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HomeMy WebLinkAbout02-01-2021 Planning Commission Agenda Packet Part 2COUNTY RD 48BLUEBERRY LNNORTHWOOD STNORMANDY STRIVERMILLDRKNOLLWOOD AV STEELCREEKCT WESTWOOD AV JACOB CT SOLON CT BROWNING LNELEANOR CTMARILYN AV MCNI EL DAVI S LNLAWRENCE RDMARION CTWINDMILL RD GRANT RD SO UTH SIDELOOPCity of FairhopePlanning Commission February 1, 2021 ¯ COUNTY RD 48BLUEBERRYLN RIVERMILLDRSTEEL CREEK CT ZC 21.01 - Overland Legend COF Corp. LimitsB-4 - Business and Professional DistrictR-1 - Low Density Single-FamilyR-2 - Medium Density Single-FamilyR-3 - High Density Single-FamilyR-A - Residential/Agriculture DistrictCOF Planning Jurisdiction ¯ ¯ ^ Project Name:OverlandSite Data:30.70 acresProject Type:Conditional Annexation Jurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:43640General Location:Located at the southeast corner of the intersection of County Road 48 and Blueberry Lane, to be known as Overland.Surveyor of Record:S.E CivilEngineer of Record:S.E CivilOwner / Developer:Roberta U. Harris, etalSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approved with conditions Prepared by: Carla Davis ~~~ VI I J ·~ -..... _ r-~~ - :I ll (:-; 1..,/ .... 1, -..... ( . ~~ ,~ II ~~ ("Jr . 1 ZC 21.01 Overland-Conditional Annex to PUD Summary of Request: The applicant is requesting an initial zoning of PUD (Planned Unit Development) conditional upon annexation. The property is approximately 30.7 acres and is located at the at the southeast corner of the intersection of County Road 48 and Blueberry Lane, to be known as Overland. The applicant describes the project as a “age-targeted community” for citizens 55 years of age and older; however, they do not plan to restrict buyers under the age of 55. The project consists of 61 Single-Family lots and 16 Townhome Apartments. As proposed, the single-family portion will be accessed by standard streets that will be dedicated to The City of Fairhope. The applicant is proposing 7 different housing layouts with maximum lot coverage of the principal structure not to exceed 45%. The maximum building height will be 30 feet. The minimum house size will be 1,600 square feet with the smallest lot being 6,500 square feet. All the housing designs offer a 2-car garage included in the layout of the home. The 16-unit townhomes will be accessed by a private asphalt drive and will be a minimum of 1,200 square feet each. The maximum building height will be 35 feet. Exterior materials will consist of hardie board, wood and vinyl eaves. The driveways will be concrete, and each townhome will be accompanied with a single car garage included as a part of the design layout. The development will utilize City of Fairhope water, sewer and gas services; Baldwin EMC for electrical service; and AT &T for the telephone service. A preliminary utility plan has also been submitted for review. . . . . . . . . . . ... ·, • -~-\1. .. ·\\' I~.,., • • \11 ,,.--___ . \\ I ,,-,, i : '\. ·t • ; \ • 't • ◄ \ ·.. . . [ ' \ \.~ ..... ~. I, • ~· ~ • i \.._...,-"'\--.·, ' J> ·,,: ,;j /II --·7 !! ~ 52 1 ----' -__J ' ------, 29 3,1 1 \ : -_, . . . . 11-=-=,--;J S ! n :--20 7 -L ... J' r----, : 21 I ,-----, .,,,,,,. 2 ZC 21.01 Overland-Conditional Annex to PUD Comments: The proposed 61 Single-Family dwelling and 16 unit Townhome Apartment development does not seem to be out of character with the surrounding area. It appears that majority of the city’s zoning districts in the area are residential and range from R-3, High Density to R-1, Low Density zonings. There are also additional PUD’s which include both residential and commercial developments. The subject site is near a Village Node as contemplated by the city’s Comprehensive Plan. Per the site data table, the proposed density for this project is roughly 2.51 units per acre. In the narrative, the applicant referenced other subdivisions within a general vicinity such as River Mill, River Station, Gayfer Estates Plantation, Arlington Farms, Falls Creek, and The Oaks at Fairhope and the overall density requested for this development does appear to keep in line with the neighboring developments. Most of the lots will be 6,500 square feet, with the largest lot being 11,388 square feet. As proposed, lots will be roughly 50’ wide and 130’ in length. The average lot is 7, 087 square feet with 25’ front and rear yard setbacks, and 5’ side yard setback except where there is a corner lot which will be a 20’ side street setback. The site plan illustrates 9.0 acres of greenspace, which is roughly 29.4% of the total site. This exceeds the 15% requirements for greenspace. The total overall common area will be 14.89 acres (48.5%). The site plan depicts a 10’ buffer along the perimeter of the site. The 20’ greenspace buffer as required per the Tree Ordinance is depicted along Fairhope Avenue and a 15’ common area is also depicted between lots 57-61 and Lot 1. A 6’ wooden privacy fence will be built along the rear lot lines of lots 1-23 at the time of construction (eastern perimeter). A rea Neighbo rh oods Riv e r Mill A creage Lots Densit y Phas e 1 15.3 36 2.35 Phase 2 8 .92 33 3 .70 Phase3 12.6 32 2.54 Phase 4 19.6 61 3 .11 TOTAL 56.42 162 2 .87 River St at ion A creage Lots Densit y Phase 1 9 .85 31 3 .15 Phas e 2 13.01 27 2.08 Phas e3 8 .75 27 3 .09 TOTA L 31.61 8 5 2.69 Gayfe r Estat es Pl antat i on A creage Lots Densit y Phas e 1 2.2 .28 4 7 2.11 Phas e 2 16.7 4 7 2.81 TO TA L 38.98 94 2.41 A rli ngton Fa rms A creage Lots Densit y Phas e 1 11.07 19 1.72 Phas e 2 14.73 22 1.49 TOTA L 25 .8 41 1.59 Fall.s Cr eek Acreage Lots De nsit y Phase 1 30 .51 62 2.03 TOTA L 30.51 62 2.03 The Oaks at Fai r ilo p e Ac reage Lots Densit y 4.8 50 10 .42 TOTA L 4.8 so 10.42 Cumu lativ e Totals 1 88 .1 494 2 .. 63 --1 0 Vl M CO rl Lt"l 50' 25'BSL 40 'x801 Pad 25'BSL -I V'l C0 Ll'I T'YPIICAL LOT 3 ZC 21.01 Overland-Conditional Annex to PUD The layout of the site promotes connectivity and provides sidewalks along all street frontages, including a sidewalk on Fairhope Avenue (Hwy 48) with a bridge crossing the wetlands