL)GRATE=87.93INLINE DRAIN(SEE DETAIL)GRATE=87.9388.05INLINE DRAIN(SEE DETAIL)GRATE=87.83INLINE DRAIN(SEE DETAIL)GRATE=81.43INLINE DRAIN(SEE DETAIL)GRATE=81.84INLINE DRAIN(SEE DETAIL)GRATE=81.33INLINE DRAIN(SEE DETAIL)GRATE=81.33INLINE DRAIN(SEE DETAIL)GRATE=81.7582.00INLINE DRAIN(SEE DETAIL)GRATE=81.75INLINE DRAIN(SEE DETAIL)GRATE=81.3381.33INLINE DRAIN(SEE DETAIL)GRATE=80.5681.33INLINE DRAIN(SEE DETAIL)GRATE=85.7086.03INLINE DRAIN(SEE DETAIL)GRATE=84.68INLINE DRAIN(SEE DETAIL)GRATE=85.07INLINE DRAIN(SEE DETAIL)GRATE=84.7885.33INLINE DRAIN(SEE DETAIL)GRATE=84.48INLINE DRAIN(SEE DETAIL)GRATE=85.03INLINE DRAIN(SEE DETAIL)GRATE=84.59INLINE DRAIN(SEE DETAIL)GRATE=88.96INLINE DRAIN(SEE DETAIL)GRATE=88.9491.0290.9288.4088.1487.3486.3686.9887.3487.7781.9381.8081.4980.4880.7880.8580.7880.2679.8182.3682.5582.7785.7086.0486.7386.3886.4086.6487.0987.1887.0289.8590.0689.3687.7887.6185.2482.3182.9182.9182.8282.6482.2180.3180.4780.3780.7781.4181.7282.1982.0482.7882.4883.4483.8285.9886.4886.8786.9388.0288.2188.1288.7088.8888.6288.8887.6088.1988.8887.5188.1088.8887.0787.6588.8887.0087.5688.8882.8882.7388.8887.9788.8888.2688.8888.7382.8882.7382.8883.0182.8881.8681.2782.8881.9381.3482.8882.1982.8882.2581.7982.8882.5882.8882.6482.1886.8886.3385.7586.1286.6986.8886.8886.3286.8885.9486.8886.6786.8885.8486.8885.9585.3686.8886.5685.9886.8886.6786.0987.2887.2087.6187.2487.2886.6790.8889.9590.8890.0490.8889.8288.3688.2187.8787.4587.8087.6387.2981.9981.6681.5381.8781.2681.6081.2381.5286.1985.9086.3086.0085.6785.5985.8487.6087.4189.7689.8989.7989.5890.7484.3682.9082.1981.1382.85INLINE DRAIN(SEE DETAIL)GRATE=85.8186.3886.4686.7186.8386.7786.5487.0489.1088.5487.1887.7685.7582.8383.3781.4582.4682.78INLINE DRAIN(SEE DETAIL)GRATE=81.4384.0185.5685.65INLINE DRAIN(SEE DETAIL)GRATE=87.1988.3288.9089.8389.2889.3789.9489.8990.4490.5590.00INLINE DRAIN(SEE DETAIL)GRATE=86.36INLINE DRAIN(SEE DETAIL)GRATE=85.7783.4685.1187.69INLINE DRAIN(SEE DETAIL)GRATE=87.62INLINE DRAIN(SEE DETAIL)GRATE=87.7983.5684.5683.53HP 87.5086.8487.1086.94ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTION<ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.ROOF DRAINCOLLECTOR6" PVC SDR 35@ 1% MIN.DRY POND #2TOP OF POND EL=82.00'BOTTOM OF POND EL=75.00'100 YEAR HW EL=80.30'H280282.1088.3888.3888.3884.5982.3882.3886.3886.3890.28STORM LINE ESTRUCTURE:E1-MESE2-SWCBE3-SWCBDETAILS:THROAT/GRATE/TOP = 76.80 INV IN = 75.00(500)THROAT/GRATE/TOP = 86.98 INV IN = 81.93(501) INV OUT = 75.36(500)THROAT/GRATE/TOP = 86.87 INV OUT = 82.25(501)STORM LINE FSTRUCTURE:F1-MESF2-SWCBF3-SWCBDETAILS:THROAT/GRATE/TOP = 76.80 INV IN = 75.00(600)THROAT/GRATE/TOP = 82.90 INV IN = 77.53(601) INV OUT = 75.30(600)THROAT/GRATE/TOP = 82.48 INV OUT = 78.00(601)STORM LINE LSTRUCTURE:L1-MESL2-JBL3-JBL4-OCSL5-SWCBDETAILS:THROAT/GRATE/TOP = 75.07 INV IN = 71.00(1200)THROAT/GRATE/TOP = 79.80 INV IN = 76.10(1203) INV IN = 71.56(1201) INV OUT = 71.56(1200)THROAT/GRATE/TOP = 80.00 INV IN = 72.11(1202) INV OUT = 72.11(1201)THROAT/GRATE/TOP = 78.38 INV OUT = 74.50(1202)THROAT/GRATE/TOP = 80.49 INV OUT = 76.50(1203)STORM LINE ENAME500501SIZE & TYPE18" RCP18" RCPLENGTH42LF68LFSLOPE0.87%0.47%STORM LINE FNAME600601SIZE & TYPE18" RCP18" RCPLENGTH30LF47LFSLOPE1.00%1.00%STORM LINE GNAME700SIZE & TYPE18" RCPLENGTH35LFSLOPE1.06%STORM LINE LNAME1200120112021203SIZE & TYPE42" RCP42" RCP42" RCP18" RCPLENGTH186LF182LF45LF20LFSLOPE0.30%0.30%5.30%2.00%STORM LINE GSTRUCTURE:G1-MESG2-DWCBDETAILS:THROAT/GRATE/TOP = 72.79 INV IN = 71.00(700)THROAT/GRATE/TOP = 79.80 INV OUT = 71.37(700)STORM LINE DNAME400401SIZE & TYPE18" RCP18" RCPLENGTH71LF66LFSLOPE1.00%0.50%STORM LINE HNAME800801802803804805806807808SIZE & TYPE30" RCP18" RCP30" RCP18" RCP18" RCP18" RCP18" RCP18" RCP18" RCPLENGTH123LF123LF126LF47LF71LF168LF122LF68LF204LFSLOPE1.12%0.30%1.13%0.30%3.61%0.84%0.30%0.30%2.07%STORM LINE KNAME11001101SIZE & TYPE36" RCP36" RCPLENGTH215LF121LFSLOPE0.28%2.76%STORM LINE DSTRUCTURE:D1-MESD2-SWCBD3-SWCBDETAILS:THROAT/GRATE/TOP = 76.80 INV IN = 75.00(400)THROAT/GRATE/TOP = 91.02 INV IN = 85.97(401) INV OUT = 75.71(400)THROAT/GRATE/TOP = 91.09 INV OUT = 86.30(401)STORM LINE HSTRUCTURE:H1-MESH2-WIH3-WIH4-JBH5-SWCBH6-WIH7-WIH8-SWCBH9-SWCBH10-SWCBDETAILS:THROAT/GRATE/TOP = 77.95 INV IN = 75.00(800)THROAT/GRATE/TOP = 82.10 INV IN = 76.38(802) INV OUT = 76.38(800)THROAT/GRATE/TOP = 83.46 INV IN = 77.80(804) INV IN = 77.80(801) INV OUT = 77.80(802)THROAT/GRATE/TOP = 84.38 INV IN = 78.17(803) INV OUT = 78.17(801)THROAT/GRATE/TOP = 82.32 INV OUT = 78.31(803)THROAT/GRATE/TOP = 85.11 INV IN = 80.38(805) INV OUT = 80.38(804)THROAT/GRATE/TOP = 87.69 INV IN = 81.79(806) INV OUT = 81.79(805)THROAT/GRATE/TOP = 87.78 INV IN = 82.16(807) INV IN = 82.16(808) INV OUT = 82.16(806)THROAT/GRATE/TOP = 87.02 INV OUT = 82.36(807)THROAT/GRATE/TOP = 90.38 INV OUT = 86.38(808)STORM LINE KSTRUCTURE:K1-MESK2-JBK3-OCSDETAILS:THROAT/GRATE/TOP = 78.52 INV IN = 75.00(1100)THROAT/GRATE/TOP = 90.09 INV IN = 81.65(1101) INV OUT = 75.61(1100)THROAT/GRATE/TOP = 91.75 INV OUT = 85.00(1101)SHEETC0420200672DRLDRAWNDATESCALEJOB No.11/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGEPLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, AlabamaI I I I I ( I -I l I I I I --I I L-,_ L-f-,_ L-I-I-._,_ L-1-I-I-I-I I I 7 I I '--'--1-L-I-,_ L-I-I-I I I wi..-v,11\'-'--L-f-I-I-f-L->-'-I-L-f-L-f-L-,_ L-L-L-I I I I -I ~ -I I CIPCIPCIPCIPCIPCIPCIPCIPCIPCIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPECBECBECBECBECBPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUSBSBSBSBCEPWWWOPOPOPOPDUMPSTERENCLOSURECONC./PAINTWASHLOCATIONPORT-O-LETLOCATIONMATERIALSTAGING AREAFIPCIPFIPXXXXXX X XXXXXX X X X X XXXXXXXX X XXXX XXXXXXXXXXX X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXSHEETC0520200672DRLDRAWNDATESCALEJOB No.11/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566FIPSBCEPbags, brush piles and variousEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPFabric inlet protection to be installedand converted to curb inlet protectiononce throat is poured.FIPCIPW120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama\ ) -QQUNTY HWY 44 (AoKA TWIN BEECH RD.) 80 FT. R/W - - --a,~-----~~--------=~c--c==---_ _ _ ~ ---- --100--------_ -=--=-~ _ _ _ _ _ _ ---~9---99-- - - -_-_-_-_ -_----. --------------·------,,.-----------✓ CODE PRACTICE DESCRIPTION O""'S1RIIC11CJI ElGTPAD OSEDIMENT ...... OFABRIC[R(JI INLET PR01EC11CI< 0 MWHNG 0 lEIIPORARY SEEDING OPERMANENT SEEDING O·-OCURBINLET PROlECIION 0 SJRAWWATn.ES CD XXXXXXCIPCIPCIPCIPCIPCIPCIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPFIPXXXFIPECBECBECBECBECBECBECBPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUPSTSMUSBSBSBSBSBWWWWWXXXXOPOPOPOPOP50'50'FIPCIPSBXXXXXXX X X X X XXXXXXX X X X X X X X XXX X XXXXXX X XXXXXXXX X X XWFIPBAFFLESSEE DETAILSKIMMERSEE DETAILXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX FIPCIPFIPSHEETC0620200672DRLDRAWNDATESCALEJOB No.11/16/201"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566FIPSBCEPbags, brush piles and variousEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPFabric inlet protection to be installedand converted to curb inlet protectiononce throat is poured.FIPCIPW120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama/I CODE P RACTICE D ESCRIPTION I 0 CQIS1RUC11<JI EXITPAD 0 5EDIMOO , ..... 0 FAIIRICDR<P INlfT PROTEClQI t/ 0 IWHING 0 ~ 0 """"""' SEEDNG ~ 0 ClJRET PROlECTI(lj 0 ...... "' (f_j] 0 W11 lllfl PROlECTI(lj 0 S'IRAW WATTlES __/ CD COUNTY HWY 44 (A.K.A. TWIN BEECH RD.) 80 FT. R/WSONRD.OHPOHPOHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPW W W W WWWWWWWWWWW W W W W W W W W W W W WWWWWWWWW W W W W W WWWWWBLDG 10FFE=95.00LEASING OFFICEFFE=96.00BLDG 1FFE=97.00BLDG 2FFE=95.00BLDG 3FFE=94.00GARAGE 1FFE=92.60WWWWWWWWWWWWWWWWWWWWWWWMATCHLINEMATCHLINESSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSTIE INTO EXISTING 6" FAIRHOPE UTILITIES WATER MAIN.INSTALL TAPPING SLEEVE & VALVE. CONTRACTOR TOVERIFY LOCATION PRIOR TO CONSTRUCTION.EXISTING 6" PVCWATER MAININSTALL TEE &(2) M.J. GATE VALVESW/MEGALUGSINSTALL FIREHYDRANT ASSEMBLYINSTALL 6" 45°BEND W/MEGALUGSINSTALL 6" 45°BEND W/MEGALUGSINSTALL 34" METER FOR POOLINSTALL 6" 45°BEND W/MEGALUGSINSTALL 45° BENDW/MEGALUGSINSTALL 2.5" METER.VERIFY EXACT BUILDINGCONNECTION W/ARCH.INSTALL FIREHYDRANT ASSEMBLYINSTALL TEE & 6" 45° BEND W/MEGALUGSINSTALL FIRE LINE PER M.E.P.INSTALL 90° BEND W/MEGALUGSINSTALL BACKFLOW PREVENTER WITHIN RISER, PIV & WALLMOUNTED FDC. VERIFY EXACT BUILDING CONNECTION W/ARCH.INSTALL 6" PVCCL250 WATERMAININSTALL 45° BEND &TEE W/MEGALUGSINSTALL BACKFLOW PREVENTER WITHIN RISER, PIV & WALLMOUNTED FDC. VERIFY EXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL 90° BEND W/MEGALUGSINSTALL 6" PVCCL250 WATER MAININSTALL 6" PVCCL250 WATER MAININSTALL (2) TEES W/MEGALUGSINSTALL BACKFLOW PREVENTER WITHINRISER, PIV & WALL MOUNTED FDC. VERIFYEXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL 11.25° BEND W/MEGALUGSINSTALL 6" 45° BENDW/MEGALUGSINSTALL FIREHYDRANT ASSEMBLYINSTALL 6" 45° BENDW/MEGALUGSINSTALL 6" PVCCL250 WATER MAININSTALL BACKFLOW PREVENTER WITHIN RISER, PIV & WALLMOUNTED FDC. VERIFY EXACT BUILDING CONNECTION W/ARCH.INSTALL 90° BEND W/MEGALUGSINSTALL FIRE LINE PER M.E.P.INSTALL 6" 45° BENDW/MEGALUGSINSTALL 6" TEEW/MEGALUGSINSTALL 6" 45° BENDW/MEGALUGSINSTALL 6" PVCCL250 WATER MAININSTALL 6" PVCCL250 WATER MAININSTALL 2.5" METER.VERIFY EXACT BUILDINGCONNECTION W/ARCH.INSTALL 2.5" WATER SERVICEINSTALL 34" WATER SERVICEINSTALL WATER SERVICEINSTALL TEE W/MEGALUGSINSTALL 2.5" DOMESTIC WATER LINEINSTALL 2.5" DOMESTIC WATER LINEINSTALL TEE W/MEGALUGS &2.5" DOMESTIC WATER LINEINSTALL TEE W/MEGALUGS & 2.5" DOMETIC WATER LINEINSTALL FIREHYDRANT ASSEMBLYINSTALL (1) M.J.ISOLATION VALVEW/MEGALUGSINSTALL (1) M.J.ISOLATION VALVEW/MEGALUGSINSTALL 2.5" METER.VERIFY EXACT BUILDINGCONNECTION W/ARCH.INSTALL 2.5" METER.VERIFY EXACT BUILDINGCONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.EXISTING POWER POLETO BE RELOCATEDSHEETC0720200672DRLDRAWNDATESCALEJOB No.1/13/211"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN - WATERCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama,------------: 0 I I I I n I I C ~ i;i I I I I I I I I 0 I I 0 6& 0 0 © ------~--- --- --- --1---- --- --- --- --- --J I -~---==-U) ----,-~ I------------------' -----------------: --------Ii ,_____ ,_____ I I I I I I I I I I I -~ ~t =ir:, -----i ·, I I ~ I I I I : I I I I I I I f-6t I j_ ~ (f_j] 7't)o ~..., ,,!,~-:;, {~ t~ c'"'( =ID s=~::: ~.d'.. ~-=:::5~ ~.>. c.,f ~,..,,/ '1-+..Y o, ~\~ (® W W W W W W WWWWWWWWWWWWWWWWW W W W WWWWWWWWW WWW W WWWWWWBLDG 6FFE=87.00BLDG 7FFE=87.00BLDG 8FFE=87.40BLDG 9FFE=91.00GARAGE 3FFE=90.40BLDG 4FFE=90.00BLDG 5FFE=83.00GARAGE 3FFE=80.80MATCHLINEMATCHLINESSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SSSSSSSSSSSSSSINSTALL FIREHYDRANT ASSEMBLYINSTALL 22.5° BEND &TEE W/MEGALUGSINSTALL BACKFLOW PREVENTER WITHINRISER, PIV & WALL MOUNTED FDC. VERIFYEXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL 90° BEND W/MEGALUGSINSTALL 6" PVCCL250 WATER MAININSTALL FIREHYDRANT ASSEMBLYINSTALL 6" 22.5°BEND W/MEGALUGSINSTALL TEE W/MEGALUGSINSTALL 34" WATER METER/SERVICEINSTALL 6" TEE W/MEGALUGSINSTALL 34"WATER METERINSTALL 6" 90° BENDW/MEGALUGSINSTALL 6" 22.5° BENDW/MEGALUGSINSTALL BACKFLOW PREVENTER WITHINRISER, PIV & WALL MOUNTED FDC. VERIFYEXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL BACKFLOW PREVENTER WITHIN RISER, PIV & WALLMOUNTED FDC. VERIFY EXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL 22.5° BEND W/MEGALUGSINSTALL 90° BEND W/MEGALUGSINSTALL FIRE HYDRANT ASSEMBLYINSTALL 6" 22.5° BENDW/MEGALUGSINSTALL 6" PVCCL250 WATER MAININSTALL 6" 45° BENDW/MEGALUGSINSTALL 6" 45° BENDW/MEGALUGSINSTALL FIRE HYDRANTASSEMBLYINSTALL TEE & 45° BENDW/MEGALUGSINSTALL BACKFLOW PREVENTER WITHIN RISER, PIV & WALLMOUNTED FDC. VERIFY EXACT BUILDING CONNECTION W/ARCH.INSTALL FIRE LINE PER M.E.P.INSTALL 2.5" DOMESTIC WATER LINEINSTALL 2.5" DOMESTIC WATER LINEINSTALL TEE W/MEGALUGS &2.5" DOMESTIC WATER LINEINSTALL FIRE LINE PER M.E.P.INSTALL 2.5" DOMESTIC WATER LINEINSTALL TEE & 90°BEND W/MEGALUGSINSTALL 90° BENDW/MEGALUGSINSTALL TEE & 90° BEND W/MEGALUGSINSTALL TEE & 90° BEND W/MEGALUGSINSTALL TEE W/MEGALUGS &2.5" DOMESTIC WATER LINEINSTALL FIREHYDRANT ASSEMBLYINSTALL (1) M.J.ISOLATION VALVEW/MEGALUGSINSTALL (1) M.J.ISOLATION VALVEW/MEGALUGSINSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL 2.5" METER & 2.5"DOMESTIC WATER LINE.VERIFY EXACT BUILDINGCONNECTION W/ARCH.INSTALL BACKFLOW PREVENTER WITHINRISER, PIV & WALL MOUNTED FDC. VERIFYEXACT BUILDING CONNECTION W/ARCH.INSTALL 2.5" METER. VERIFY EXACTBUILDING CONNECTION W/ARCH.INSTALL TEEW/MEGALUGSINSTALL 34"WATER SERVICESHEETC0820200672DRLDRAWNDATESCALEJOB No.1/13/211"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN - WATERCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabamar -.------~~@ r© ,0 I I L ________ ~. --9----Cl © C = = = = = DDDDDDDDDD □o□□DDDDDDDDDDDDDDD = = = = = = = = = = ffi I I ~ I I ' ~ (f_j] ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONCOUNTY HWY 44 (A.K.A. TWIN BEECH RD.) 80 FT. R/WBLDG 2FFE=95.00BLDG 1FFE=97.00BLDG 3FFE=94.00BLDG 10FFE=95.00LEASING OFFICEFFE=96.00GARAGE 1FFE=92.60RDRDRDRDRDRDRD RD RDRDRDRDRDRDRDRDRDRDRDRDRD RD RDRDRDRD RDRD RDRDRDRDRD RDRDRD RD RD RD RDRDRDW W W W WWWWWWWW W W W W W W W W W W WWWWWWWW W W W W WWWWW948585909084848686878788888989919192929393939495959591929394969696979592939496979592 9293939393949494969696979798939885 90868788899192 9394 8590 86878889 91929394RD RDRDRDGARAGE 3FFE=90.44ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTION90909595959595899192939394949496WET POND #1TOP OF POND EL=93.00'NORMAL WATER EL=91.00'BOTTOM OF POND EL=84.00'100 YEAR HW EL=92.53'SSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SSSSC.O.C.O.C.O.C.O.C.O.C.O.SS STUBINV=91.00SS STUBINV=91.00SS STUBINV=91.00SS STUBINV=93.00SS STUBINV=93.00SS STUBINV=93.0065 LF - 6" PVCSDR-26 @ 1.0% MIN.67 LF - 6" PVCSDR-26 @ 1.0% MIN.65 LF - 6" PVCSDR-26 @ 1.0% MIN.54 LF - 6" PVCSDR-26 @ 1.0% MIN.63 LF - 6" PVCSDR-26 @ 1.0% MIN.54 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=92.00C.O.C.O.100 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=91.00SS STUBINV=91.00C.O.C.O.C.O.SS STUBINV=91.0071 LF - 6" PVCSDR-26 @ 1.0% MIN.70 LF - 6" PVCSDR-26 @ 1.0% MIN.71 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=87.0048 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=91.00C.O.C.O.C.O.C.O.SS STUBINV=91.00SS STUBINV=91.0059 LF - 6" PVCSDR-26 @ 1.0% MIN.68 LF - 6" PVCSDR-26 @ 1.0% MIN.59 LF - 6" PVCSDR-26 @ 1.0% MIN.SS26 LF - 6" PVCSDR-26 @ 1.0% MIN.SSSSSSFM FM FM FM FM FM FM FM FM FM FMFMFMFMFM FM FM FM FM M8"X4" TAP, SADDLE,& VALVE4" - 45° BENDW/ MEGALUGS4" - 45° BENDW/ MEGALUGS4" - 22.5° BENDW/ MEGALUGS4" - 45° BENDW/ MEGALUGS4" - 45° BENDW/ MEGALUGS4" PVC CL250FORCE MAINFMFMSSMH#A15RIM=94.65INV IN=86.75(N)INV OUT=86.65(SE)313LF - 8" PVCSDR-26 @ 0.99%SSMH#A14RIM=91.44INV IN=83.56(NW)INV IN=83.56(E)INV OUT=83.46(S)SSMH#A10RIM=95.43INV IN=87.55(NW)INV OUT=87.45(E)343LF - 8" PVCSDR-26 @ 0.50%SSMH#A9RIM=95.31INV IN=85.73(W)INV OUT=85.63(S)400LF - 8" PVCSDR-26 @ 0.50%SSMH#A8RIM=92.16INV IN=83.63(N)INV OUT=83.53(SW)MATCHLINEMATCHLINESS STUBINV=92.00SHEETC0920200672TLSDRAWNDATESCALEJOB No.1/13/211"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN - SEWERCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama\ / / / '-5 +-S-------S-( ., "' ----=-~ -= ----\ \ \ ) ( I I \ \ \ ) / I : I ----9-_/~j'.f. ,,,,-,-------~, ,© / ,,,,---~ " 1/' "'\ \ ) ; \ I '-'---...'--.._______ '-.___ l___ v· / .______.______.______.______.______.______~ '---... --..______ / -~'---...-"-----=-I / ....----::; / U) r-6 r-rr, a -, ....... '-.I 0) '-.I c.o I ~ _{_ I I I /r-/ ~ / lJl r-a -, {,,. I I !-/ BLDG 9FFE=91.00BLDG 7FFE=87.00BLDG 5FFE=83.00BLDG 6FFE=87.00BLDG 8FFE=87.40BLDG 8FFE=87.40BLDG 4FFE=89.00GARAGE 3FFE=90.44GARAGE 3FFE=80.80MAINTFFE=83.00CWRD RD RD RD RDRD RDRD RD RDRD RDRDRDRDRDRDRDRDRDRDRDRDRD RD RD RD RD RD RD RD RD RD RD RD RDRDRDRDRDRDRD RDRDRDRDRDW W W W W W WWWWWWWWWWWWWWW W WWWWWWWW WWW WWWWWRD RDRD RDRDRD 75808590767778798182838486868686868787878889 919293859084868788899192 80859081828384868788897580859076777879818181828384868788899185908282838486878888888889919275758080808576767777787879798181818282828384868775758080858590767677777878797981818282838384848686878788888991807981RDGARAGE 3FFE=90.44ADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTIONADA PARKING (TYP)2% MAX SLOPEIN ALL DIRECTION8590818283848686868686878889DRY POND #2TOP OF POND EL=82.00'BOTTOM OF POND EL=75.00'100 YEAR HW EL=80.30'SSSSSSSSSSSS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SSSSSSSSSSSSC.O.SS STUBINV=86.0066 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.SS STUBINV=86.0064 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.SS STUBINV=86.0070 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.C.O.C.O.C.O.SS STUBINV=79.00SS STUBINV=79.00SS STUBINV=79.0070 LF - 6" PVCSDR-26 @ 1.0% MIN.68 LF - 6" PVCSDR-26 @ 1.0% MIN.70 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.71 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=83.00C.O.SS STUBINV=83.00C.O.SS STUBINV=83.00C.O.SS STUBINV=83.0054 LF - 6" PVCSDR-26 @ 1.0% MIN.63 LF - 6" PVCSDR-26 @ 1.0% MIN.54 LF - 6" PVCSDR-26 @ 1.0% MIN.SS STUBINV=83.4026 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.C.O.SS STUBINV=87.0050 LF - 6" PVCSDR-26 @ 1.0% MIN.C.O.SS STUBINV=87.0058 LF - 6" PVCSDR-26 @ 1.0% MIN.SSSSFMFMFMFMFM FM FM FM FM FM FM FM FM FM FMW/ MEGALUGS4" - 22.5° BENDW/ MEGALUGS4" - 22.5° BENDW/ MEGALUGS4" - 22.5° BENDW/ MEGALUGS4" PVC CL250FORCE MAIN271LF - 8" PVCSDR-26 @ 1.67%SSMH#A13RIM=86.84INV IN=78.94(N)INV IN=78.94(W)INV OUT=78.84(S)218LF - 8" PVCSDR-26 @ 1.29%SSMH#A12RIM=83.93INV IN=76.03(N)INV OUT=75.93(S)124LF - 8" PVCSDR-26 @ 2.40%SSMH#A11RIM=80.86INV IN=72.96(N)INV OUT=72.86(E)60LF - 8" PVCSDR-26 @ 2.30%SSMH#A2RIM=80.37INV IN=71.47(E)INV IN=71.47(W)INV OUT=71.37(S)4" - 45° BENDW/ MEGALUGS4" - 45° BENDW/ MEGALUGS166LF - 8" PVCSDR-26 @ 1.27%SSMH#A6RIM=89.32INV IN=81.41(NE)INV OUT=81.31(S)203LF - 8" PVCSDR-26 @ 0.78%SSMH#A5RIM=87.62INV IN=79.72(N)INV OUT=79.62(SE)84LF - 8" PVCSDR-26 @ 2.19%SSMH#A4RIM=85.68INV IN=77.78(NW)INV OUT=73.91(S)184LF - 8" PVCSDR-26 @ 0.50%SSMH#A3RIM=82.21INV IN=72.99(N)INV OUT=72.89(W)283LF - 8" PVCSDR-26 @ 0.50%33LF - 8" PVCSDR-26 @ 1.13%LIFT STATION#A1RIM=80.00INV IN=71.00(N)BOTTOM=62.00MATCHLINEMATCHLINESHEETC1020200672TLSDRAWNDATESCALEJOB No.1/13/211"=30'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLAN - SEWERCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566120015306030 SCALECARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, Alabama\ \ \ \ \ \ \ \ \ I \ r---\ \ --------_,,-r--0 -----1 GJ _,,-r--a -----1 N SHEETC1720200672JRBDRAWNDATESCALEJOB No.11/16/20201"=50'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-65662000255010050 SCALECARMEL PARK FLATS9376 Twin Beach Road (County Hwy 44)Fairhope, AlabamaACCESSIBLE 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 POURING CONCRETE AND/OR PAVING TOENSURE THE MAXIMUM SLOPES INDICATED ON THIS DRAWING ARE NOT EXCEEDED. NOTIFYTHE ENGINEER IMMEDIATELY WITH ANY DISCREPANCIES.I I I ___ J THOMPSON HALL RD. ---7 1/2~ RBP SUMMEk OAKS SUBDIVISION LOT 8 I LOT 7 (SLIDE 1779-B) LOT 6 LOT 5 LOT 4 I ---i =[]] / DRY DETENTION POND - -j -_ _ _ IHHHIIIIHIIHID / / WETDETENTION POND 7 I I /---../ I[]] / I / / / / / / /" -! '"' I 'W.: I ½~ 4 e en e e e f <I I I ---DRY DETENTION POND ___ ....,,;.\ '"';:::;;; - - - -e e -REPLAT OF LOT 1 OF SUMMER OAKS STABLES SLIDE 257+-C X XX X X X X X X XXXXXXXXX X BLDG 2FFE=95.00BLDG 1FFE=97.00BLDG 3FFE=94.00BLDG 10FFE=95.00BLDG 9FFE=91.00BLDG 7FFE=87.00BLDG 5FFE=83.00BLDG 6FFE=87.00BLDG 8FFE=87.40BLDG 8FFE=87.40LEASING OFFICEFFE=96.00BLDG 4FFE=90.00GARAGE 3FFE=90.40GARAGE 3FFE=80.80GARAGE 1FFE=92.60MAINT.?FFE=83.00CW?RDRDRDRD RD RDRDRDRD RDRDRDRD RDRD RD RD RDRDRDRDRDRD RD RD RDRDRDRDRDRDRD RDRD W W WWW W W W W W W W WWWWWWW WW WWWW W WW0060'120'N O R T HTREE PRESERVATION & REMOVAL PLAN1TREE PRESERVATION NOTESTREE PROTECTION FENCE - C2/ / / / / / / U; C "' / "' "" ~/ U; 5~ ---, OJ I"'-s I "1 0 " ~ 6 1/ ~"' I ~~ o,;;; I \I ( I ""-/ \I I 1\I I \\I \\I "' \\ I I I I S1 I +-/ \ \ \ \ \ \ \ ,-,' \ \ S1 "' 0 Scale, 1"= 60' 1..-TREE PRESERVATION CREDITS· Sec. 20.5-4{m) Total Trwn To 8e PnHrnd: T~T,..C'#t<lilltlE4ffltCI: 95Trees 334Credi1$ J2m1. Klil,11: m'1U: CQNMON NAME Q!Y CREDITS PER TREE TOTAL CREDITS ur ~an. bnis lJrkeyOak a 8 20" Qu,erars. l1unklli1 Laurel Oak 2<11* Querau. l■urilolia Live Oak :i,• Qu,errus. l1urifoli1 live Oak :N* Querais. laurilolia live Oak 2A" ~CVS. llunfolil live Oak 2<11* Qucrtvj. llurifolil Live Oak lr Qu,ercvs. llurifolil live Oak ,... '""""" '111" (Mn;us, 21· Oue,tv$, 24" Qu.t,nu, 24~ ~ ,. .......... ,.. '""""" 24~ Qucm;us. ,.. '""""" :M" Queran. U" ~an. l(r" ~DIS. ... -= ... ....,.... ... -= 312" Qviiirw,. JZ"~ JZ" ~rwt, lZ" Cklerwt. :u• Ol.ltrwt. JZ" Q,lefws, JZ" Ou4rwt, ... 0-W, .Ji" QulfM *" au.,ws, JG" Clu,trevs, 36" OIM!rtv1, .JG" QulfWI, :Ml" Qu4n;u1, )8" Ckt4ircvs. le" CMftvS-,:r ~ ,:r ~ 4Z" Q.ltfcvl ... -... -........... 118" Quercus .a··~ sr ~ S6-~CVS. ... ....,_ ., . ...,_ 75• Qi,ercvs. .... ""'"'" ............ .... ""'""' .... °"""" .... """"" u· Oi,e,cus. 22· ~ 12" ,,. ll" ,,. ,.. ,.. ,.,. ,.,. ,,,. vtrlJni.;ln, vtr1lnl;trwi vtr1lnbn11 vtr1lnbrwo vtr1lnbn1 vtr1lnl;tn.a vtr1ln1;1n.1 vtr1lnuna vtr1lnl;tn, vtr11nbn.1 vtr1lnbn.11 vtrglnbn.11 vtr5lnbn.11 vtr1lnbn.11 vtr5lnbn.11 vtrsl!IQ"' vtr1lnlfl'II vtr1lni:.fl'II vtr1lnLfl'II 11tr1fnl.fl'II vtr11"41'11 vtr1IIIQI\I vtr1lnbn11 vtr1lnt,N1 vtr1IIILJ1"111 vtr1lnbt11 vtr1lnbN vtr1lnbn1 vtr1lnk,,n11 vtrglni;f,n, vtr1lnbN 'IW&nltll ~ ----virginlana virpN111 WJinu111 ffl-M Wpnbl\l .. ......,. W&il'IUI\I ... ... ... ... ... ... ... ... ... ... .. . ... ... ... ... ... JIY' QuefC\11. WI, Jr Qi,ercvs. ~-JO" Oi,ercvs. i41, JO" Qwta,s. "'' n· Oilefcus. s,, JZ" Oi,e,eus, .n· <MfM-JZ" ~ .Mi-~CVS. ..,. -= •r Qi,ercvs. ...... awtcvs. Pious Pious TREE REMOVAL ... ... ... ... ... ... ... Rfe!uar.d Tr.-.. To 8' R4,pbetd: P~ ~plK~tTrMti; UYIO~k UwtOalc UrirtOalc Ur,,tOalc ~Oalc LiffOalc LiffOalc I.MOalc LmOalc LmOalc I.MOak I.MOalc I.MOalc I.MOak I.MOak ~01111 IJWOJk IJWOJk UW011k IJWOJk l.h'ifOJk LhotOJk UW011k 1.h'fQ1k Lhot011k lM011lc LM011k UYt01k UW01k lNt01k LM011II ""'""' ""'""' uw°"' """" ""°" "" ... Live Oak l.m011h liff011k liwlo.l•lwln l.iwOtk l.iwOtk U¥tOllk-TJis:,lt °'"---Olk~if':t. OlkSpecin °'"-°'"-011:~,i,ts Ollt:~iti ----°"'-.,.._ ----Olk~iits °"'-----°"'---°'"---"'"-------""'---°'"-°'"---a,,..,,.. ----Pine Pine "' ~ ™ ~ ~ !lll QEBIJS:PERTREE l-4~ ~ ..... T.rt.eyO,i,k l ?A"~ l11,#\fo111 Ui" °"41ftv1, 11~;1 1$" ~ 111,irlfol!a 20" Qucm;vs. 1-t~ ~CVS. M" ~,an. Zi-QuefM, 21" Qu,e,ra,s. JIY' °"""" .,._ ... _ ... -. ... NA a...w, NA Qoc<M .... .... 21· ,,. ,,. 28" 30" ..... ..... ..... ..... ..... Pious Pious Ylr1lrun.1 --i,11•1'\11 --ir1lnbn.1 \tlt~l'IJ ·•'"""" W-M vkpn;:.,,..., Ylrp,,i,fl"IJ W-M ... ... ... ... ... " ,, LNl"01k LiffOak lMO■ k Liveoak Live Oak Liveoak Liveoak Live Oak live Oak Oak-Dead oak-Dead Pine Pine Pine Pine Pine Pine Pine NA NA NA 28Trees 68 DeblU 68Trees 68Trees ~ NA NA = TRFF SIJRYEY PISGI AIMER· 1. ALL TREE SURVEY INFORMATION HAS BEEN PROVIDED TO LANDSCAPE ARCHlECT BY S.E. CIVIL. TRFF PRESERVATION /REMOVAi NOJfS· 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY, 'M-IILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK. 2. SEE BELOW FOR TREE PRESERVATION/REMOVAL CAL CU LA TIONS. -REQUIRED SIGNAGE METAL POST CHAIN LINK -FENCE TIE 1. Fencing to be installed prior to construction. Fencing type shall be chain link. 2. The fence shall be erected w/ a min. distance of 20' from the trunks of heritage trees & 1 Q' 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, ond 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/'t'-1'-0'" 329333, 13-01 landscape architecture land planning r~T~placemaking ~ Foley, Alabama r!l-.. ii~~~~'.~~,:~: D ES I G N ~;,~;1t~;;~~;;pp; P. 601.790.0781 landscape architects WWW.was-design.cam Revisions [K!]@LJ ~ ~~00 THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ---------------No. Date Revisions / Submissions _ 11.16.20 _C_ITY_S_UB_M_ITI_AL _____ _ ---------------------------------------------------------------------------vrw Drawn LCW Checked 203163-100 Project No. 11.16.20 Date Sheetlitle TREE PRESERVATION & REMOVAL PLAN Sheet No. TP100 ()/X XX X X X X X X XXXXXXXX20.19 AC TOTAL X X BLDG 2FFE=95.00BLDG 1FFE=97.00BLDG 3FFE=94.00BLDG 10FFE=95.00BLDG 9FFE=91.00BLDG 7FFE=87.00BLDG 5FFE=83.00BLDG 6FFE=87.00BLDG 8FFE=87.40BLDG 8FFE=87.40LEASING OFFICEFFE=96.00BLDG 4FFE=90.00GARAGE 3FFE=90.40GARAGE 3FFE=80.80GARAGE 1FFE=92.60MAINT.?FFE=83.00CW?RDRDRDRD RD RDRDRDRD RDRDRDRD RDRD RD RD RDRDRDRDRDRD RD RD RDRDRDRDRDRDRD RDRD W W WWW W W W W W W W WWWWWWW WW WWWW W WW1LP2000060'120'N O R T HLANDSCAPE MASTER PLAN1GENERAL NOTESCOMMON AREA TREATMENTSDISTURBED AREASQUANTITY TAKEOFF DISCLAIMER1LP201BENCHES STRUCTURESTO BE LOCATED ALONGWALKING PATHSL 0 Scale: 1•-60' \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I\ \\ \ \ \ ,,,, 1. 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. LANDSCAPE REQUIREMENTS Road Frontage Overatory Tl'Hll l'wln Beech Roadl 1 tree per 30 LF ROW @ 731.SLF • Required Front1,90 Ovtntory Troo1; Provided Fronlago Overstory TrHS: Remaining Qi.rtfldf L.ot Ptrimt:ter llreeper 30LFPermeter @ 2129.0LF= Requl.red Pitrtmeter Overstory Trees= TrM CrtdltsUst<I: Remal.nder Perimeter Trees Require-cl: Provldtd Po-rimt:tor Ovtrstor, Trees: ~ 1 lrBe per Required Parking Trees: Provided Parlcing Trees: 2•.38uees 2SlrffS 251JHS 70.97 uees 71 lrees 71 ltffS O treet, NA 40.J3Uees 41 trees 41 trees landscape architecture land planning r~T~ plocemaking ,= Foley.Alabama r!t-.. ii ~i.~'.9Ai~,:~: 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. Ro,1-----No. Date Revisions / Submissions ----_ 11.16.20 Cf1Y SUBMITTAL --------------------YTW ,...,, LCW Checked 203163-100 Project No. 11.16.20 oat, Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LP100 XXXXXX X X X X X X X X X X X X X X XXXXX X X X BLDG 2FFE=95.00BLDG 1FFE=97.00BLDG 3FFE=94.00BLDG 10FFE=95.00LEASING OFFICEFFE=96.00GARAGE 1FFE=92.60RDRDRDRDRDRDRDRD RD RDRDRDRDRDRDRDRD RDRDRDRDRDRDRD RD RDRD RD RD RD RDRDRDRDRD RD RD RD RD RDRDRDRDRDW W W WWWWWWWWW W W W W W W W W W W WWWWWWW W W W W WWWWW0030'60'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1\ \ Scale: 1 "= 30' \ I I I I I I I r-0 / :J, --------(D ----/ / / ~ U) r-6 r-ri-i 0 -i ~ CT) ~ I ~ / / ___ /_ / I / / ;5 / -i / U7 I 5 / -i / -i,,.. I I I I I landscape architecture land planning r ~ plocemaking fAl~.~~o,%,~~~07~g, la:~ ::., ~ ~obUe, Alabama D P. 251.344.4023 ES I G N Jook,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 . .Q J!? ~ 6 C .8 ~ iI ~ CD~ • E .._ ~ a. C o .Q a_ -E CD -~ -.2 0 (I) ~E ~ .._ CC .9 (J <( ..,, ___ ----,-----No. Date Revisions / Submissions --------'-------===-----11.16.20 ~C=f1Y~SU=BM=ITTAL~-----------------------------------------------------~ m~~-1ee ilal,IH.~6 Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LP201 XXXXXXXXXXXXBLDG 9FFE=91.00BLDG 7FFE=87.00BLDG 5FFE=83.00BLDG 6FFE=87.00BLDG 8FFE=87.40BLDG 8FFE=87.40BLDG 4FFE=90.00GARAGE 3FFE=90.40GARAGE 3FFE=80.80MAINT.?FFE=83.00CW?RD RD RD RD RDRD RDRD RD RDRD RDRDRDRD RDRDRDRD RD RD RDRD RD RD RD RDRD RDRDRDRDRDRDRDRDRDRDRDRDRDRDRDRDW W W W W W WWWWWWWWWWWWWWW W WWWWWWWW WWW WWWWW0030'60'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1\ \ \ Scale: 1 "= 30' \ \ \ \ \ \ ,[j, _1111111 _1111/f:_ 17)\7,?' -------'89q_' ! . .,_i / ' r-C) --i '-'-I I _,,, _,,, r-C) --i N I I / I landscape architecture ·•~■1!11~~ land planning ~ plocemoking ,f-. ~ Fol,y, Alobomo 'f Alta-.. ~i.~'.',i~,:~: l •E Sa..: I ~G~ N~ ~;,~;~t~,~~;,,,, D P. 601. 790.0781 h't t www.was-design.com landscape arc I ec s ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,,___ Revisions / Submissions No. ~ --=='-'------------11.16.20 Cf1Y SUBMITTAL YTW ,,..,, LCW Checked 203163-100 Project No. 11.16.20 oat, Sheel:Tltle LANDSCAPE PLANTING ENLARGEMENT PLAN Sheet No. LP200 TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSOH 4 Ilex x `Magland`Oakland Holly30 gal6`-8`Full to GroundIE 17 Ilex x attenuata `East Palatka`East Palatka HollyB&B or Cont 2"Cal 6`LN 9 Lagerstroemia indica `Natchez``Natchez` Crape Myrtle 30 gal8`-10`Minimum 3 trunks; full headLT 18 Liriodendron tulipiferaTulip TreeB&B or Cont 2"Cal 10`Full head, specimen qualityCW 9 Magnolia grandiflora `Claudia Wannamaker` Claudia W. Magnolia30 gal8`-10`Full to GroundCP 29 Pistacia chinensisChinese PistacheB&B or Cont 2"Cal 10`Full head, specimen qualityQN 33 Quercus nuttalliiNuttall OakB&B or Cont 2"Cal 10`Full head, specimen qualityQV 5 Quercus virginianaSouthern Live OakB&B or Cont 2"Cal 10`Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSCG 79 Camellia sasanqua `Shishi Gashira`Shishi Gashira Camellia 3 gal36" o.c.PD 100 Loropetalum chinense `Purple Diamond` Purple Diamond Loropetalum 3 gal42" o.c.RM 64 Rhododendron `Mrs. G.G. Gerbing`Mrs. G.G. Gerbing Azalea 3 gal48" o.c.ALA 68 Rhododendron ‘Mootum’Autumn Moonlight Encore 3 gal48" o.c.SB 56 Viburnum odoratissimumSweet Viburnum3 gal54" o.c.SHRUB AREASCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSJD 98 Juniperus chinensis `Parsonii`Parson`s Juniper3 gal30" o.c.MS 124 Miscanthus sinensis `Adagio`Adagio Maiden Grass3 gal42" o.c.GROUND COVERSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTSPACINGREMARKSAB2 230 Agapanthus africanus `Blue`Blue Lily of the Nile1 gal18" o.c.LV 149 Liriope muscari `Variegata`Variegated Liriope1 gal15" o.c.SC 208 Seasonal Color4"pot12" o.c.PLANT SCHEDULESHRUB PLANTING1MULTI-TRUNK TREE STAKING••4PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP3AABBTYPICAL PLANT SPACING2TRENCH EDGE6GENERAL PLANTING NOTES••••••••••••••••••••7GROUNDCOVER PLANTING50 0 0 0 0 0 0 0 0 0 0 0 0 LAYER = 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. FORM :5' CONTINUOUS SAUCER AROUND PLANTING PIT 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. 0----1· = 1'-0" DETAIL-Fil.£ "'----CURB 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. 1" GUYLINE WEBBING TRENCH EDGE, RE: DETAIL FINISHED GRADE AT LAWN. 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. UNDISTURBED SUBRADE 0 NOT TO SCALE 329399-04 O-1-.. -=-1-·--o-----------------32_9_3-43-_2_s ___ o_2 ~ STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES //,-~A~J.RWi~E 1 ?w1~~~gE 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. SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. PLANT SPACING PER PLAN/PLANT SCHEDULE 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) PREPARE BED PER SPECS UNDISTURBED SUBGRADE 0 1/2" = 1'-0" GENERAi CONDIIIONS 329343-01 0-3-.. -=-1-·--0-.----------------32_9_3-13 ___ 0_1 CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. LANDSCAPE AREA SOIL PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJJSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION 111TH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY Dll.1ENSION 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. Pl ANT MATERIAi AND Pl ANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN ANO REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS ANO DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, ANO OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH ~ 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 ENO OF THE ONE-YEAR WARRANTY PERIOD. 0 3"= 1'-0" ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329413.23-02 0-1-.-=-1-.------------------------------------------3-2-s3_9_9 ___ 05-landscape architecture land planning r~T~placemaking ,= Foley.Alabama r!l-.. ii ~i.~'.',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. Ro,I ____ -----------No. Date Revisions / Submissions _ 11.16.20 _CrIY_S_UB_M_ITI_AL _____ _ ---------------------------------------------------------------------------YTW ,...,, LCW Checked 203163-100 Project No. 11.16.20 Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 SHEETGS20200672JRBDRAWNDATESCALEJOB No.11/16/201"=50'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGREENSPACE PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-65662000255010050 SCALEGREENSPACE CALCULATIONS (CITY OF FAIRHOPE):ACREAGE IN TOTAL TRACT: 20.19 ACRESWETLANDS:0.01 ACRESPONDS:1.70 ACRESASPHALT ROADS:1.99 ACRESNET ACREAGE: 16.49 ACRESDENSITY (NET) = 242 UNITS/16.49 ACRES:14.68 UNITS/ACREGREENSPACE REQUIRED (25% OF 20.19 ACRES): 5.05 ACRESGREENSPACE PROVIDED:7.85 ACRESCARMEL PARK FLATS9376 Twin Beech Road (County Hwy 44)Fairhope, AlabamaOPEN SPACE (GREEN SPACE) CALCULATIONDENSITY: 14.68 UNITS PER ACREREQ'D 25% OF TOTAL GROSS AREA = 5.05 ACRESWETPOND = 0.78 ACRES X 0.30% = 0.23 ACRESGREEN, POOL, PLAYGROUND, ETC. = 7.62 ACRESTOTAL = 7.85 ACRESAREAS INCLUDED30% CREDIT AREAAREAS NOT INCLUDEDLEGEND___ J THOMPSON HALL RD. 7 I I I I il i! 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(l);'.3;;\ 1-:j _J u<C <Ctjw W_J"'~ ~·. ~::c '-'-;;:~ 0::: >-~ <( u TRAFFIC IMPACT STUDY (Revised) Carmel Park Apartments Fairhope, Alabama Prepared for: Baldwin County Highway Department On behalf of: S.E. Civil, LLC 880 Holcomb Blvd., Suite 2F Fairhope, AL 36532 Ph: (251)-990-6566 Prepared by: Samantha Islam, Ph.D., P.E. ASSR Consultants, LLC 3870 Branford Ct Mobile, AL 36619 Ph: (251)-545-9681 December 31, 2000 T ACTS i TABLE OF CONTENTS Overview and Executive Summary .......................................................................................... 1 1.0 Introduction ...................................................................................................................... 4 2.0 Proposed Development .................................................................................................. 5 2.1 Site Description .................................................................................................................. 5 2.2 Site Location ...................................................................................................................... 5 2.3 Zoning (Current and Proposed) ...................................................................................... 5 2.4 Time Frame of Development ........................................................................................... 5 3.0 Background Information ................................................................................................. 6 3.1 Background Traffic Growth ............................................................................................. 6 3.2 Offsite Development ........................................................................................................ 6 3.3 Planned and Programmed Roadway Improvements .................................................. 7 4.0 Existing Conditions ........................................................................................................... 8 4.1 Project Study Area ........................................................................................................... 8 4.2 Existing Geometric Data ................................................................................................. 8 4.3 Existing Condition Traffic Count ..................................................................................... 8 4.4 Existing Conditions Capacity Analysis ........................................................................... 9 4.5 Existing Conditions Signal Warrant Analysis ................................................................. 10 5.0 Future Conditions ........................................................................................................... 11 5.1 Trip Generation Estimates ............................................................................................. 11 5.2 Directional Distribution of Development Traffic .......................................................... 11 5.3 Development Horizon Year .......................................................................................... 12 5.4 Projected Future Traffic Volumes ................................................................................. 12 5.5 Future Signal Warrant Analysis ...................................................................................... 13 5.6 Future Traffic Conditions Capacity Analysis ................................................................ 14 5.7 Left/right Turn Lane Warrant Analysis ........................................................................... 15 6.0 Conclusions/Recommendations .................................................................................. 17 7.0 References ...................................................................................................................... 18 APPENDIX - A: Proposed Site Layout ........................................................................................ A APPENDIX – B: Traffic counts ...................................................................................................... B APPENDIX – C: Existing Conditions Capacity Analysis .......................................................... C APPENDIX – D: Trip Generation Rates ..................................................................................... D APPENDIX – E: Future Conditions Capacity Analysis without Development ....................... E ii APPENDIX – F: Future Conditions Capacity Analysis with Development ............................. F APPENDIX – G: Turn Lane Warrant Analysis ............................................................................. G List of Tables Table 1: AADTs on Twin Beech Road (CR-44) and SR-181 Adjacent to the Proposed Development .............................................................................................................. 6 Table 2 : Existing (2020) Peak Hour Volumes at CR-44 and SR-181 Intersection ................... 9 Table 3 : Existing Condition Capacity Analysis Results ............................................................ 9 Table 4: Trip Generation Rates and Percentage Entering and Exiting ............................... 11 Table 5: Trip Generation Volumes (Trip Ends) ........................................................................ 11 Table 6: Projected Peak Hour Turning Volumes without Proposed Development............. 13 Table 7: Projected Peak Hour Turning Volumes at CR-44 and SR-181 Intersection with Proposed Development .......................................................................................... 13 Table 8 : Intersection Capacity Analysis Results for 2022 without and with Carmel Park . 14 Table 9 : Capacity Analysis Results for Twin Beech Rd at Boothe Rd after Conversion to 4- way Stop Controlled ................................................................................................ 15 Table 10: Left/right Turn Lane Warrant Analysis for CR-44 at Carmel Park ......................... 16 List of Figures Figure 1: Overall Vicinity Map .................................................................................................... 2 Figure 2 : General Site Plan ........................................................................................................ 3 Figure 3 : Generated Traffic by the Proposed Development .............................................. 12 1 OVERVIEW AND EXECUTIVE SUMMARY A traffic impact study was conducted for the proposed Carmel Park Apartments in Fairhope, Alabama. The site is located on Twin Beech Road (CR-44) across from Thompson Hall Road. An overall vicinity map is provided in Figure 1. The proposed development will consist of 242 dwelling units. The development is expected to be completed and operational in the first quarter of 2022. A general site plan is provided in Figure 2. A detailed site plan is provided in Appendix-A. This study was conducted to determine the impact of the proposed development on the adjacent transportation network. This study investigated the effect of the proposed development on the adjacent Twin Beech Road (County Road 44) and associated transportation facilities. Trip generation estimation was performed using the method recommended in the ITE Trip Generation Manual. Using the trip ends predicted in the trip generation step, the trip distribution step was performed to determine the hourly volumes by direction to and from the proposed development. A method recommended in the Highway Capacity Manual was then used to evaluate the traffic operating conditions on the section of Twin Beech Road adjacent to the proposed development with and without the development. Based on this analysis, the additional traffic volumes from the proposed development are not expected to adversely affect the traffic operations on the segment of Twin Beech Road (CR-44) adjacent to the proposed development. In addition, the capacity analyses were performed for the four major intersections on Twin Beech Road from SR-181 to US-98. The results show that all the intersections except Twin Beech Road at Boothe Road will experience adequate overall level of services (LOS) of C or better during both AM and PM peak hours without and with Carmel Park Development in 2022. The individual approaches will experience LOS of D or better. It should be noted that a LOS of D or better is acceptable for an intersection. For the intersection of Twin Beech Road and Boothe Road, overall intersection LOS was not calculated since it is a two-way stop- controlled intersection. The results show that the north and southbound approaches will experience some level of delay as indicated by the level of service E for both without and with the proposed development in 2022. Further, analyses show that the LOS at this intersection can be improved by converting the intersection from a two-way stop controlled to a four-way stop controlled intersection. This conversion will improve the approach level of services to D or better. To evaluate if a left turn lane is warranted to access the proposed development from Twin Beech Road, a method recommended in AASHTO Green Book, 7th Edition was used. This method revealed that a left turn lane is desirable on Twin Beech Road for the generated traffic turning into the proposed development. Similarly, to determine if a right turn lane is warranted on Twin Beech Road, a method recommended in NCHRP Report No. 457 was used. According to this method, a right-turn lane is not warranted on Twin Beech Road to access the proposed development through the proposed access. 2 Figure 1: Overall Vicinity Map Ou, Memory Ga rdens B of Fa irhope T Los Ta High School 9 LI-Haul orhood Dealer 9 Manley Pd South\~Pt 9 welling Place ~HIIIDr :, i :c g f o.,t,,ln Ge rman Star Q < CIS Flowtech 9 j Saddlewood-DR Horton Twin Beech Rd Founde r's Pa rk .. l ~ROPOSED* DEVELOPMENT s Fra ternal Orde r of Police Lodge 43 Pisto l Range Bonham Ln Fairhope Soccer Co mplex 9 Q [), Strong Women Supply 9 Q La rrys Famous Characters Battlesh ip Marine Q WO ODEN BOAT RESTORATION, LLC Crazy Clean ft Coin Laundry T Stone Creek Storag 9 I!.\ "' 'f' ~ Affordable Plumbing, ~ Heating & Air .. Sonny Hill Farm Q 3 Figure 2 : General Site Plan l TOTAL UNITS = 242 242 X 2 = 484 PARKING SHOWN: OPEN SPACES= 440 COVERED SPACES= 30 GARAGE SPACES = ZO ) TOTAL SPACES SHOWN = 490 (+6 "0 0:: .c () • • ID C 'i ..... 4 1.0 INTRODUCTION A traffic Impact Study (TIS) for the proposed Carmel Park Apartments in the City of Fairhope, Alabama was conducted to determine the impacts of the proposed development on the surrounding transportation network. The resulting impacts were analyzed to assess possible improvements or mitigation measures in the study area. This report discusses the general project parameters, the methodology used to perform the TIS, the results obtained from the analysis and the conclusions and recommendations for the improvements needed. Sources of information used in this study include: 1. Baldwin County Traffic Impact Study requirements. Appendix 6 of the Baldwin County Subdivision Regulations, August 6, 2019. 2. Alabama Department of Transportation (ALDOT) Access Management Manual, January 2013 Edition. 3. Institute of Transportation Engineers Trip Generation Manual, 10th Edition. 4. Highway Capacity Manual, 6th Edition. 5. A Policy on Geometric Design of Highways and Streets, 7th Edition, 2018. 6. Evaluating Intersection Improvements: An Engineering Study Guide, NCHRP Report 457. Average daily traffic (ADT) data for Twin Beech Road (CR-44) were obtained from the Alabama Department of Transportation’s traffic data website. 5 2.0 PROPOSED DEVELOPMENT 2.1 Site Description A traffic impact study was conducted for the proposed Carmel Park Apartments in Fairhope, Alabama. The site is located on County Road 44 (Twin Beech Road) across from Thompson Hall Road. The development is expected to be completed and operational in 2022. The Carmel Park Apartment Complex will consist of 242 dwelling units. A general site plan is provided in Appendix-A. The proposed development will be connected to County Road 44 using a major driveway. 2.2 Site Location The proposed development will be located on CR-44 across from Thompson Hall Road and approximately ½ mile West of the intersection of CR-44 and SR-181 in Fairhope, Alabama as shown in the overall vicinity map in Figure 1. 2.3 Zoning (Current and Proposed) The site for the proposed development is currently unzoned. 2.4 Time Frame of Development The proposed development is expected to be completed and become operational in 2022. Analyses of the impact on traffic conditions were performed for the following two scenarios: • projected traffic without the proposed development in 2022; • projected traffic with the proposed development in 2022. 6 3.0 BACKGROUND INFORMATION 3.1 Background Traffic Growth To come up with a reasonable traffic growth rate, we first examined the trend in the Annual Average Daily Traffic (AADT) on Twin Beech Road (County Road 44) and SR-181 in the vicinity of the proposed site. The AADT information, as obtained from ALDOT’s Alabama Traffic Data website, is provided in Table 1. Based on the most recent available AADT’s, the average growth rate is 4.3% on Twin Beech Road and 4.2% on SR-181. However, considering future land use growth in the study area and surroundings, a slightly higher growth rate of 4.5% has been used in this study. Table 1: AADTs on Twin Beech Road (CR-44) and SR-181 Adjacent to the Proposed Development Route Year AADT CR-44 2019 4422 CR-44 2018 4335 CR-44 2017 4220 CR-44 2016 3900 SR-181 2019 12839 SR-181 2018 11626 SR-181 2017 11360 SR-181 2016 11360 The following equation was used to estimate the projected traffic volume (Vprojected) from the existing traffic volume (Vcurrent): 𝑉pojected = 𝑉current ∗(1 +𝐺𝑟𝑜𝑤𝑡ℎ 𝑅𝑎𝑡𝑒 100 ) (Projected year−Current year)……………….(1) 3.2 Offsite Development There are several known off-site developments in the vicinity of the proposed site, which will impact traffic in the study area. These developments are: i. Firethorne Single-family Subdivision: A 228-lot residential subdivision located northeast of the intersection of SR-181 and Twin Beech Road. The subdivision will be fully completed in 2030. Phases I and II (109 lots) have already been completed. Phase III containing 30 units will be completed in 2021 and Phase IV containing 33 will be completed in 2024. ii. Live Oak State Single-family Subdivision: Live Oak State is a 76-lot residential subdivision to be located in the southwest corner of the intersection of SR-181 and Bay Meadows Avenue. This development is currently under construction and expected to be fully completed in 2025. iii. Twin Beech Estates Single-family Subdivision: Twin Beech Estates is located on Twin Beech Road, approximately 0.4 mile east of the proposed Carmel Park 7 development. The subdivision is in its final stage of development and only 20 units are remaining to be built. While calculating the future traffic volumes, traffic volumes generated from these offsite developments that are attracted to the study area were considered in addition to the traffic generated from the proposed development. 3.3 Planned and Programmed Roadway Improvements There are three known planned or programmed roadway improvements/modifications within the study area that could impact the traffic condition within the study area during the timeframe for the proposed development. These improvements are: i. The posted speed limit on Twin Beech Road (CR-44) within the study area will be reduced from 45 mph to 35 mph. ii. The intersection of County Road 44 and County Road 13 will be modified from a traditional 4-leg intersection to a single- lane roundabout. iii. Left turn lanes will be added to the Twin Beech Road (CR-44) approaches of US- 98 and CR-44 intersection. 8 4.0 EXISTING CONDITIONS 4.1 Project Study Area The project study area includes the segment of Twin Beech Road (CR-44) from SR-181 to US-98, the major intersections along this segment and the proposed connection point. The intersections that were analyzed are: I. intersection of Twin Beech Road and SR-181 (signalized), II. intersection of Twin Beech Road and County Road 13 (CR-13) (4-way stop controlled) III. Intersection of Twin Beech Road and Boothe Road (two-way stop controlled), and IV. Intersection of Twin Beech Road and US-98 (signalized) The major land use within the study area is residential. 4.2 Existing Geometric Data Twin Beech Road (CR-44) within the study area is a two-lane undivided roadway with 10 feet travel lanes and very narrow paved shoulders. It is functionally classified as a major collector. The current posted speed limit is 45 mph in the vicinity of the proposed project site. However, the speed limit will be reduced to 35 mph. 4.3 Existing Condition Traffic Count For the section of Twin Beech Road (CR-44) adjacent to the proposed site, the 2019 AADT, K-factor, D-factor and percentage of truck traffic (TDHV) were obtained from ALDOT’s traffic data website. The AADT, K, D and TDHV are 4422 vehicles/day, 0.11, 0.61 and 4% respectively. Assuming a 4.5% growth factor, the existing (2020) AADT is 4422*(1 + 0.045)1 =4621 vehicles/day. More details of estimating projected quantity from existing quantity using the growth factor is provided in Section 3.1 of this report. Turning volume counts were performed at the intersection of Twin Beech Road (CR-44) and SR-181 on Tuesday, October 13 during AM and PM peak hours. The peak hour turning volumes at other three intersections described in Section 4.1 were collected on Wednesday, December 16, 2020. These turning volumes included school traffic. These turning volumes are provided in Table 2. The turning volume counts are also provided in Appendix-B. 9 Table 2 : Existing (2020) Peak Hour Volumes at CR-44 and SR-181 Intersection NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT Twin Beech Road at SR-181 Morning 106 392 - - 320 185 166 - 89 - - - Afternoon 108 366 - - 373 183 142 - 84 - - - Twin Beech Road at CR-13 Morning 34 119 53 12 67 57 34 112 22 30 170 19 Afternoon 23 110 73 28 109 35 46 201 26 43 158 35 Twin Beech Road at Boothe Road Morning 22 27 20 11 28 29 19 121 28 25 230 37 Afternoon 12 23 28 31 22 35 33 268 44 24 178 24 Twin Beech Road at US-98 Morning 57 763 81 181 467 57 74 93 51 79 72 61 Afternoon 50 573 51 103 636 63 114 93 44 30 81 97 4.4 Existing Conditions Capacity Analysis The section of Twin Beech Road (CR-44) adjacent to the proposed development is a two- lane highway. Therefore, using the Highway Capacity Manual (6th Edition) method, two- lane highway level of service (LOS) analysis was performed for the existing traffic condition. The results of LOS calculations are provided in Appendix-C. The analysis shows that a level of service (LOS) of B exists during existing condition peak hours. A level of service of B indicates excellent traffic flow condition on CR-44. Table 3 : Existing Condition Capacity Analysis Results Peak Hour Northbound Southbound Eastbound Westbound Overall Intersection Intersection of Twin Beech Rd & SR181 Morning A A D - B Afternoon A A D - B Twin Beech Rd & CR-13 Morning C B C C C Afternoon C C C C C Intersection of Twin Beech Rd & Boothe Rd Morning C C A A ** Afternoon C D A A ** Intersection of Twin Beech Rd & US-98 Morning D C C D C Afternoon B B B B B ** Note: Overall LOS is not reported for a two-way stop-controlled intersection since the free approaches always experience zero delay. As discussed in Section 4.1, four intersections on Twin Beech Road were analyzed in this study. The summary of capacity analysis results for existing condition are provided in Table I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 10 3. The results show the all the intersections except Twin Beech Road at Boothe Rd experience overall level of services (LOS) of C or better during both AM and PM peak hours. Since the intersection of Twin Beech Road and Boothe Road is a two-way stop controlled intersection, overall LOS was not calculated. However, all the approaches of the intersection experienced LOS of D or better. It should be noted that a LOS of D or better is acceptable for an intersection. 4.5 Existing Conditions Signal Warrant Analysis Existing condition signal warrant analysis in not applicable is this study. 11 5.0 FUTURE CONDITIONS The following general parameters describe the future traffic conditions: 5.1 Trip Generation Estimates The proposed development will be an apartment complex consisting of 242 dwelling units. The proposed site is planned to have a driveway access to Twin Beech Road. Using the aforementioned information, the trip generation estimation for the proposed development was performed according to the ITE Trip Generation Manual 10th Edition. The trip generation rates and volumes are shown in Tables 4 and 5. Appendix-D provides more details regarding these trip generation rates. 5.2 Directional Distribution of Development Traffic Using the trip ends estimated in the trip generation phase, the directional distribution of the generated traffic was calculated in the trip distribution phase. In order to estimate the directional distribution of generated traffic, the logical route, the land use type of the proposed facility, the land use of the surrounding areas, the entrance/exit type and location, etc. were considered. The general distributions of generated traffic to and from the proposed development are shown in Figure 3. Table 4: Trip Generation Rates and Percentage Entering and Exiting ITE Code Unit Daily Total (Av/ Eq) Daily (In) (%) Daily (Out) (%) AM-PK (Av/Eq) AM- Peak (In) (%) AM- Peak (Out) (%) PM- Peak (Av/Eq) PM- Peak (In) (%) PM- Peak (Out) (%) Multifamily Housing (mid- rise) 221 Dwelling unit Eq 3* 50 50 Eq 4* 26 74 Eq 5* 61 39 *Notes: T=5.45(X)-1.75 …. Eq 3 LN(T)=0.98*LN(X) – 0.98 …. Eq 4 LN(T)=0.96*LN(X) – 0.63 …. Eq 5 (Source: ITE Trip Generation Manual, 10th Edition) Av – average; Eq – Equation; X – Dwelling Unit Table 5: Trip Generation Volumes (Trip Ends) ITE Code Dwelling Units Daily Total Daily (In) Daily (Out) AM- Peak Hour Total AM- Peak Hour (In) AM- Peak Hour (Out) PM- Peak Hour Total PM- Peak Hour (In) PM- Peak Hour (Out) 221 242 1318 659 659 82 22 61 104 64 41 *Note: Trips in and out may not add up to the total number of trips due to rounding. 12 Figure 3 : Generated Traffic by the Proposed Development 5.3 Development Horizon Year The proposed development is expected to be completed and operational in the first quarter of 2022. 5.4 Projected Future Traffic Volumes Using a 4.5% growth rate, the traffic volumes for 2022 were calculated using the following equation: 𝑉𝑜𝑙𝑢𝑙𝑒2022 = 𝑉𝑜𝑙𝑢𝑙𝑒2020 ∗1.0452022−2020 …………………………..(6) Table 6 shows the projected peak hour turning volumes without the proposed development (no-build) in 2022 at the four intersections on Twin Beech Road discussed in Section 4.1. Table 7 shows the projected peak hour turning volumes at the same intersections with the proposed development in 2022. 12% 1% w a) "' 2:c I □Ct V, :::::, D CD --co ----l{) --"t --L -co -8( 5 l L_ 2 1 1 1 4 l L_ 25 ( 1 71 12% ..,__ ..,__ ..,__ ------S> v ~ r-~ 3 18 l r 8122) r 9 I 2 6 l --l{) ,,,., ----I'-I'-" " --,,,., N 10% 5% 1% i'.=,,. z -::::, I 8~ ------- 1% z D Vl-..J O Q_ __J <t ::,C<t D o :r:a: :r: t- ------- N t 45% -co ' a: V, "' N 0 L L TWI N BEECH RO 1 0(2 71 1 3(38) -7 -V----1 J 281 1 9)---1 J 7 v r ------- AM 1% 26 1 1 871 r l24l 815) 7 ENTR ANCE e El □e □SED DEi/Ei □eMrn I I PM l Pe a k Ho u r Generat ed Tr i ps : To t a I : 82 ( 1 04 l * Ent e r : 22 I 64 Htf Ex i t : 61 ( 41 l* * Vo l u me s ma y not a dd up d ue t o r o und i ng effect 12% co ,,,., NOT IO SCA I E 13 Table 6: Projected Peak Hour Turning Volumes without Proposed Development NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT Twin Beech Road at SR-181 Morning 118 431 - - 351 210 187 - 100 - - - Afternoon 121 402 - - 409 206 162 - 94 - - - Twin Beech Road at CR-13 Morning 38 130 60 16 74 63 38 130 25 35 200 23 Afternoon 26 121 82 33 120 39 51 234 29 49 182 41 Twin Beech Road at Boothe Road Morning 25 30 24 15 31 32 21 139 31 31 265 43 Afternoon 14 26 34 36 25 39 37 305 49 29 203 29 Twin Beech Road at US-98 Morning 63 834 92 201 510 63 81 105 56 92 84 72 Afternoon 55 626 61 118 695 69 125 107 49 36 93 110 Table 7: Projected Peak Hour Turning Volumes at CR-44 and SR-181 Intersection with Proposed Development NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT Twin Beech Road at SR-181 Morning 121 431 - - 351 220 215 - 108 - - - Afternoon 129 402 - - 409 235 181 - 99 - - - Twin Beech Road at CR-13 Morning 38 130 61 17 74 63 38 139 25 36 225 24 Afternoon 26 121 83 34 120 39 51 260 29 50 199 42 Twin Beech Road at Boothe Road Morning 25 30 26 16 31 32 21 147 31 35 286 44 Afternoon 14 26 38 37 25 39 37 327 49 32 217 30 Twin Beech Road at US-98 Morning 63 834 95 204 510 63 81 108 56 99 92 80 Afternoon 55 626 68 126 695 69 125 115 49 41 98 115 5.5 Future Signal Warrant Analysis Future signal warrant analysis is not applicable in this study. 14 5.6 Future Traffic Conditions Capacity Analysis Before and after level of service (LOS) analysis was performed for the section of County Road 44 (Twin Beech Road) adjacent to the proposed development using the projected traffic volumes for 2022. The analysis results are provided in Appendices E and F. The results show that the levels of service will remain at an adequate level (LOS C) during both peak hours for both without and with Carmel Park development in 2022. Table 8 : Intersection Capacity Analysis Results for 2022 without and with Carmel Park Peak Hour Scenario Northbound Southbound Eastbound Westbound Overall Intersection Intersection of Twin Beech & SR181 Morning Without Carmel Park A A D - B With Carmel Park A A D - B) Afternoon Without Carmel Park A A D - B With Carmel Park A A D - B Intersection of Twin Beech & CR-13 Morning Without Carmel Park A A A A A With Carmel Park A A A A A Afternoon Without Carmel Park A A A A A With Carmel Park B A A A A Intersection of Twin Beech & Boothe Rd Morning Without Carmel Park E E A A ** With Carmel Park E E A A ** Afternoon Without Carmel Park D E A A ** With Carmel Park D E A A ** Intersection of Twin Beech & US-98 Morning Without Carmel Park B B D C C With Carmel Park C B D D C Afternoon Without Carmel Park B B C D B With Carmel Park B B C D C ** Note: Overall LOS is not reported for a two-way stop-controlled intersection since the free approaches always experience zero delay. 15 Level of Service (LOS) analyses were also performed for four intersections on Twin Beech Road, as discussed in Section 4.1, to determine how these intersections would perform without and with the proposed development in 2022. It should be noted that in 2022, the intersection of Twin Beech Road and CR-13 will be modified into a single lane roundabout. Also, the intersection of Twin Beech Road and US-98 will be improved as discussed in Section 3.3. The summary of results of the analyses are presented in Table 8. The detailed results are provided in Appendices E and F. The results show that all the intersections except Twin Beech Road at Boothe Road will experience overall levels of service (LOS) of C or better during both AM and PM peak hours. As discussed earlier, since the intersection of Twin Beech Road and Boothe Road is a two-way stop-controlled intersection, overall LOS was not calculated. The results for this intersection show that the Twin Beech Road approaches (i.e. east and westbound) will experience no delay (LOS A). However, the Boothe Road approaches (i.e. north and southbound) will experience some level of delay as indicated by the level of service E both without and with the proposed development in 2022. It should be noted that a LOS of D or better is acceptable for an intersection. Further, analyses show that the LOS at this intersection can be improved by converting the intersection from a two-way stop controlled to a four-way stop controlled intersection. This conversion will improve the approach level of services to D or better (see Table 9). Table 9 shows LOS results with Caramel Park development in 2022 after the intersection improvement to a 4-way stop controlled. Table 9 : Capacity Analysis Results for Twin Beech Rd at Boothe Rd after Conversion to 4-way Stop Controlled Peak Hour Northbound Southbound Eastbound Westbound Overall Intersection Morning B B C D C Afternoon B B D B C 5.7 Left/right Turn Lane Warrant Analysis To determine if a left turn lane is needed on Twin Beech Road for the generated traffic turning left into the proposed development, a method recommended in the AASHTO Green Book, 7th Edition was used. AASHTO Green Book provides a chart to determine if a left turn lane is desirable at unsignalized intersections with streets or driveways where the major road is uncontrolled, and the minor road is stop- or yield-controlled. The Chart is provided in Appendix-G. The peak hour turning volumes into the driveway and adjacent Twin Beech Road through volumes are provided in Table 10. From the table provided in Appendix-G, it is evident that a left turn lane is desirable on Twin Beech Road during both peak hours for the generated traffic turning into the proposed development. Similarly, to determine if a right turn bay is warranted on Twin Beech Road, a chart from NCHRP Report No. 457 was used (see Figure G.1 in Appendix G). From the chart it is evident that none of the right turn volumes and one direction major road volumes combination satisfies the right turn lane warrant based on the 40-mph major street speed. It should be noted that the major street speed is 35 mph in this study. Since the warrant is not met for 40 mph, the warrant is not met for a lower major road speed as well. 16 Table 10: Left/right Turn Lane Warrant Analysis for CR-44 at Carmel Park WB Through WB Left EB Through EB Right AM 341 13 323 10 PM 364 38 280 27 17 6.0 CONCLUSIONS/RECOMMENDATIONS Based on the analysis performed in this study, the additional traffic volumes from the proposed development are not expected to adversely affect the traffic operations on the segment of Twin Beech Road (CR-44) adjacent to the proposed development. In addition to roadway segment analyses, the capacity analyses were performed for the four major intersections on Twin Beech Road from SR-181 to US-98. The results show that all the intersections except Twin Beech Road at Boothe Road will experience adequate overall level of services (LOS) of C or better during both AM and PM peak hours without and with Carmel Park Development in 2022. The individual approaches will experience LOS of D or better. It should be noted that a LOS of D or better is acceptable for an intersection. For the intersection of Twin Beech Road and Boothe Road, the overall intersection LOS was not calculated since it is a two-way stop-controlled intersection. The results of analyses for this intersection show that the individual Boothe Road approaches (i.e. north and southbound approaches) will experience some level of delay as indicated by the level of service E both without and with the proposed development in 2022. Further, analyses show that the LOS at this intersection can be improved by converting the intersection from a two-way stop controlled to a four-way stop controlled intersection. This conversion will improve the approach level of services to D or better. To evaluate if a left turn lane is warranted to access the proposed development from Twin Beech Road, a method recommended in AASHTO Green Book, 7th Edition was used. According to this method, a left turn lane is desirable on Twin Beech Road for the generated traffic turning left into the proposed development. Similarly, to determine if a right turn lane is warranted on Twin Beech Road, a method recommended in NCHRP Report No. 457 was used. According to this method, a right-turn lane is not warranted on Twin Beech Road to access the proposed development through the proposed access. 18 7.0 REFERENCES 1. Baldwin County Traffic Impact Study requirements. Appendix 6 of the Baldwin County Subdivision Regulations, August 6, 2019. 2. Alabama Department of Transportation (ALDOT) Access Management Manual, January, 2013 Edition. 3. Institution of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. 4. Highway Capacity Manual, 6th Edition. 5. A Policy on Geometric Design of Highways and Streets, 7th Edition, 2018. 6. Evaluating Intersection Improvements: An Engineering Study Guide, NCHRP Report 457. A APPENDIX - A: PROPOSED SITE LAYOUT P:\GCD\GCD-2020\2020012-FAIRHOPEAPARTMENTS\DD\FA-A1-01K.gxd--Scale1:480TOT AL UNITS = 242 242 X 2 = 484 PARKING SHOWN: OPEN SPACES= 440 COVERED SPACES= 30 GARAGE SPACES= 20 TOTAL SPACES SHOWN = 490 (+6) PARK/ PLAYGROUND ,_ i'+-'er i (I) IC00 !~-ct ------+~ i~ci i~N i~ ' ... I C_~~~:1_ i < "C 0:::: .c u Q) Q) m C 3: I-z < ...J Cl. w I-V) >-w ~ AH B APPENDIX – B: TRAFFIC COUNTS Intersection of Twin Beech Road and SR-181 Morning Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 8:30-8:45 32 101 - - 97 60 50 - 22 - - - 8:45-9:00 26 106 - - 71 42 42 - 23 - - - 9:00-9:15 23 98 - - 80 45 39 - 24 - - - 9:15-9:30 25 87 - - 72 38 35 - 20 - - - Total 106 392 - - 320 185 166 - 89 - - - Afternoon Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 2:30-2:45 23 82 - - 85 45 30 - 15 - - - 2:45-3:00 22 85 - - 99 46 32 - 19 - - - 3:00-3:15 29 111 - - 83 41 40 - 26 - - - 3:15-3:30 34 88 - - 106 51 40 - 24 - - - Total 108 366 - - 373 183 142 - 84 - - - Intersection of Twin Beech Road and CR-13 Morning Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 8:30-8:45 13 41 36 2 16 25 17 38 13 16 50 7 8:45-9:00 13 31 8 6 20 15 9 28 6 5 55 7 9:00-9:15 7 24 6 2 16 6 5 28 2 4 31 3 9:15-9:30 1 23 3 2 15 11 3 18 1 5 34 2 Total 34 119 53 12 67 57 34 112 22 30 170 19 Afternoon Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 2:30-2:45 3 15 15 6 23 5 8 45 4 15 39 7 2:45-3:00 6 24 6 5 26 6 9 47 7 15 33 13 3:00-3:15 8 33 13 8 34 13 12 38 7 8 41 11 3:15-3:30 6 38 39 9 26 11 17 71 8 5 45 4 Total 23 110 73 28 109 35 46 201 26 43 158 35 Intersection of Twin Beech Road and Boothe Road Morning Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 8:30-8:45 13 41 36 2 16 25 17 38 13 16 50 7 8:45-9:00 13 31 8 6 20 15 9 28 6 5 55 7 9:00-9:15 7 24 6 2 16 6 5 28 2 4 31 3 9:15-9:30 1 23 3 2 15 11 3 18 1 5 34 2 Total 34 119 53 12 67 57 34 112 22 30 170 19 Afternoon Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 2:30-2:45 3 15 15 6 23 5 8 45 4 15 39 7 2:45-3:00 6 24 6 5 26 6 9 47 7 15 33 13 3:00-3:15 8 33 13 8 34 13 12 38 7 8 41 11 3:15-3:30 6 38 39 9 26 11 17 71 8 5 45 4 Total 23 110 73 28 109 35 46 201 26 43 158 35 Intersection of Twin Beech Road and US-98 Morning Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 8:30-8:45 16 244 43 88 145 13 14 37 17 47 17 17 8:45-9:00 27 263 26 60 131 11 23 37 17 14 19 15 9:00-9:15 7 130 8 15 80 10 19 10 6 11 20 13 9:15-9:30 7 126 4 18 111 23 18 9 11 7 16 16 Total 57 763 81 181 467 57 74 93 51 79 72 61 Afternoon Peak Hour NB SB EB WB LT TH RT LT TH RT LT TH RT LT TH RT 2:30-2:45 10 119 19 31 148 9 22 27 11 4 13 19 2:45-3:00 18 173 15 25 150 11 29 25 12 5 28 27 3:00-3:15 12 145 10 23 155 24 30 22 8 13 17 25 3:15-3:30 10 136 7 24 183 19 33 19 13 8 23 26 Total 50 573 51 103 636 63 114 93 44 30 81 97 C APPENDIX – C: EXISTING CONDITIONS CAPACITY ANALYSIS Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road Existing Condition (2020) - AM Peak Hour Step1 Highway Class III Posted Speed Limit 45 Demand volume in analysis direction, Vd 291 Demand volume in opposite direction, Vo 255 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)39 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =9.75 Exhibit 15-8 Base Free-flow Speed, BFFS =55 FFS = BFFS - fLS - fA=39.95 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =354.6776471 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =310.8 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=33.88589 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=85% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =YES LOS C =NO LOS D =NO LOS E =NO LOS F =NO Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road Existing Condition (2020) - PM Peak Hour Step1 Highway Class III Posted Speed Limit 45 Demand volume in analysis direction, Vd 291 Demand volume in opposite direction, Vo 226 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)39 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =9.75 Exhibit 15-8 Base Free-flow Speed, BFFS =55 FFS = BFFS - fLS - fA=39.95 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =354.6776471 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =275.4541176 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=34.16018 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=86% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =YES LOS C =NO LOS D =NO LOS E =NO LOS F =NO HCM 6th Signalized Intersection Summary 2: Twin Beech Road & SR-181 10/20/2020 Twin Beech Road and SR-181 10/13/2020 EXISTING AM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 166 89 106 392 320 185 Future Volume (veh/h) 166 89 106 392 320 185 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 200 96 128 426 390 240 Peak Hour Factor 0.83 0.93 0.83 0.92 0.82 0.77 Percent Heavy Veh, %222222 Cap, veh/h 244 217 640 1461 1309 1109 Arrive On Green 0.14 0.14 0.04 0.78 0.70 0.70 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 200 96 128 426 390 240 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 10.6 5.4 1.8 6.3 7.7 5.2 Cycle Q Clear(g_c), s 10.6 5.4 1.8 6.3 7.7 5.2 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 244 217 640 1461 1309 1109 V/C Ratio(X) 0.82 0.44 0.20 0.29 0.30 0.22 Avail Cap(c_a), veh/h 476 423 861 1461 1309 1109 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 38.6 3.6 3.0 5.5 5.2 Incr Delay (d2), s/veh 6.7 1.4 0.2 0.5 0.6 0.4 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.9 0.1 0.4 1.5 2.5 1.4 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 47.6 40.0 3.7 3.5 6.1 5.6 LnGrp LOS D D AAAA Approach Vol, veh/h 296 554 630 Approach Delay, s/veh 45.1 3.6 5.9 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 17.3 7.9 72.1 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 8.3 12.6 3.8 9.7 Green Ext Time (p_c), s 2.6 0.7 0.2 3.1 Intersection Summary HCM 6th Ctrl Delay 12.9 HCM 6th LOS B _____ "i .,, "i t t HCM 6th Signalized Intersection Summary 2: Twin Beech Road & SR-81 10/20/2020 Twin Beech Road and SR-181 10/13/2020 EXISTING PM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 142 84 108 366 373 183 Future Volume (veh/h) 142 84 108 366 373 183 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 160 104 137 446 424 203 Peak Hour Factor 0.89 0.81 0.79 0.82 0.88 0.90 Percent Heavy Veh, %222222 Cap, veh/h 206 183 655 1497 1341 1137 Arrive On Green 0.12 0.12 0.04 0.80 0.72 0.72 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 160 104 137 446 424 203 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 8.3 5.9 1.7 5.9 7.9 3.9 Cycle Q Clear(g_c), s 8.3 5.9 1.7 5.9 7.9 3.9 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 206 183 655 1497 1341 1137 V/C Ratio(X) 0.78 0.57 0.21 0.30 0.32 0.18 Avail Cap(c_a), veh/h 488 434 882 1497 1341 1137 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 39.8 3.1 2.5 4.9 4.4 Incr Delay (d2), s/veh 6.2 2.8 0.2 0.5 0.6 0.3 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.9 5.3 0.5 1.6 2.4 1.0 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 47.0 42.5 3.3 3.0 5.5 4.7 LnGrp LOS D D AAAA Approach Vol, veh/h 264 583 627 Approach Delay, s/veh 45.3 3.1 5.3 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 15.0 7.9 72.1 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 7.9 10.3 3.7 9.9 Green Ext Time (p_c), s 3.2 0.7 0.3 3.3 Intersection Summary HCM 6th Ctrl Delay 11.6 HCM 6th LOS B _____ "i .,, "i t t HCM 6th AWSC 3: CR-13 & CR-44 12/31/2020 12/16/2020 Existing AM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 16.3 Intersection LOS C Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 34 112 22 30 170 19 34 119 53 12 67 57 Future Vol, veh/h 34 112 22 30 170 19 34 119 53 12 67 57 Peak Hour Factor 0.50 0.74 0.42 0.47 0.77 0.68 0.65 0.73 0.37 0.50 0.84 0.57 Heavy Vehicles, %222222222222 Mvmt Flow 68 151 52 64 221 28 52 163 143 24 80 100 Number of Lanes 010010010010 Approach EB WB NB SB Opposing Approach WB EB SB NB Opposing Lanes 1111 Conflicting Approach Left SB NB EB WB Conflicting Lanes Left 1111 Conflicting Approach Right NB SB WB EB Conflicting Lanes Right 1111 HCM Control Delay 15.3 16.8 18.5 13.1 HCM LOS C C C B Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, %17% 20% 14% 9% Vol Thru, %58% 67% 78% 49% Vol Right, % 26% 13% 9% 42% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 206 168 219 136 LT Vol 34 34 30 12 Through Vol 119 112 170 67 RT Vol 53 22 19 57 Lane Flow Rate 359 272 313 204 Geometry Grp 1111 Degree of Util (X) 0.612 0.483 0.548 0.362 Departure Headway (Hd)6.147 6.393 6.314 6.404 Convergence, Y/N Yes Yes Yes Yes Cap 584 562 569 558 Service Time 4.205 4.458 4.376 4.473 HCM Lane V/C Ratio 0.615 0.484 0.55 0.366 HCM Control Delay 18.5 15.3 16.8 13.1 HCM Lane LOS C C C B HCM 95th-tile Q 4.1 2.6 3.3 1.6 HCM 6th AWSC 3: CR-13 & CR-44 12/31/2020 12/16/2020 Existing PM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 20.3 Intersection LOS C Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 46 201 26 43 158 35 23 110 73 28 109 35 Future Vol, veh/h 46 201 26 43 158 35 23 110 73 28 109 35 Peak Hour Factor 0.68 0.71 0.81 0.72 0.88 0.67 0.72 0.72 0.47 0.78 0.80 0.67 Heavy Vehicles, %222222222222 Mvmt Flow 68 283 32 60 180 52 32 153 155 36 136 52 Number of Lanes 010010010010 Approach EB WB NB SB Opposing Approach WB EB SB NB Opposing Lanes 1111 Conflicting Approach Left SB NB EB WB Conflicting Lanes Left 1111 Conflicting Approach Right NB SB WB EB Conflicting Lanes Right 1111 HCM Control Delay 24.4 18.1 20.6 15.7 HCM LOS CCCC Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, %11% 17% 18% 16% Vol Thru, %53% 74% 67% 63% Vol Right, % 35% 10% 15% 20% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 206 273 236 172 LT Vol 23 46 43 28 Through Vol 110 201 158 109 RT Vol 73 26 35 35 Lane Flow Rate 340 383 292 224 Geometry Grp 1111 Degree of Util (X) 0.632 0.709 0.554 0.442 Departure Headway (Hd)6.696 6.667 6.842 7.091 Convergence, Y/N Yes Yes Yes Yes Cap 541 544 525 507 Service Time 4.722 4.692 4.906 5.159 HCM Lane V/C Ratio 0.628 0.704 0.556 0.442 HCM Control Delay 20.6 24.4 18.1 15.7 HCM Lane LOS CCCC HCM 95th-tile Q 4.4 5.7 3.3 2.2 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 12/16/2020 Existing AM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 7MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 19 121 28 25 230 37 22 27 20 11 28 29Future Vol, veh/h 19 121 28 25 230 37 22 27 20 11 28 29Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 48 66 33 37 75 54 61 68 50 69 35 60 Heavy Vehicles, % 2 22222222222 Mvmt Flow 40 183 85 68 307 69 36 40 40 16 80 48 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 376 0 0 268 0 0 848 818 226 824 826 342 Stage 1 ------306306-478478- Stage 2 ------542512-346348- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1182 - - 1296 - - 281 311 813 292 307 701 Stage 1 ------704662-568556- Stage 2 ------525536-670634- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1182 - - 1296 - - 187 279 813 228 275 701 Mov Cap-2 Maneuver ------187279-228275- Stage 1 ------676636-545519- Stage 2 ------386500-573609- Approach EB WB NB SB HCM Control Delay, s 1 1.2 24.2 23.5 HCM LOS C C Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)301 1182 - - 1296 - - 336 HCM Lane V/C Ratio 0.385 0.033 - - 0.052 - - 0.429 HCM Control Delay (s) 24.2 8.2 0 - 7.9 0 - 23.5 HCM Lane LOS C A A - A A - C HCM 95th %tile Q(veh) 1.7 0.1 - - 0.2 - - 2.1 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 12/16/2020 Existing PM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 6.6MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 33 268 44 24 178 24 12 23 28 31 22 35Future Vol, veh/h 33 268 44 24 178 24 12 23 28 31 22 35Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 65 60 70 75 91 75 60 48 100 60 50 73 Heavy Vehicles, % 2 22222222222 Mvmt Flow 51 447 63 32 196 32 20 48 28 52 44 48 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 228 0 0 510 0 0 903 873 479 895 888 212 Stage 1 ------581581-276276- Stage 2 ------322292-619612- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1340 - - 1055 - - 258 289 587 261 283 828 Stage 1 ------499500-730682- Stage 2 ------690671-476484- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1340 - - 1055 - - 198 264 587 200 258 828 Mov Cap-2 Maneuver ------198264-200258- Stage 1 ------472473-691658- Stage 2 ------585648-385458- Approach EB WB NB SB HCM Control Delay, s 0.7 1.1 23.4 28.3 HCM LOS C D Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)290 1340 - - 1055 - - 295 HCM Lane V/C Ratio 0.331 0.038 - - 0.03 - - 0.487 HCM Control Delay (s) 23.4 7.8 0 - 8.5 0 - 28.3 HCM Lane LOS C A A - A A - D HCM 95th %tile Q(veh) 1.4 0.1 - - 0.1 - - 2.5 HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 12/16/2020 Existing AM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 74 93 51 79 72 61 57 763 81 181 467 57 Future Volume (veh/h) 74 93 51 79 72 61 57 763 81 181 467 57 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 92 148 68 188 80 68 108 1045 172 355 577 92 Peak Hour Factor 0.80 0.63 0.75 0.42 0.90 0.90 0.53 0.73 0.47 0.51 0.81 0.62 Percent Heavy Veh, %222222222222 Cap, veh/h 171 254 103 263 98 74 464 1147 188 393 1457 232 Arrive On Green 0.30 0.30 0.30 0.30 0.30 0.30 0.06 0.38 0.38 0.16 0.47 0.47 Sat Flow, veh/h 376 854 349 647 330 248 1781 3055 502 1781 3071 488 Grp Volume(v), veh/h 308 0 0 336 0 0 108 607 610 355 333 336 Grp Sat Flow(s),veh/h/ln 1580 0 0 1225 0 0 1781 1777 1780 1781 1777 1782 Q Serve(g_s), s 0.0 0.0 0.0 8.2 0.0 0.0 2.9 25.5 25.7 10.2 9.6 9.6 Cycle Q Clear(g_c), s 13.1 0.0 0.0 21.3 0.0 0.0 2.9 25.5 25.7 10.2 9.6 9.6 Prop In Lane 0.30 0.22 0.56 0.20 1.00 0.28 1.00 0.27 Lane Grp Cap(c), veh/h 528 0 0 435 0 0 464 667 668 393 843 846 V/C Ratio(X) 0.58 0.00 0.00 0.77 0.00 0.00 0.23 0.91 0.91 0.90 0.40 0.40 Avail Cap(c_a), veh/h 536 0 0 442 0 0 500 667 668 410 843 846 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 23.9 0.0 0.0 27.3 0.0 0.0 13.5 23.4 23.4 19.4 13.4 13.4 Incr Delay (d2), s/veh 1.6 0.0 0.0 8.2 0.0 0.0 0.3 18.7 19.0 22.3 1.4 1.4 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.9 0.0 0.0 6.8 0.0 0.0 1.0 12.6 12.7 5.8 3.5 3.5 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 25.5 0.0 0.0 35.5 0.0 0.0 13.8 42.0 42.4 41.7 14.8 14.8 LnGrp LOS C A A D A A B D D D B B Approach Vol, veh/h 308 336 1325 1024 Approach Delay, s/veh 25.5 35.5 39.9 24.1 Approach LOS CDDC Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 16.8 34.1 27.9 9.0 41.9 27.9 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.1 29.6 23.8 6.1 36.6 23.8 Max Q Clear Time (g_c+I1), s 12.2 27.7 15.1 4.9 11.6 23.3 Green Ext Time (p_c), s 0.1 1.3 1.2 0.0 3.7 0.1 Intersection Summary HCM 6th Ctrl Delay 32.5 HCM 6th LOS C __ "i tf+ HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 12/16/2020 Existing PM_2020 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 114 93 44 30 81 97 50 573 51 103 636 63 Future Volume (veh/h) 114 93 44 30 81 97 50 573 51 103 636 63 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 168 131 54 42 92 145 69 796 109 132 795 94 Peak Hour Factor 0.68 0.71 0.81 0.72 0.88 0.67 0.72 0.72 0.47 0.78 0.80 0.67 Percent Heavy Veh, %222222222222 Cap, veh/h 289 183 66 128 193 257 363 1113 152 379 1207 143 Arrive On Green 0.29 0.29 0.29 0.29 0.29 0.29 0.06 0.35 0.35 0.08 0.38 0.38 Sat Flow, veh/h 630 635 229 154 669 890 1781 3140 430 1781 3201 378 Grp Volume(v), veh/h 353 0 0 279 0 0 69 450 455 132 441 448 Grp Sat Flow(s),veh/h/ln 1494 0 0 1713 0 0 1781 1777 1793 1781 1777 1802 Q Serve(g_s), s 3.8 0.0 0.0 0.0 0.0 0.0 1.2 10.9 10.9 2.2 10.2 10.2 Cycle Q Clear(g_c), s 10.6 0.0 0.0 6.8 0.0 0.0 1.2 10.9 10.9 2.2 10.2 10.2 Prop In Lane 0.48 0.15 0.15 0.52 1.00 0.24 1.00 0.21 Lane Grp Cap(c), veh/h 538 0 0 578 0 0 363 630 636 379 670 680 V/C Ratio(X) 0.66 0.00 0.00 0.48 0.00 0.00 0.19 0.71 0.72 0.35 0.66 0.66 Avail Cap(c_a), veh/h 807 0 0 882 0 0 471 1061 1070 699 1312 1330 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 0.00 1.00 0.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 16.1 0.0 0.0 15.0 0.0 0.0 9.7 13.8 13.8 9.9 12.8 12.8 Incr Delay (d2), s/veh 1.4 0.0 0.0 0.6 0.0 0.0 0.3 1.5 1.5 0.5 1.1 1.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.2 0.0 0.0 2.3 0.0 0.0 0.3 3.4 3.4 0.6 3.0 3.1 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 17.5 0.0 0.0 15.6 0.0 0.0 10.0 15.4 15.4 10.5 13.9 13.9 LnGrp LOS BAABAAABBBBB Approach Vol, veh/h 353 279 974 1021 Approach Delay, s/veh 17.5 15.6 15.0 13.5 Approach LOS BBBB Timer - Assigned Phs 1 2 4 5 6 8 Phs Duration (G+Y+Rc), s 8.7 22.1 18.8 7.6 23.2 18.8 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.1 29.6 23.8 6.1 36.6 23.8 Max Q Clear Time (g_c+I1), s 4.2 12.9 12.6 3.2 12.2 8.8 Green Ext Time (p_c), s 0.2 4.7 1.7 0.0 5.2 1.4 Intersection Summary HCM 6th Ctrl Delay 14.8 HCM 6th LOS B __ "i tf+ D APPENDIX – D: TRIP GENERATION RATES T = 5.45(X)-1.75 = 5.45*242 - 1.75 = 1318 In = 1318*0.5 = 659 Out = 1318*0.5 = 659 Multifamily Housing (Mid-Rise) (221) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 27 Avg. Num. of Dwelling Units: 205 Directional Distribution: 50% entering, 50% exiting V[ehicl:v::i; ~~:eration per Dwe!I~:! ~f~:tes 5.44 1.27 -12.50 Standard Deviation 2.03 J Data Plot and Equation "' 'O C: w C. ·c: f- II f- 3,000 X X 2,500 X X 2,000 X X X X X 1,500 X X X 1,000 X X X X xX 500 X ~ XX 00,,__ _____ 1'"'0-=-o ------,2-=-oo,---------=-300,-,-------4cco-=-o------,s,.,..,,oo X StudyS~e Fitted Curve Equation: T = 5.45(X) -1.75 X= Number o f Dwelling Units Fitted Curve Average Rate R'= 0.77 Trip Generation Manual 10t h Edition • Volume 2: Data • Residential (Land Uses 200--299) 73 T = EXP(0.98 LN(X)-0.98) = EXP(0.98*LN(242)-0.98) = 82 In = 0.26*82 = 22 Out = 0.74*82 = 61 Multifamily Housing (Mid-Rise) (221) Vehicle Trip End s vs: Dwelling Units On a: Weekday, Peak Hour of Adj acent Street Traffic, One Hour Between 7 and 9 a.m Setting/Location : General Urb an/Suburban Number of Studies: 53 Avg. Num. of Dwelling Units: 207 Directional Distribution: 26% entering, 74% exiting [ Vehicl:v::i; ~:~eration per Owe!~~! ~f~:tes 0.36 0.06 • 1.61 Standard Deviation 0 .19 Data Plot and Equation 300 <Jl "O C w a. 200 ·c I- II I-X 100 X X X X X X X X X X J 00..__.._ ____ ~20~0-------400-------~6-00~------~8"""'00 X = Number of Dwell ing Un its X StudySite Fitted Curve Average Rate Fitted Curve Equation : Ln (T) = 0 .98 Ln(X) -0.98 R'= 0.67 Trip Generation Ma nual 10th Edition • Volume 2 : Data • Residential (Land Uses 200-299) T = EXP(0.96 LN(X)-0.63) = EXP(0.96*LN(242)-0.63) = 104 In = 0.61*104 = 64 Out = 0.39*104 = 41 Multifamily Housing (Mid-Rise) (221) Vehicle Trip End s v s: Dwelling Units On a: Weekday, Peak Hour of Adj acent Street Traffic, One Hour Between 4 and 6 p.m. Setting /Location : General Urban/Suburban Number of Stud ies: 60 Avg. Num. of Dwelling Units: 208 Di rectional Distribution: 61% entering, 39% exiting [ Vehicl:v::i; ~;~e ration pe r Owe!~~! ~f~:tes 0.44 0.15-1.1 1 St andard Deviation 0.19 Data Plot and Equation 400 300 "' "O C w a. ~ X II f-X X 200 X X X 100 X X xx X ~ X X ~ 00 200 400 X = Number of Dwelli ng Units X StudySite Fitted Curve Fitted Curve Equation: Ln (T) = 0.96 Ln(X) -0.63 X X 600 X Average Rate R'= 0.72 J 800 Trip Generation Manual 10th Edition • Volume 2 : Data • Residential (Land Uses 200-299) 75 E APPENDIX – E: FUTURE CONDITIONS CAPACITY ANALYSIS WITHOUT DEVELOPMENT Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road No Build Condition (2022) - AM Peak Hour Step1 Highway Class III Posted Speed Limit 35 Demand volume in analysis direction, Vd 328 Demand volume in opposite direction, Vo 287 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)39 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =9.75 Exhibit 15-8 Base Free-flow Speed, BFFS =45 FFS = BFFS - fLS - fA=29.95 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =399.7741176 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =349.8023529 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=23.23329 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=78% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =NO LOS C =YES LOS D =NO LOS E =NO LOS F =NO Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road No Build Condition (2022) - PM Peak Hour Step1 Highway Class III Posted Speed Limit 35 Demand volume in analysis direction, Vd 327 Demand volume in opposite direction, Vo 256 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)39 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =9.75 Exhibit 15-8 Base Free-flow Speed, BFFS =45 FFS = BFFS - fLS - fA=29.95 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =398.5552941 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =312.0188235 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=23.53594 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=79% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =NO LOS C =YES LOS D =NO LOS E =NO LOS F =NO HCM 6th Signalized Intersection Summary 2: Twin Beech Rd & SR-181 01/03/2021 Twin Beech Road and SR-181 10/13/2020 Before AM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 187 100 118 431 351 210 Future Volume (veh/h) 187 100 118 431 351 210 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 225 108 142 468 428 273 Peak Hour Factor 0.83 0.93 0.83 0.92 0.82 0.77 Percent Heavy Veh, %222222 Cap, veh/h 269 240 591 1437 1279 1084 Arrive On Green 0.15 0.15 0.04 0.77 0.68 0.68 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 225 108 142 468 428 273 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 12.1 6.1 2.2 7.7 9.3 6.5 Cycle Q Clear(g_c), s 12.1 6.1 2.2 7.7 9.3 6.5 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 269 240 591 1437 1279 1084 V/C Ratio(X) 0.84 0.45 0.24 0.33 0.33 0.25 Avail Cap(c_a), veh/h 468 416 801 1437 1279 1084 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 38.3 4.2 3.6 6.4 6.0 Incr Delay (d2), s/veh 6.7 1.3 0.2 0.6 0.7 0.6 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 5.8 5.6 0.7 2.4 3.1 1.9 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 47.6 39.6 4.4 4.2 7.1 6.5 LnGrp LOS D D AAAA Approach Vol, veh/h 333 610 701 Approach Delay, s/veh 45.0 4.2 6.9 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 19.0 8.3 71.7 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 9.7 14.1 4.2 11.3 Green Ext Time (p_c), s 3.4 0.8 0.3 3.6 Intersection Summary HCM 6th Ctrl Delay 13.6 HCM 6th LOS B _____ "i .,, "i t t HCM 6th Signalized Intersection Summary 2: Twin Beech Road & SR-181 01/03/2021 Twin Beech Road and SR-181 10/13/2020 Before PM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 162 94 121 402 409 206 Future Volume (veh/h) 162 94 121 402 409 206 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 182 116 153 490 465 229 Peak Hour Factor 0.89 0.81 0.79 0.82 0.88 0.90 Percent Heavy Veh, %222222 Cap, veh/h 228 203 608 1476 1314 1114 Arrive On Green 0.13 0.13 0.04 0.79 0.70 0.70 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 182 116 153 490 465 229 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 9.6 6.6 2.1 7.2 9.5 4.8 Cycle Q Clear(g_c), s 9.6 6.6 2.1 7.2 9.5 4.8 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 228 203 608 1476 1314 1114 V/C Ratio(X) 0.80 0.57 0.25 0.33 0.35 0.21 Avail Cap(c_a), veh/h 481 428 824 1476 1314 1114 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 39.5 3.7 2.9 5.7 5.0 Incr Delay (d2), s/veh 6.3 2.5 0.2 0.6 0.7 0.4 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.5 0.1 0.6 2.1 3.0 1.3 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 47.1 42.0 3.9 3.5 6.4 5.4 LnGrp LOS D D AAAA Approach Vol, veh/h 298 643 694 Approach Delay, s/veh 45.1 3.6 6.1 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 16.3 8.3 71.7 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 9.2 11.6 4.1 11.5 Green Ext Time (p_c), s 3.6 0.8 0.3 3.7 Intersection Summary HCM 6th Ctrl Delay 12.2 HCM 6th LOS B _____ "i .,, "i t t HCM 6th Roundabout 3: CR-13 & CR-44 12/31/2020 Before AM-2022 12/16/2020 Before AM-2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 7.2 Intersection LOS A Approach EB WB NB SB Entry Lanes 1111 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 312 368 398 231 Demand Flow Rate, veh/h 319 375 406 236 Vehicles Circulating, veh/h 198 319 291 399 Vehicles Exiting, veh/h 437 378 226 295 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 6.0 7.8 7.9 6.7 Approach LOS AAAA Lane Left Left Left Left Designated Moves LTR LTR LTR LTR Assumed Moves LTR LTR LTR LTR RT Channelized Lane Util 1.000 1.000 1.000 1.000 Follow-Up Headway, s 2.609 2.609 2.609 2.609 Critical Headway, s 4.976 4.976 4.976 4.976 Entry Flow, veh/h 319 375 406 236 Cap Entry Lane, veh/h 1128 997 1026 919 Entry HV Adj Factor 0.980 0.981 0.981 0.980 Flow Entry, veh/h 312 368 398 231 Cap Entry, veh/h 1104 978 1006 900 V/C Ratio 0.283 0.376 0.396 0.257 Control Delay, s/veh 6.0 7.8 7.9 6.7 LOS AAAA 95th %tile Queue, veh 1221 HCM 6th Roundabout 3: CR-13 & CR-44 12/31/2020 12/16/2020 Before PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 8.0 Intersection LOS A Approach EB WB NB SB Entry Lanes 1111 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 441 336 378 250 Demand Flow Rate, veh/h 450 342 385 255 Vehicles Circulating, veh/h 265 284 456 317 Vehicles Exiting, veh/h 307 557 259 309 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 8.2 7.0 9.8 6.2 Approach LOS AAAA Lane Left Left Left Left Designated Moves LTR LTR LTR LTR Assumed Moves LTR LTR LTR LTR RT Channelized Lane Util 1.000 1.000 1.000 1.000 Follow-Up Headway, s 2.609 2.609 2.609 2.609 Critical Headway, s 4.976 4.976 4.976 4.976 Entry Flow, veh/h 450 342 385 255 Cap Entry Lane, veh/h 1053 1033 867 999 Entry HV Adj Factor 0.981 0.982 0.981 0.980 Flow Entry, veh/h 441 336 378 250 Cap Entry, veh/h 1033 1014 850 979 V/C Ratio 0.427 0.331 0.444 0.255 Control Delay, s/veh 8.2 7.0 9.8 6.2 LOS AAAA 95th %tile Queue, veh 2121 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 Before AM-2022 12/16/2020 Before AM-2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 10.4MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 21 139 31 31 265 43 25 30 24 15 31 32Future Vol, veh/h 21 139 31 31 265 43 25 30 24 15 31 32Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 48 66 33 37 75 54 61 68 50 69 35 60 Heavy Vehicles, % 2 22222222222 Mvmt Flow 44 211 94 84 353 80 41 44 48 22 89 53 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 433 0 0 305 0 0 978 947 258 953 954 393 Stage 1 ------346346-561561- Stage 2 ------632601-392393- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1127 - - 1256 - - 230 261 781 239 259 656 Stage 1 ------670635-512510- Stage 2 ------468489-633606- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1127 - - 1256 - - 133 226 781 172 225 656 Mov Cap-2 Maneuver ------133226-172225- Stage 1 ------638605-487465- Stage 2 ------317445-524577- Approach EB WB NB SB HCM Control Delay, s 1 1.3 38.3 36.4 HCM LOS E E Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)236 1127 - - 1256 - - 272 HCM Lane V/C Ratio 0.564 0.039 - - 0.067 - - 0.602 HCM Control Delay (s) 38.3 8.3 0 - 8.1 0 - 36.4 HCM Lane LOS E A A - A A - E HCM 95th %tile Q(veh) 3.1 0.1 - - 0.2 - - 3.6 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 12/16/2020 Before PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 9.1MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 37 305 49 29 203 29 14 26 34 36 25 39Future Vol, veh/h 37 305 49 29 203 29 14 26 34 36 25 39Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 65 70 70 75 91 75 60 48 100 60 50 73 Heavy Vehicles, % 2 22222222222 Mvmt Flow 57 436 70 39 223 39 23 54 34 60 50 53 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 262 0 0 506 0 0 957 925 471 950 941 243 Stage 1 ------585585-321321- Stage 2 ------372340-629620- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1302 - - 1059 - - 237 269 593 240 263 796 Stage 1 ------497498-691652- Stage 2 ------648639-470480- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1302 - - 1059 - - 171 242 593 173 236 796 Mov Cap-2 Maneuver ------171242-173236- Stage 1 ------466467-648624- Stage 2 ------532612-367450- Approach EB WB NB SB HCM Control Delay, s 0.8 1.1 27.8 39.4 HCM LOS D E Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)267 1302 - - 1059 - - 261 HCM Lane V/C Ratio 0.418 0.044 - - 0.037 - - 0.626 HCM Control Delay (s) 27.8 7.9 0 - 8.5 0 - 39.4 HCM Lane LOS D A A - A A - E HCM 95th %tile Q(veh) 2 0.1 - - 0.1 - - 3.8 HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 Before AM-2022 12/16/2020 Before AM-2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 81 105 56 92 84 72 63 834 92 201 510 63 Future Volume (veh/h) 81 105 56 92 84 72 63 834 92 201 510 63 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 95 124 66 108 99 85 74 981 108 236 600 74 Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Percent Heavy Veh, %222222222222 Cap, veh/h 245 156 83 246 132 113 495 1564 172 385 1676 206 Arrive On Green 0.06 0.14 0.14 0.07 0.14 0.14 0.05 0.48 0.48 0.09 0.53 0.53 Sat Flow, veh/h 1781 1149 611 1781 929 798 1781 3228 355 1781 3185 392 Grp Volume(v), veh/h 95 0 190 108 0 184 74 540 549 236 334 340 Grp Sat Flow(s),veh/h/ln 1781 0 1760 1781 0 1727 1781 1777 1806 1781 1777 1800 Q Serve(g_s), s 3.7 0.0 8.5 4.2 0.0 8.3 1.6 18.3 18.4 5.1 9.0 9.0 Cycle Q Clear(g_c), s 3.7 0.0 8.5 4.2 0.0 8.3 1.6 18.3 18.4 5.1 9.0 9.0 Prop In Lane 1.00 0.35 1.00 0.46 1.00 0.20 1.00 0.22 Lane Grp Cap(c), veh/h 245 0 239 246 0 245 495 861 875 385 935 947 V/C Ratio(X) 0.39 0.00 0.79 0.44 0.00 0.75 0.15 0.63 0.63 0.61 0.36 0.36 Avail Cap(c_a), veh/h 251 0 391 246 0 388 526 861 875 522 935 947 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 28.2 0.0 34.1 28.0 0.0 33.6 9.4 15.6 15.6 12.2 11.3 11.3 Incr Delay (d2), s/veh 1.0 0.0 5.9 1.2 0.0 4.6 0.1 3.4 3.4 1.6 1.1 1.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.6 0.0 3.9 1.8 0.0 3.7 0.5 6.9 7.0 1.7 3.1 3.2 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 29.2 0.0 40.1 29.3 0.0 38.3 9.6 19.0 18.9 13.8 12.3 12.3 LnGrp LOS C A D C A D ABBBBB Approach Vol, veh/h 285 292 1163 910 Approach Delay, s/veh 36.4 34.9 18.4 12.7 Approach LOS D C B B Timer - Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 11.9 44.0 10.0 15.6 8.6 47.4 9.5 16.0 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.7 34.7 5.5 18.1 5.5 42.9 5.3 18.3 Max Q Clear Time (g_c+I1), s 7.1 20.4 6.2 10.5 3.6 11.0 5.7 10.3 Green Ext Time (p_c), s 0.3 5.5 0.0 0.5 0.0 3.8 0.0 0.5 Intersection Summary HCM 6th Ctrl Delay 20.2 HCM 6th LOS C f+ __ "i tf+ __ "i tf+ HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 12/16/2020 Before PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 125 107 49 36 93 110 55 626 61 118 695 69 Future Volume (veh/h) 125 107 49 36 93 110 55 626 61 118 695 69 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 139 119 54 42 109 122 65 736 72 139 818 81 Peak Hour Factor 0.90 0.90 0.90 0.85 0.85 0.90 0.85 0.85 0.85 0.85 0.85 0.85 Percent Heavy Veh, %222222222222 Cap, veh/h 234 229 104 273 130 146 386 1631 159 433 1676 166 Arrive On Green 0.06 0.19 0.19 0.04 0.16 0.16 0.05 0.50 0.50 0.06 0.51 0.51 Sat Flow, veh/h 1781 1218 553 1781 806 902 1781 3270 320 1781 3266 323 Grp Volume(v), veh/h 139 0 173 42 0 231 65 400 408 139 445 454 Grp Sat Flow(s),veh/h/ln 1781 0 1771 1781 0 1708 1781 1777 1813 1781 1777 1812 Q Serve(g_s), s 5.3 0.0 7.4 1.6 0.0 11.0 1.4 12.2 12.2 3.1 13.6 13.6 Cycle Q Clear(g_c), s 5.3 0.0 7.4 1.6 0.0 11.0 1.4 12.2 12.2 3.1 13.6 13.6 Prop In Lane 1.00 0.31 1.00 0.53 1.00 0.18 1.00 0.18 Lane Grp Cap(c), veh/h 234 0 333 273 0 276 386 886 904 433 912 930 V/C Ratio(X) 0.59 0.00 0.52 0.15 0.00 0.84 0.17 0.45 0.45 0.32 0.49 0.49 Avail Cap(c_a), veh/h 234 0 383 324 0 374 420 886 904 616 912 930 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 28.4 0.0 30.6 27.6 0.0 34.0 10.0 13.6 13.6 9.9 13.2 13.2 Incr Delay (d2), s/veh 4.0 0.0 1.3 0.3 0.0 11.6 0.2 1.7 1.6 0.4 1.9 1.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.5 0.0 3.1 0.7 0.0 5.3 0.5 4.5 4.5 1.0 4.9 5.0 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 32.4 0.0 31.8 27.9 0.0 45.5 10.2 15.2 15.2 10.3 15.1 15.1 LnGrp LOS C A C C A D BBBBBB Approach Vol, veh/h 312 273 873 1038 Approach Delay, s/veh 32.1 42.8 14.8 14.4 Approach LOS C D B B Timer - Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.6 46.2 7.6 20.2 8.4 47.4 9.8 18.0 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.7 34.7 5.5 18.1 5.5 42.9 5.3 18.3 Max Q Clear Time (g_c+I1), s 5.1 14.2 3.6 9.4 3.4 15.6 7.3 13.0 Green Ext Time (p_c), s 0.2 4.4 0.0 0.5 0.0 5.4 0.0 0.6 Intersection Summary HCM 6th Ctrl Delay 19.9 HCM 6th LOS B f+ __ "i tf+ __ "i tf+ F APPENDIX – F: FUTURE CONDITIONS CAPACITY ANALYSIS WITH DEVELOPMENT Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road Build Condition (2022) - AM Peak Hour Step1 Highway Class III Posted Speed Limit 35 Demand volume in analysis direction, Vd 331 Demand volume in opposite direction, Vo 323 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)40 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =10 Exhibit 15-8 Base Free-flow Speed, BFFS =45 FFS = BFFS - fLS - fA=29.7 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =403.4305882 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =393.68 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=22.61442 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=76% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =NO LOS C =YES LOS D =NO LOS E =NO LOS F =NO Project Name: Traffic Impact Study for Carmel Park Apartment (CR-44) Scenario: Twin Beech Road Build Condition (2022) - PM Peak Hour Step1 Highway Class III Posted Speed Limit 35 Demand volume in analysis direction, Vd 364 Demand volume in opposite direction, Vo 280 Peak hour factor (PHF)d 0.85 Peak hour factor (PHF)o 0.85 Lane Width 10 Shoulder Width 0 Access Point Density (per mile)40 Percentage of Truck (PT)4 Percentage of RV (RV)0 Passenger Car Equivalent (ET)ATS 1.9 Passenger Car Equivalent (ET)PTSF 1.1 Passenger Car Equivalent (ER)1 Heavy Vehicle Factor, fHV,ATS = 1/(1+PT(ET-1) + PR(ER-1))0.965251 (Equation 15-4 of HCM) ATS Grade adjustment factor, fg,ATS =1 Using Exhibit 15-9 Step 2: Estimate the FFS Lane and shoulder width adjustment factor, fLS =5.3 Exhibit 15-7 Adjustment factor for access point density, fA =10 Exhibit 15-8 Base Free-flow Speed, BFFS =45 FFS = BFFS - fLS - fA=29.7 (Equation 15-2 of HCM) Step 3: Demand adjustment for ATS fg,ATS=1 Exhibit 15-9 vd,ATS =Vd/(PHF*fg,ATS*fHV,ATS) =443.6517647 (Equation 15-3 of HCM) vo,ATS =Vo/(PHF*fg,ATS*fHV,ATS) =341.2705882 (Equation 15-3 of HCM) Step 4: Estimate ATS fnp,ATS =0.9 0% in both drection Exhibit 15-15 ATSd= FFS -0.00776(vd,ATS+vo,ATS)-fnp,ATS=22.709 (Equation 15-6 of HCM) Step 5:Estimate the PFFS PFFS = (ATSd)/(FFS)=76% Step 6: Determine LOS (Exhibit 15-3 of HCM) LOS A = NO LOSB =NO LOS C =YES LOS D =NO LOS E =NO LOS F =NO HCM 6th Signalized Intersection Summary 2: Twin Beech Rd & SR-181 01/04/2021 Twin Beech Road and SR-181 10/13/2020 After AM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 215 108 121 431 351 220 Future Volume (veh/h) 215 108 121 431 351 220 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 259 116 146 468 428 286 Peak Hour Factor 0.83 0.93 0.83 0.92 0.82 0.77 Percent Heavy Veh, %222222 Cap, veh/h 302 269 570 1405 1246 1056 Arrive On Green 0.17 0.17 0.05 0.75 0.67 0.67 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 259 116 146 468 428 286 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 14.3 6.6 2.4 8.4 10.0 7.4 Cycle Q Clear(g_c), s 14.3 6.6 2.4 8.4 10.0 7.4 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 302 269 570 1405 1246 1056 V/C Ratio(X) 0.86 0.43 0.26 0.33 0.34 0.27 Avail Cap(c_a), veh/h 458 407 771 1405 1246 1056 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 37.6 4.9 4.2 7.3 6.9 Incr Delay (d2), s/veh 9.9 1.1 0.2 0.6 0.8 0.6 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.0 0.1 0.8 2.8 3.5 2.2 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 50.8 38.7 5.1 4.8 8.1 7.5 LnGrp LOS D D AAAA Approach Vol, veh/h 375 614 714 Approach Delay, s/veh 47.0 4.9 7.8 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 21.1 8.6 71.4 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 10.4 16.3 4.4 12.0 Green Ext Time (p_c), s 3.4 0.9 0.3 3.6 Intersection Summary HCM 6th Ctrl Delay 15.4 HCM 6th LOS B _____ "i .,, "i t t HCM 6th Signalized Intersection Summary 2: Twin Beech Road & SR-181 01/03/2021 Twin Beech Road and SR-181 10/13/2020 After PM Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Volume (veh/h) 181 99 129 402 409 235 Future Volume (veh/h) 181 99 129 402 409 235 Initial Q (Qb), veh 000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 203 122 163 490 465 261 Peak Hour Factor 0.89 0.81 0.79 0.82 0.88 0.90 Percent Heavy Veh, %222222 Cap, veh/h 249 221 586 1456 1290 1094 Arrive On Green 0.14 0.14 0.05 0.78 0.69 0.69 Sat Flow, veh/h 1781 1585 1781 1870 1870 1585 Grp Volume(v), veh/h 203 122 163 490 465 261 Grp Sat Flow(s),veh/h/ln 1781 1585 1781 1870 1870 1585 Q Serve(g_s), s 10.8 7.0 2.4 7.7 10.0 6.0 Cycle Q Clear(g_c), s 10.8 7.0 2.4 7.7 10.0 6.0 Prop In Lane 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 249 221 586 1456 1290 1094 V/C Ratio(X) 0.82 0.55 0.28 0.34 0.36 0.24 Avail Cap(c_a), veh/h 474 422 793 1456 1290 1094 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 40.8 39.2 4.1 3.2 6.2 5.6 Incr Delay (d2), s/veh 6.4 2.1 0.3 0.6 0.8 0.5 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 5.1 0.1 0.7 2.3 3.3 1.7 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 47.2 41.3 4.4 3.9 7.0 6.1 LnGrp LOS D D AAAA Approach Vol, veh/h 325 653 726 Approach Delay, s/veh 45.0 4.0 6.7 Approach LOS D A A Timer - Assigned Phs 2 4 5 6 Phs Duration (G+Y+Rc), s 80.0 17.6 8.6 71.4 Change Period (Y+Rc), s 4.0 4.0 4.0 4.0 Max Green Setting (Gmax), s 76.0 26.0 16.0 56.0 Max Q Clear Time (g_c+I1), s 9.7 12.8 4.4 12.0 Green Ext Time (p_c), s 3.6 0.8 0.3 3.8 Intersection Summary HCM 6th Ctrl Delay 13.0 HCM 6th LOS B _____ "i .,, "i t t HCM 6th Roundabout 3: CR-13 & CR-44 12/31/2020 12/26/2020 After AM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 7.5 Intersection LOS A Approach EB WB NB SB Entry Lanes 1111 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 324 404 401 233 Demand Flow Rate, veh/h 331 413 409 238 Vehicles Circulating, veh/h 204 319 305 436 Vehicles Exiting, veh/h 470 395 230 296 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 6.1 8.3 8.1 7.0 Approach LOS AAAA Lane Left Left Left Left Designated Moves LTR LTR LTR LTR Assumed Moves LTR LTR LTR LTR RT Channelized Lane Util 1.000 1.000 1.000 1.000 Follow-Up Headway, s 2.609 2.609 2.609 2.609 Critical Headway, s 4.976 4.976 4.976 4.976 Entry Flow, veh/h 331 413 409 238 Cap Entry Lane, veh/h 1121 997 1011 885 Entry HV Adj Factor 0.980 0.979 0.981 0.980 Flow Entry, veh/h 324 404 401 233 Cap Entry, veh/h 1098 975 992 867 V/C Ratio 0.295 0.414 0.405 0.269 Control Delay, s/veh 6.1 8.3 8.1 7.0 LOS AAAA 95th %tile Queue, veh 1221 HCM 6th Roundabout 3: CR-13 & CR-44 12/31/2020 12/16/2020 After PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Intersection Intersection Delay, s/veh 8.5 Intersection LOS A Approach EB WB NB SB Entry Lanes 1111 Conflicting Circle Lanes 1111 Adj Approach Flow, veh/h 477 358 381 252 Demand Flow Rate, veh/h 486 365 389 257 Vehicles Circulating, veh/h 268 284 494 338 Vehicles Exiting, veh/h 327 599 260 311 Ped Vol Crossing Leg, #/h 0000 Ped Cap Adj 1.000 1.000 1.000 1.000 Approach Delay, s/veh 8.8 7.2 10.5 6.4 Approach LOS AABA Lane Left Left Left Left Designated Moves LTR LTR LTR LTR Assumed Moves LTR LTR LTR LTR RT Channelized Lane Util 1.000 1.000 1.000 1.000 Follow-Up Headway, s 2.609 2.609 2.609 2.609 Critical Headway, s 4.976 4.976 4.976 4.976 Entry Flow, veh/h 486 365 389 257 Cap Entry Lane, veh/h 1050 1033 834 978 Entry HV Adj Factor 0.981 0.982 0.979 0.981 Flow Entry, veh/h 477 358 381 252 Cap Entry, veh/h 1030 1014 816 958 V/C Ratio 0.463 0.353 0.467 0.263 Control Delay, s/veh 8.8 7.2 10.5 6.4 LOS AABA 95th %tile Queue, veh 2231 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 12/26/2020 After AM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 12.7MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 21 147 31 35 286 44 25 30 26 16 31 32Future Vol, veh/h 21 147 31 35 286 44 25 30 26 16 31 32Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 48 66 33 37 75 54 61 68 50 69 35 60 Heavy Vehicles, % 2 22222222222 Mvmt Flow 44 223 94 95 381 81 41 44 52 23 89 53 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 462 0 0 317 0 0 1041 1010 270 1018 1017 422 Stage 1 ------358358-612612- Stage 2 ------683652-406405- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1099 - - 1243 - - 208 240 769 216 238 632 Stage 1 ------660628-480484- Stage 2 ------439464-622598- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1099 - - 1243 - - 112 204 769 149 203 632 Mov Cap-2 Maneuver ------112204-149203- Stage 1 ------628597-456434- Stage 2 ------287416-511569- Approach EB WB NB SB HCM Control Delay, s 1 1.4 49.1 45.9 HCM LOS E E Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)211 1099 - - 1243 - - 244 HCM Lane V/C Ratio 0.65 0.04 - - 0.076 - - 0.677 HCM Control Delay (s) 49.1 8.4 0 - 8.1 0 - 45.9 HCM Lane LOS E A A - A A - E HCM 95th %tile Q(veh) 3.9 0.1 - - 0.2 - - 4.4 HCM 6th TWSC8: Boothe Rd & CR-44 12/31/2020 12/16/2020 After PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 IntersectionInt Delay, s/veh 10.6MovementEBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBRLane ConfigurationsTraffic Vol, veh/h 37 327 49 32 217 30 14 26 38 37 25 39Future Vol, veh/h 37 327 49 32 217 30 14 26 38 37 25 39Conflicting Peds, #/hr 0 00000000000Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length ------------ Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 65 70 70 75 91 75 60 48 100 60 50 73 Heavy Vehicles, % 2 22222222222 Mvmt Flow 57 467 70 43 238 40 23 54 38 62 50 53 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 278 0 0 537 0 0 1012 980 502 1006 995 258 Stage 1 ------616616-344344- Stage 2 ------396364-662651- Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 ------6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 ------6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1285 - - 1031 - - 218 250 569 220 245 781 Stage 1 ------478482-671637- Stage 2 ------629624-451465- Platoon blocked, % - - - - Mov Cap-1 Maneuver 1285 - - 1031 - - 153 222 569 153 218 781 Mov Cap-2 Maneuver ------153222-153218- Stage 1 ------447451-628605- Stage 2 ------511593-347435- Approach EB WB NB SB HCM Control Delay, s 0.8 1.1 31.4 49.5 HCM LOS D E Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h)249 1285 - - 1031 - - 236 HCM Lane V/C Ratio 0.464 0.044 - - 0.041 - - 0.7 HCM Control Delay (s) 31.4 7.9 0 - 8.6 0 - 49.5 HCM Lane LOS D A A - A A - E HCM 95th %tile Q(veh) 2.3 0.1 - - 0.1 - - 4.6 HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 12/26/2020 After AM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 81 108 56 99 92 80 63 834 95 204 510 63 Future Volume (veh/h) 81 108 56 99 92 80 63 834 95 204 510 63 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 95 127 66 116 108 94 74 981 112 240 600 74 Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 Percent Heavy Veh, %222222222222 Cap, veh/h 300 233 121 311 188 163 460 1239 141 411 1518 187 Arrive On Green 0.06 0.20 0.20 0.06 0.20 0.20 0.06 0.39 0.39 0.15 0.48 0.48 Sat Flow, veh/h 1781 1159 603 1781 923 803 1781 3214 367 1781 3185 392 Grp Volume(v), veh/h 95 0 193 116 0 202 74 542 551 240 334 340 Grp Sat Flow(s),veh/h/ln 1781 0 1762 1781 0 1726 1781 1777 1804 1781 1777 1800 Q Serve(g_s), s 3.8 0.0 8.8 4.6 0.0 9.5 2.2 24.3 24.3 6.2 10.9 11.0 Cycle Q Clear(g_c), s 3.8 0.0 8.8 4.6 0.0 9.5 2.2 24.3 24.3 6.2 10.9 11.0 Prop In Lane 1.00 0.34 1.00 0.47 1.00 0.20 1.00 0.22 Lane Grp Cap(c), veh/h 300 0 354 311 0 351 460 685 696 411 847 858 V/C Ratio(X) 0.32 0.00 0.54 0.37 0.00 0.58 0.16 0.79 0.79 0.58 0.39 0.40 Avail Cap(c_a), veh/h 300 0 354 311 0 351 460 685 696 411 847 858 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 26.6 0.0 32.3 26.7 0.0 32.3 14.4 24.4 24.5 16.3 15.2 15.2 Incr Delay (d2), s/veh 2.8 0.0 5.9 3.4 0.0 6.7 0.7 9.1 9.0 6.0 1.4 1.4 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 1.8 0.0 4.2 2.2 0.0 4.5 0.9 10.8 10.9 2.7 4.1 4.2 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 29.3 0.0 38.2 30.1 0.0 39.1 15.2 33.5 33.4 22.2 16.6 16.6 LnGrp LOS C A D C A D B C C C B B Approach Vol, veh/h 288 318 1167 914 Approach Delay, s/veh 35.2 35.8 32.3 18.0 Approach LOS D D C B Timer - Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 18.2 39.2 10.0 22.6 10.0 47.4 9.8 22.8 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.7 34.7 5.5 18.1 5.5 42.9 5.3 18.3 Max Q Clear Time (g_c+I1), s 8.2 26.3 6.6 10.8 4.2 13.0 5.8 11.5 Green Ext Time (p_c), s 0.3 4.0 0.0 0.5 0.0 3.8 0.0 0.6 Intersection Summary HCM 6th Ctrl Delay 28.2 HCM 6th LOS C f+ __ "i tf+ __ "i tf+ HCM 6th Signalized Intersection Summary 13: US-98 & CR-44 01/01/2021 12/16/2020 After PM_2022 Synchro 10 Light Report Dr. Samantha Islam Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 125 115 49 41 98 115 55 626 68 126 695 69 Future Volume (veh/h) 125 115 49 41 98 115 55 626 68 126 695 69 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 147 135 58 48 109 128 65 736 80 148 818 81 Peak Hour Factor 0.85 0.85 0.85 0.85 0.90 0.90 0.85 0.85 0.85 0.85 0.85 0.85 Percent Heavy Veh, %222222222222 Cap, veh/h 233 234 100 263 129 152 384 1594 173 430 1668 165 Arrive On Green 0.06 0.19 0.19 0.04 0.17 0.17 0.05 0.49 0.49 0.06 0.51 0.51 Sat Flow, veh/h 1781 1241 533 1781 784 921 1781 3233 351 1781 3266 323 Grp Volume(v), veh/h 147 0 193 48 0 237 65 404 412 148 445 454 Grp Sat Flow(s),veh/h/ln 1781 0 1774 1781 0 1705 1781 1777 1807 1781 1777 1812 Q Serve(g_s), s 5.3 0.0 8.3 1.8 0.0 11.3 1.5 12.5 12.6 3.4 13.7 13.7 Cycle Q Clear(g_c), s 5.3 0.0 8.3 1.8 0.0 11.3 1.5 12.5 12.6 3.4 13.7 13.7 Prop In Lane 1.00 0.30 1.00 0.54 1.00 0.19 1.00 0.18 Lane Grp Cap(c), veh/h 233 0 334 263 0 281 384 876 891 430 908 926 V/C Ratio(X) 0.63 0.00 0.58 0.18 0.00 0.84 0.17 0.46 0.46 0.34 0.49 0.49 Avail Cap(c_a), veh/h 233 0 382 308 0 372 418 876 891 606 908 926 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I)1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 29.1 0.0 31.0 27.5 0.0 34.0 10.2 14.0 14.0 10.2 13.4 13.4 Incr Delay (d2), s/veh 5.4 0.0 1.6 0.3 0.0 12.5 0.2 1.7 1.7 0.5 1.9 1.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.7 0.0 3.6 0.8 0.0 5.5 0.5 4.6 4.7 1.1 5.0 5.1 Unsig. Movement Delay, s/veh LnGrp Delay(d),s/veh 34.5 0.0 32.7 27.8 0.0 46.5 10.4 15.7 15.7 10.6 15.3 15.3 LnGrp LOS C A C C A D BBBBBB Approach Vol, veh/h 340 285 881 1047 Approach Delay, s/veh 33.5 43.4 15.3 14.6 Approach LOS C D B B Timer - Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.9 45.9 7.9 20.3 8.4 47.4 9.8 18.4 Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5 4.5 4.5 Max Green Setting (Gmax), s 13.7 34.7 5.5 18.1 5.5 42.9 5.3 18.3 Max Q Clear Time (g_c+I1), s 5.4 14.6 3.8 10.3 3.5 15.7 7.3 13.3 Green Ext Time (p_c), s 0.2 4.4 0.0 0.6 0.0 5.4 0.0 0.5 Intersection Summary HCM 6th Ctrl Delay 20.6 HCM 6th LOS C f+ __ "i tf+ __ "i tf+ G APPENDIX – G: TURN LANE WARRANT ANALYSIS Table G.1 : Guideline for Determining a Left turn Lane (Source: A Policy on Geometric Design of Highways and Streets, 7th Edition, 2018) Figure G.1: Guideline for Determining a Major-Road Right Turn Bay (Source: NCHRP Report No. 457) Table 9-24. Suggested Left-Turn Lane Guidelines Based on Results from Benefit-Cost Evalua- t ions for Unsignalized Intersections on Arterials in Urban Areas ( 16) Left-Turn Lane Peak-Hour Volume (veh/h) 5 10 15 20 25 30 35 40 45 50 or More 11 , Three-Leg Intersection, , Major-Road Volume (veh/h/ln) that Warrants a Left-Turn Lane 450 300 250 200 200 150 150 150 150 100 Four-Leg Intersection, Maj or-Road Volume (veh/h/ln) that Warrants a Left-Turn Lane 50 50 50 50 50 50 50 50 < 50 < 50 Note: These guidelines apply where the major road is uncontrolled and the minor-road approaches are . stop-or yield-controlled. Both the left-turn peak-hour volume and the m ajor-road volume warrants should be met as shown in Figure 9-35. iE .r::. C1J > C1J E ::, 0 > C: .... ::s ... -.c C') ~ 140 120 100 80 60 40 20 0 200 Two-Lane Roadway -rv1afor-roaasp-eoo 7=-scHm71i (4trrnpnr ----- ---------------, Add right-tum bay . 400 600 800 1000 1200 Major-Road Volume (one direction), veh/h Responses to the Comments from the City Please provide review comments from Baldwin County Planning and Zoning and/or Baldwin County Highway Department. Response: Our responses to Baldwin County’s comments have been provided. Staff requests the study area for the Traffic Impact Study (TIS) be enlarged to include the intersection of County Road (CR) 13 and CR44, the intersection of CR4 and US HWY 98, as well as the intersection of CR44 and Boothe Road. The new data shall be collected during a 72-hour window when schools are in full, in-person, session. Response: The traffic study has been revised to include the additional three intersections as recommended in the comment. Additional data was collected as per recommendation in the comment. Verify the inclusion of traffic counts including, but not limited to new developments such as Twin Beech Estates, Live Oak Estates, Firethorne, and the Dollar General store located at the intersection of CR44 and Boothe Road. Response: Traffic generated from the new offsite developments have been included in the revised study. Please see revised Sections 3.2. Traffic from the new Dollar General is already included in the counts. The City of Fairhope is considering lowering the speed limit along CR44 to 35mph along section of CR that has been accepted by the city. How will a 35 mph speed limit affect the TIS? Response: Analyses for future year (2022) have been revised for 35 mph speed limit along CR-44. Improvements to the intersections of US HWY 98 and CR44 as well as CR44 and CR13 are forthcoming. Are those improvements considered by the TIS? Response: These improvements have been considered in the revised study. Please see revised Section 3.3 and other relevant sections in the revised report. 1. The ALDOT traffic from 2019 only looked at one location where ALDOT have statistics. When I looked on the viewer I went all the way back to 2014 and the growth rate for the specific sites east and west of the new development show 2.5% to 3.48% increase in AADT yearly. The TIS given chosen rate was 3.0%. Response: This comment has been addressed and a growth rate of 4.5 has been used based on additional years and additional location in the vicinity of the project. Please see revised Section 3.1. 2. There were no other off site developments (section 3.2) listed that would affect this study. I know there were some quadplexes and a new Dollar General that may be generating more trips now through the build out of the development. We can double check with Fairhope on this. Response: Sections 3.2 and 3.3 have been updated based on the information from the city. Please see revised Sections 3.2 and 3.3. The analyses have been revised accordingly. 3. The trip generation used has the fitted line equation shown. The area highly car dependent, while the generation per unit was calculated around 5.44 trips/unit. The value should be on the higher end of the range (8-11trips/unit/day) due to the vehicle dependence. Response: The fitted equations provided in the ITE Trip Generation Manual are based on sound statistical regression method and the quality of these equations are measured by r- square (r2) or coefficient of determination. In general, if the r-square value of a fitted equation is larger than 0.5, the fitted equations are of acceptable quality in terms of fitting the data. The fitted equations used in this study have r-square values 0.67 or greater (see Appendix-D). Therefore, we used the generation rates based on the fitted equations provided in ITE Trip Generation Manual. I have reviewed several approved TIS for projects in Baldwin county and they used rates based on fitted equations. For example, the TIS for Live Oak States development, which is in the vicinity of our study area, used fitted equations. 4. Current intersection movement counts were taken Oct 13, and there still is a small impact from the COVID pandemic that could be causing a few discrepancies with this TIS. Response: Use of a slightly higher growth rate should have taken care of any such slight discrepancy (if any) to some extent. 5. The site is 2 vehicles away from needing a LT lane in the PM and 3 from needing a RT lane in the PM. Response: The speed limit on Twin Beech Road will be reduced to 35 mph. ALDOT Quick Guide is applicable for speed limit 45 mph or more. Therefore, the method has been revised. Please see revised Section 5.7. 6. If the ALDOT quick lane guide is followed: a. Step 1 Peak Hr Inbound = 242units * 0.40 trips/unit = 96.8 trips b. Step 2 Direction of Approach = (From their Table 8) 58% LT; 42% RT c. Step 3 Peak HR Volumes = 58% lefts * 96.8 trips = 57 LT > 40 LT movements required, Left TL warrants d. 42% rights * 98.6 trips = 41 RT > 30 RT movements required, Right TL warrants IF they followed the ALDOT guidelines both turn-lanes warrant. Response: Please see the previous response and also see the revised Section 5.7. 7. From a safety point, with the study for TLs being showing right under the warranting amount, we could potentially see more fender-bender accidents from the eastbound (RT) movement. Potentially there could be more side impact and fender-bender type accidents from the westbound (LT). Accidents of both types regardless of severity would also create a delay of service during peak time use. Response: TL analyses have been revised because of a future reduction of CR-44 speed limit to 35 mph. Please see revised Section 5.7. December 26, 2020 City of Fairhope Planning & Zoning Department 161 North Section Street P.O. Drawer 429 Fairhope, Alabama 36532 Re: Proposed Carmel Park Flats Q Cc.,~t. 5 County Rd. 44,(Twin Beech Road), Fairhope, AL 36532 Parcel Numbers: 05-46-08-27-0-000-002.502 05-46-08-27-0-000-002.537 To Whom It May Concern: Hopefully you are all aware of the Fairhope Quality of Life Change.org petition which contains over 1000 petitioner's signatures against this development. If not, please feel free to check it out at https://www.change.org: "The approval of this proposed 242 apartment complex located on Twin Beech Road will negatively impact the members of this community. This project is NOT compatible with the existing development pattern or zoning of nearby properties. The overwhelming majority of properties in this community are zoned as R-1 low density single family or R-2 medium density single family. When considering the current parcels along Twin Beech there are 5 planned unit developments and approx. 30 parcels that include a single-family dwelling that range from .5 acres to 20 acres. In addition to the incompatibility, there are many other issues, including but not limited to, traffic, safety, diminution in property values, and storm runoff, that could all become major problems." After attending the 'informational' meeting regarding this proposed 'luxury apartment super complex' and due to the amount of expressed opposition, I am cautiously optimistic that the location of this complex will be reconsidered. My parents bought and farmed 40+ acres in the late 1950's,early 60's that I have lived on all my life. We are on 2 acres on the south end of Thompson Hall. My daughter recently purchased the acre next door ,my parents home, on Twin Beech, which is directly across from this proposed development. We love our neighborhood, our big yards, our space & privacy, memories & family history. Ifwe had wanted to have 242,(x2 or 3 or 4 per apartment), neighbors, we would have chosen that. QUESTION: Would you want this type of developments next door to you, where 2nd & 3rd story apartments can look down into your house & yard? Is there a master plan for growth & infrastructure? It seems to be a free for all race for developers with the most cash to build whatever, wherever. Within a 2 mile radius ofus there are at least 5 upcoming developments, residential, apartments, commercial,etc ... At present, our properties are not located inside of Fairhope city limits & we'd like it to stay that way, even though it does limit our representation in matters such as this, but, strongly believe that our county & city planners should care more about the property and needs of it's existing citizens1,than of those who may choose to live here. Our portion of Baldwin County is bursting at the seams, and, our neighborhood, with its numerous subdivisions, few businesses, schools and the unwanted quad-plex apartments to be built on the comer of Thompson Hall and Twin Beech, traffic is a nightmare already. We've been told the county traffic study does Not deem it necessary to add tum lanes, traffic lights, etc ... to manage the volume and speed of the traffic here ... ReaHy?! I understand the need for planned growth. I also understand the draw of the almighty$. I've seen all the pretty pictures of this development, heard all the promises to keep the mature trees, state of the art sewer system,, runoff control, etc ... once it's done, it's done & in 5-10 years, what will it become? I have sadly witnessed the unbridled growth ofmy lifelong home. When will it stop or at least slow down? If there is that great a need for this type of complex, please consider a more suitable, compatible location, closer to downtown Fairhope perhaps, so y'all can enjoy all the headaches,( construction noise, road closures, sewer problems, etc ... ), that will come with it... We Don't Want It... No Thanks t Sincerely, William E. & Sharon Etheridge 1913 7 Thompson Hall Road Fairhope, AL 36532 December 21, 2020 Fairhope Planning Commission Tim Lazaris 740 Cheswick ave Fairhope, Al 36532 949-632-4989 Dear Planning Commission Members, I am a resident of Woodlawn subdivision right up the street from the planned "Carmel Park Flats" Apartment complex. The plan is for 242 units! I I That will add so much traffic to already busy Twin Beech Road along with a multitude of other issues. The traffic and safety would be devastating to our subdivision. There has already been several accidents between the new homes subdivision of" The Estates at Twin Beech" and Thompson Hall Rd near the proposed subdivision. There is also many school buses each day in that area of Twin Beech and an additional load of cars from 242 units would create a dangerous situation. Please object for the sake of over 150 homeowners in Woodlawn along with ALL neighboring households. The homeowners in our complex alone are sick and worried. Please Please help squash this apartment complex. Your help is Needed!!!! Thank You phelps December 4, 2020 38219-0001 City of Fairhope Planning Commission City of Fairhope Planning Department Attention: Lee Turner 161 North Section St. _Fairhope, Alabama 36532 Re: Carmel Park Flats MOP 68V Pay Dirt, LLC Property Phelps Dunbar LLP 101 Dauphin Street, Suite 1000 Mobile, AL 36602 251 432 4481 Richard B. Johnson Partner richard.johnson@phelps.com Direct 251 441 8237 Parcel Id Nos. 05-46-08-27-0-000-002.502 and .05-46-08-27-0-000-002.537 Scheduled Public Meeting: January 4, 2021 at 5:00 p.m. (City of Fairhope Planning Commission) Dear Mr. Turner, Our firm represents Fairhope Quality of Life LLC, which was formed in order to protect the quality of life for property owners that will be impacted by the proposed construction of the 242 unit apartment development located on the south side of Twin Beech Road across from Thompson Hall Road in Fairhope, Alabama. (Parcel Id. #: 05-46-08-27-0-000-002.502 and .05- 46-08-27-0-000-002.537). Fairhope Quality of Life LLC objects to this proposed development for the following reasons: 1. The proposed development will negatively impact both the property value and tranquil lifestyle of the adjoining property owners and other adjacent neighbors. Such negative impact will result from the unavoidable increase in noise, traffic, surface water runoff and waste accompanying the 242 unit apartment complex and will also lead to an overall negative change from the single-family residences, custom built homes, and equestrian sites located in the surrounding area. 2. The developer's proposal for a multi-occupancy project is not compatible with the City's comprehensive plan. The overwhelming majority of the adjacent properties in this area are zoned as R-1 Low Density Single Family or R-2 Medium Density Single Family, including the area along Twin Beech Road from Highway 98 to Highway 181. 3. When considering the current parcels along Twin Beech Road, there are five planned unit developments and approximately thirty parcels that include single-family dwelling units ranging from 0.5 acres to 20 acres. Five of the parcels located near the proposed Louisiana Mississippi Texas Florida Alabama North Carolina London phelps.com PD.30386295.2 December 4, 2020 Page 2 development, which consists of a 242 unit apartment complex, consists of mid to high end equestrian sites with custom built homes. 4. The proposed development will inevitably result in increased traffic and congestion. Twin Beech Road is already an incredibly busy street, especially in the morning and afternoon during school traffic. If the proposed 242 unit apartment complex with 400 parking spaces is approved, the amount of traffic and congestion would substantially increase, and would result in the traffic on Twin Beech Road being tremendously slowed and/or temporarily halted. 5. The high density of people residing at the apartment complex would require extensive space for parking over 400 cars. The extensive space required for parking coupled with the 242 residential units would result in nearly the entire 20.24 acre parcel being completely developed, in stark contrast to the surrounding property, which is composed of large lots with beautiful landscaping and equestrian sites. 6. The proposed development does not conform to the landscape of the surrounding area, which consists of single family residences located on large, open fields, equestrian sites, and timberland. In contrast, if approved, the extensive space required for parking 400 plus cars coupled with the 242 residential units would result in essentially the entire 20.24 acre lot housing the proposed development being overtaken by roads, parking lots, dwelling units and other artificial structures. Therefore, the developer's application to build a multi- occupancy project on the subject parcels would drastically alter the appearance of the community as well as the natural landscape encompassing the surrounding area. 7. The proposed development is also likely to negatively impact the wetlands located behind the subject property, adjacent residents' property, and the tributaries leading to Cowpen Creek. Further, the runoff during construction of the proposed development will be intrusive to adjacent properties, the natural environment and animal habitats surrounding the subject property. 8. The sewage system of the proposed development is also of major concern. A gravity sewer is expected to run to the rear of the property to a lift station with a force main pumping the sewage up to County Road 44, which may experience difficulties and backup problems. The potential sewage issues are even more troubling considering the fact that backup problems could result in sewage flowing into Cowpen Creek and the nearby wetlands. 9. Further, allowing the developer's proposal for a multi-occupancy project to be built would create an unwise precedent to all of the other properties located along Twin Beech Road. For all of the reasons stated above, Fairhope Quality of Life respectfully requests that the Fairhope Planning Commission deny 68 V Pay Dirt LLC's application. Should you have any questions or require additional information, please feel free to contact us. PD.30386295.2 December 4, 2020 Page 3 RBJ:CLN: Cc: Lee Turner Rebecca Bryant Harry Kohler Hollie MacKeller Art Dyas Clarice Hall-Black John Worsham Jason Langley Jimmy Conyers Kevin Boone Corey Martin Jack Burrell Robert Brown Sherry Sullivan Mike Jeffries PD.30386295.2 Very truly yours, Richard 8. Johnson helps December 4, 2020 38219-0001 Via Email: emi/y.bovett@fairhope.com City of Fairhope Planning Commission City of Fairhope Planning Department Attention: Emily Boyett 161 North Section St. _Fairhope , Alabama 36532 Re : Carme l Park Flats MOP 68V Pay Dirt, LLC Property Phelps Dunbar LLP 101 Dauphin Street, Suite 1000 Mobile, AL 36602 251 432 4481 Richard B . Johnson Partner richard.Johnson@phelps.com Direcl 251 441 8237 Parcel Id Nos . 05-46-08-27-0-000-002.502 and .05-46-08-27-0-000-002 .537 Scheduled Public Meeting: January 4, 2021 at 5:00 p.m . (City of Fairhope Planning Commission) Dear Ms , Boyett., Our firm represents Fairhope Quality of Life LLC , which was formed in order to protect the quality of life for property owners that wil l be impacted by the proposed construction of the 242 unit apartment development located on the south side of Twin Beech Road across from Thompson Hall Road in Fairhope, Alabama. (Parcel Id .#: 05-46-08-27-0-000-002.502 and .05- 46-08-27-0-000-002.537). Fairhope Quality of Life LLC objects to this proposed development for the following reasons: 1. The proposed development will negatively impact both the property value and tranquil lifestyle of the adjoining property owners and other adjacent neighbors. Such negative impact will result from the unavoidable increase in noise, traffic, surface water runoff and waste accompanying the 242 unit apartment complex and will also lead to an overall negative change from the single-family residences, custom built homes, and equestrian sites located in the surrounding area . 2. The developer's proposal for a multi-occupancy project is not compatible with the City's comprehensive plan. The overwhelming majority of the adjacent properties in this area are zoned as R-1 Low Density Single Family or R-2 Medium Density Single Family , including the area along Twin Beech Road from Highway 98 to Highway 181. 3. When considering the current parcels along Twin Beech Road, there are five planned unit developments and approximately thirty parcels that include single-fatnily dwelling units ranging from 0.5 acres to 20 acres . Five of the parcels located near the proposed Louisiana Mississippi Texas Florida Alabama North Carolina London phelps.com PD.30386295.2 December 4, 2020 Page 2 development, which consists of a 242 unit apartment complex, consists of mid to high end equestrian sites with custom built homes. 4. The proposed development will inevitably result in increased traffic and congestion. Twin Beech Road is already an incredibly busy street, especially in the morning and afternoon during school traffic. If the proposed 242 unit apartment complex with 400 parking spaces is approved, the amount of traffic and congestion would substantially increase, and would result in the traffic on Twin Beech Road being tremendously slowed and/or temporarily halted. 5. The high density of people residing at the apartment complex would require extensive space for parking over 400 cars. The extensive space required for parking coupled with the 242 residential units would result in nearly the entire 20.24 acre parcel being completely developed, in stark contrast to the surrounding property, which is composed of large lots with beautiful landscaping and equestrian sites. 6. The proposed development does not conform to the landscape of the surrounding area, which consists of single family residences located on large, open fields, equestrian sites, and timberland. In contrast, if approved, the extensive space required for parking 400 plus cars coupled with the 242 residential units would result in essentially the entire 20.24 acre lot housing the proposed development being overtaken by roads, parking lots, dwelling units and other artificial structures. Therefore, the developer's application to build a multi- occupancy project on the subject parcels would drastically alter the appearance of the community as well as the natural landscape encompassing the surrounding area. 7. The proposed development is also likely to negatively impact the wetlands located behind the subject property, adjacent residents' property, and the tributaries leading to Cowpen Creek. Further, the runoff during construction of the proposed development will be intrusive to adjacent properties, the natural environment and animal habitats surrounding the subject property. 8. The sewage system of the proposed development is also of major concern. A gravity sewer is expected to run to the rear of the property to a lift station with a force main pumping the sewage up to County Road 44, which may experience difficulties and backup problems. The potential sewage issues are even more troubling considering the fact that backup problems could result in sewage flowing into Cowpen Creek and the nearby wetlands. 9. Further, allowing the developer's proposal for a multi-occupancy project to be built would create an unwise precedent to all of the other properties located along Twin Beech Road. For all of the reasons stated above, Fairhope Quality of Life respectfully requests that the Fairhope Planning Commission deny 68 V Pay Dirt LLC's application. Should you have any questions or require additional information, please feel free to contact us. PD.30386295.2 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 Table of Contents General Information ......................................................................................................................1 Drainage Conditions ......................................................................................................................1 Hydraulic Analysis .........................................................................................................................1 Summary of Results .......................................................................................................................2 Appendix A .....................................................................................................................................3 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................4 HydroCAD Report ................................................................................................................. Appendix C .....................................................................................................................................5 StormCAD Report Tables ...................................................................................................... Appendix D .....................................................................................................................................6 Soil Information ..................................................................................................................... 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 1 | P a g e PROJECT DESCRIPTION Carmel Park Flats includes (242) residential units located in Fairhope, Alabama and Baldwin County jurisdiction. The project site contains approximately 20.20 acres. The site is in Section 46 of Township 6 South, Range 2 East and is on the southwest corner of Twin Beech Road (County Road 44) and Thompson Hall Road. The terrain of the site falls from northeast to southwest and discharges into an existing wooded wetland channel, with elevations ranging from 100 ft to 60 ft. The site is mixed with farmland and an undisturbed wooded area. A map showing the vicinity can be seen in Appendix A. Water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into two (2) proposed ponds on the property. Pond 1 will be a wet retention pond that will discharge into Pond 2. Pond 2 will be a dry detention pond that discharges into the existing wooded wetland channel on the southwest corner of the property. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published intensity curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix E. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated using the grade change from the most remote point of the drainage area to the location of the proposed inlet or pipe. This grade change and the total travel length can be applied to the Kirpich equation to calculate the time of concentration. The Kirpich equation also utilizes a modifier for surface conditions from 2.0 to 0.20 for natural ground to concrete channels respectively. The time of concentration for the site can be found in Appendix B. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the ponds and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 2 | Page SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one-hundred-year return events. Please see HydroCad summary in Appendix B showing the pre-developed flow rates and post- developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen below. 24‐HOUR STORM FREQUENCY FLOW RATES (cfs) HIGH WATER ELEVATION (FT) PRE‐ DEVELOPMENT DISCHARGE POST‐ DEVELOPMENT DISCHARGE POND 1 POND 2 2 YEAR 36.48 33.27 91.85 77.11 5 YEAR 60.34 55.17 92.07 78.06 10 YEAR 79.16 71.48 92.21 78.74 25 YEAR 97.12 90.77 92.32 79.27 50 YEAR 111.39 110.39 92.40 79.57 100 YEAR 137.55 129.43 92.53 80.30 POND TOP ‐ ‐ 93 82 WATER QUALITY CALCULATIONS A = Area of the Site = 20.20 acres P = Percentage of Imperviousness = 44.1% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (44.1) = 0.421 WQv = P * Rv * A/12 = 1.8 inches * 0.421 * 20.20 / 12 = 1.276 ac-ft = 55,566 ft3 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 3 | Page The water quality volume is provided within the Wet Pond Storage. The primary overflow orifice for the pond is set at an elevation of 91.00. The volume of the wet pond between an elevation of 84.00 feet and 91.00 feet is 125,654 ft3. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. DOWNSTREAM ANALYSIS The site sits at the southwest corner of Twin Beech and Thompson Hall. The site discharges into a natural drainageway that leads to Cowpen Creek. At the point where the run-off from our site enters the existing draw, the drainage basin is 2,930 acres. Our site is 20.2 acres. Our site is 0.69% of the drainage basin at that point, which is less than 10%, which is the typical threshold for downstream analysis. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 4 | Page APPENDIX A VICINITY & DRAINAGE MAPS VICINITY MAP N.T.S.Civil SITE TWIN BEECH ROAD THOMPSON HALL ROADCO RD 13CO W P E N C R E E K SR 181TT :..if.I 1 11., l [ii) Milli wbl r,,l.11 I ~I llt,II II N COUNTY HWY 44 (A.K.A. TWIN BEECH RD.) 80 FT. R/W OHPOHPOHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP<<<<RKnow what'sbelow.before you dig.Call0 20 408040 SCALE160POND 1DEVELOPEDTO POND 1DEVELOPEDTO POND 1DEVELOPEDTO POND 1DEVELOPEDTO POND 1UNDEVELOPEDDIRECT UNDEVELOPEDDIRECTUNDEVELOPEDDIRECTUNDEVELOPEDDIRECTUNDEVELOPED DIRECTDEVELOPEDDIRECTDEVELOPEDDIRECTDEVELOPEDTO POND 2DEVELOPEDTO POND 2DEVELOPEDTO POND 2DEVELOPEDTO POND 2POND 2WETLANDS\ \ \ I \ \ \ "k I I I I I I I I L -----,,... --------------' ' ' "' -' ' -' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ....__ ....__ \ \ \ ffi ......... ·. .. . ,. ' . / / / I 7 , ., ,., ., ,. , ., ,. ., .,. ,,.,r ,., .,,..,., .,,._, ., ., .,. .,,. ., , .,. i ,. ,, ,. ,' ... .,,. .,.' .,.,..'".,. ,, I, -~ ~ , .,' , ., , , , , ,,' ',. ... , , ,'~ ........ ,' ,. .. ' .. ., • , , . , I -✓-CI--U.1.1....L I I I --j I ...,,-+-,,-+rn-__ I --L __J -r ' I I tt./it'tl.it-11-, I 4-+.-+l+I /-,lf.!1141,1, / ! / f : ,I/ l++l+-+I I I / I I I I I I I I I ·' ii.. !! I I I I I I ttr.:Jl~!=!:lll±·fi I I f-Hl+-1+1+--!-Ul-rl,-11 / / +-JHIHl+-J.:J+-J.i.JL0 / , , I -t,-1--1--J--+-V-I I ll-li--!--r-;1-if-..1.-4• I I Fttt(tJfJ/.tttn CT I I I I / I I I ,f!/1:;-=t-tttf..µ:--J.+-4-+----1-Jf,!l,11• / -",-'+-++4--1--1-J'---l-l--l..J_'._.bt!-/ ) / • I / ~• Co / ~ 0 / ' V / / / / / / I I ; I 1,,-/ I '/ / / 880 Holcomb Blvd, Ste 2F Fairhope, Alabama 36532 251-990-6566 November 17, 2020 Buford King Fairhope Planning Department 555 S. Section Street Fairhope, Alabama 36532 Re: Carmel Park Flats – ADEM Letter Dear Buford: This letter is to acknowledge that we are aware that an ADEM NPDES permit will be required for this project. As you may be aware the General Permit ALR100000 is set to expire on March 31, 2021. All permits will be required to renew and pay the new fee at that time. ADEM has not made the new permit available yet. So, any permit acquired right now would most likely expire prior to construction commencing. For this reason, we request that you allow the ADEM permit be provided at time of Land Disturbance Permit submittal. If you have any questions, please let me know. Sincerely, Larry Smith, PE Civil Engineering Surveying MAINTENANCE PLAN The ponds, greenspace, and park areas will be privately owned and maintained by the property owner. The wet retention pond will discharge into the dry detention pond. The detention pond discharges into a sediment basin that ultimately discharges into a vegetated wetland buffer in the southwest corner of the property. Vegetated swales are within CR-44 right-of-way and are ultimately the responsibility of the municipality. It is the responsibility of property owner to inspect and repair the pond per the following schedule: Once Construction is complete and vegetation is established, an inspection shall be done every three years by a Professional Engineer or after a major storm event. The Professional Engineer shall inspect the pond and structures per the schedule below (monthly and annually designations). The property owner shall inspect the pond monthly and after moderate and major storm events (>0.75 Inches). The property owner shall inspect the pond and structures per the schedule below (monthly designations). During construction the ponds should be inspected monthly and after every rainfall event greater than 0.75 inches. All deficiencies should be addressed immediately. Retention/Detention Pond Maintenance Schedule: Re-planting (when sod dies) – If sod dies, re-sod bare areas to prevent erosion of the banks. Weeding (twice a year) – Weeding should decrease over time as vegetation establishes. Inspect sod (monthly until establishment, then twice a year) – Inspect for diseased or insect infested vegetation. Fertilization (at planting) – Most BRC’s are used in nutrient sensitive watersheds. Fertilization beyond plant establishment will increase nutrients leaving the BRC. Sediment Removal (as needed) – If sediment clogs the media, the top few inches may need to be removed and replaced. Sediment should be tested for heavy metals and contaminants prior to removal. If heavy metals or contaminants are present, the sediment should be disposed of at an ADEM approved facility. Trash Removal (as needed) – In high traffic areas, frequent trash removal will be necessary. Outfall Inspection (as needed) – Ensure no obstacle, brush, grass trimmings, etc. are clogging the pond outfall. Pond outfalls should be flowing freely. Vegetated Swale Maintenance Schedule: Erosion Inspection (during and after major storm events for first 2 years, annually thereafter) – Ruts, holes, or gullies should be repaired with soil and vegetation cover. Inspection (after 0.5” or greater rainfall event) – Visually inspect all components including any stone, vegetation, and evidence of erosion or ponding. Trash Removal (at least annually) – Trash removal frequency is dependent on location of the swale. Sediment Removal from the Channel (when it reaches 2”) – Sediment should be removed from the channel when it reaches a depth of 2” or when vegetation is covered. Mowing of Turfgrass (every other week in growing season) – Mowing should be done more often during the growing season; dense, low growing vegetation is best to maintain diffuse flow. Mowing of Native Grasses (annually) – Most native grasses should be mowed before new growth appears in spring. Herbaceous and Woody Vegetation Pruning (annually) – Leaves dropped from the deciduous shrubs and herbaceous plants should be collected to decrease clogging of mulch or any damming that might occur in the channel. Woody shrubs should be pruned based on the May Rule. Removal of Invasive Plants (twice a year) – Infiltration swales and vegetated swales will require mulch removal and replacement. Replenish bare areas as they occur. Plant Replacement (when dead plants are noted) – Sod or other plants should be replaced when they are choked out by sediment. Replant as needed to maintain dense cover. Grass Buffer: Erosion Inspection (during and after major storm events for first 2 years, annually thereafter) – Ruts, holes, or gullies should be repaired with soil and vegetation cover. Mowing of Turfgrass (every other week in growing season) – Mowing should be done more often during the growing season; dense, low growing vegetation is best to maintain diffuse flow. SEE THE ATTACHED STORMWATER POND INSPECTIONS & MAINTENANCE CHECKLIST. 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co March 6, 2020 Joe Everson 68V Pay Dirt 29891 Woodrow Lane Suite 300 Spanish Fort, AL 26527 251.223.7333 jeverson@68ventures.com Re: Wetland Delineation – Twin Beach Road Baldwin County Parcel: 05‐46‐08‐27‐0‐000‐002.502 Dear Mr. Everson: Biome Consulting Group, LLC (Biome) has completed a jurisdictional wetlands and waters assessment of the above referenced property. Our wetland assessment included an analysis of vegetative cover and makeup, wetland hydrology indicators and hydric soil indicators in accordance with federal, Army Corps of Engineers (COE), procedural guidelines. The site was found to contain approximately 0.03‐acres of wetlands within the jurisdiction of the COE. The jurisdictional boundaries were alphanumerically flagged with pink surveyor’s tape, located via Trimble Geo7x GPS, and is depicted on the enclosed map using ArcMap 10.5 software. The following is a summary of our observations relating to the jurisdictional determination: U.S. ARMY CORPS OF ENGINEERS Technical guidelines outlined in the US Army Corps of Engineers Wetlands Delineation Manual (1987) were applied in the field for determining the presence and location of jurisdictional wetlands on the above referenced lot. The on‐site reconnaissance was conducted by walking multiple transects throughout the lot. The following technical details support our location of the jurisdictional boundary: 1. General Observations: The site is historic rural residential and agricultural land occupying an upland slope above the floodplain of Cowpen Creek. Wetlands on the property are limited to an exceedingly small portion of the upper edge of that floodplain that crosses the southwest corner of the property; Consulting Group 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co 2. Hydrophytic vegetation: The uplands in the vicinity of the jurisdictional boundary were dominated by loblolly pine, live oak, southern magnolia, yaupon, and flame azalea. The wetlands were dominated by swamp tupelo, Chinese privet, and netted chain fern; 3. Hydric soils: According to the NRCS soil map, the peri‐jurisdictional zone was underlain by Ruston (non‐hydric) and Dorovan (hydric) soils which were confirmed by on‐site soil pit excavation. Dark surface and redox indicators were present below the line and absent above; 4. Hydrology: Geomorphic position, water marks, redoxomorphic features on living roots. All of the parameters necessary for the COE to exert jurisdiction were present in that portion of the property identified as wetland. Section 404 of the Clean Water Act (33 USC 1344) requires authorization from the Secretary of the Army, acting through the COE, for the discharge of dredged or fill material into all waters of the United States, including wetlands. Discharges of fill material generally include, without limitation: placement of fill that is necessary for the construction of any structure, or impoundment requiring rock, sand, dirt, or other material for its construction; site‐development fills for recreational, industrial, commercial, residential, and other uses; causeways or road fills; dams and dikes; artificial islands; property protection or reclamation devices such as riprap, groins, seawalls, breakwaters, and revetments; beach nourishment; levees; fill for intake and outfall pipes and sub‐ aqueous utility lines; fill associated with the creation of ponds; and any other work involving the discharge of fill or dredged material. A COE permit is required whether the work is permanent or temporary. The basic premise of the dredge and fill program is that no discharge of dredged or fill material may be permitted if: (1) a practicable alternative exists that is less damaging to the aquatic environment or (2) the nation’s waters would be significantly degraded. What this means is when you apply for a permit, you must show that you have, to the extent practicable: Reasonably avoided all wetland impacts; Minimized potential impacts on wetlands; and Provide compensation for any remaining unavoidable impacts. CONCLUSION Based on our thorough assessment, we have concluded that 16.1‐acres of the target property is upland with < 0.1‐acres of wetlands within the jurisdiction of the COE. Any proposal to develop the wetland portion of the property will require a permit from the COE. We note that these calculations are based on an inspection boundary approximated from the county property appraiser depiction of the property boundary. An actual boundary survey may result in slightly different calculations. The land surveyor was on ‐site at t he t ime of t he d elineation a nd was informed o f the location of the wetland jurisdictional boundary. A wetland delineation performed by an ecological consultant represents the professional opinion of the scientist that performed the work. Only the regulatory agencies can establish a legal and binding jurisdictional boundary. Such can be obtained by submitting a permit application and waiting several 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co months for processing. For the purposes of local government permitting (e.g. building permit) this letter should suffice. This report is intended for the sole use by the above listed addressee. Its contents may not be relied upon by other parties without the written consent of Biome Consulting Group. This concludes o ur a ssessment o f the target p roperty. I f you re quire additional information, assistance, or clarification, please give us a call at 850.435.9367. We look forward to being of assistance to you in the future. Sincerely, Biome Consulting Group Glen A. Miley, MS, SPWS Senior Professional Wetland Scientist Managing Partner 2235.009 Attachment: Wetland Jurisdiction Map . THIS IS NOT A SURVEY WETLAND JURISDICTION MAPBALDWIN COUNTYTWIN BEACH1496269V PAY DIRT APPROXIMATE ACREAGES UPLANDS: 16.12-ACRES WETLANDS: 00.03-ACRES WETLANDS GAM 2235.009 3/5/2020 0 200100 Feet LEGEND INSPECTION BOUNDARY UPLANDS WETLANDS CJ CJ ~ Consu(ting Group 1300 Wll'st GovQmmQnt Sr. P,msa,o /a, F1. J150l 850.435.9367 www,biome.,o 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 DRAFT January 15, 2021 Mike Jeffries, QCI Fairhope Planning Department 555 S. Section Street Fairhope, Alabama 36532 Re: SD 21.03 Carmel Park Flats (MOP) – Sanitary Sewer Dear Mike: This letter is to serve as a summary of the sanitary sewer improvements that are proposed for the above referenced project. These improvements have been discussed with Jason Langley and we believe it helps solve both our need for sanitary sewer and also helps resolve some issues the city has in the area. The sewer from the site will be gravity to a lift station as currently shown on our drawings. The sewer system on-site will be privately owned and maintained. The force main from the lift station will discharge to a new gravity line that the developer will install on the south side of Twin Beech Road and head east to Bonaventure. The gravity sewer will turn south down Bonaventure and connect to the existing sewer system within that development via a doghouse manhole. This new gravity system within the right of way will be installed by the developer per Fairhope Utilities Standards and Specifications. The gravity sewer within the right of way will be owned and maintained by the City. The developer will also pay, through an aid to construction fee the amount of $xx,xxx., to go towards the cost of purchasing and installing a generator for the existing lift station in Woodlawn. If you have any questions, please let me know. Sincerely, Larry Smith, PE Partner Civil ilil!!!!!I Engineering & Surveying Karin Wilson Alqvc-r Ke,·in G, Boone Roben :\, Brown jack Burrell, ACMO Jimmy Conyers Jay Robinson Lisa :\, Hanks, M\\C Ci(l' Clerk Kimberly Creech CiO' Treasurer 161 '.\orrh Section Street P.O. Drawer 429 Fairhope, Alabama 36533 251-928-2136 251-928-6776 fax w,111·,fairhopeal,go,· September 3, 2020 Civil Engineering Mr. Larry Smith, PE 880 Holcomb Blvd, Suite 2F Fairhope, AL 36532 Dear Mr. Smith, Regarding your availability request for the Caramel Park Flats, PPIN #14962 and 254668. Gas: Gas is available. Gas services will generally be installed at no cost to the owner. Likewise, we will only connect if it meets load requirement. We do, however, reserve the right to charge for services that will only connect non-essential gas loads, such as fire logs and/or barbeque grills. Water: Is available through the City of Fairhope. Sewer: Is available through the City of Fairhope. Gravity extension will be installed at developer's expense per Richard Peterson's attachments. Sincerely, Michael Allison Operations Director City of Fairhope, 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 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 November 16, 2020 Larry Smith S. E. Civil Engineering 880 Holcomb Blvd. Fairhope, Alabama 36532 RE: Carmel Park Flats Dear Mr. Smith: This letter is in response to your request for information on the availability of service at the above proposed development by AT&T. This letter acknowledges that the above referenced proposed development is located in an area served by AT&T. Any service arrangements for the development 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 Carmel Park Flats. Please contact me at the phone number included in this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design September 3, 2020 S.E. Civil Engineering and Surveying Larry Smith 880 Holcomb Blvd. Suite 2F Fairhope, AL 36532 Re: Carmel Flats (242 Unit Development), PIN #14962 & #254668 Dear Larry Smith: This letter is to confirm that the referenced development is in Baldwin E.M.C.’s service territory. Baldwin EMC is willing to service the development as long as the necessary easements are granted using our standard easement form and all other appropriate documents and fees are finalized in advance. Baldwin EMC must be given proper notice and planning time with respect to required system upgrades (transmission line, substation and distribution line). All system upgrades and line extensions will be in accordance with Baldwin EMC’s current Line Extension Policy. Please contact me to discuss necessary easements and fees. Typical easements for these type of developments is a blanket easement for the property or a location specific easement. The location specific easement would be designated by the electrical layout. The drawing for the location specific easement would be prepared by the engineering firm (with assistance from the electrical layout) used by the developer and location verified in the field by the same company and our locating contractor. If you have any questions or if I can be of further assistance, please do not hesitate to contact me at 251-989-0151. Sincerely, Brian Seals Manager of Engineering BALDWIN EMC Ynu r "fouchscone En ergy" Coopemtive P.O. Box 220 Summerdale, AL 36580-0220 (251) 989-6247 www.baldwinemc.com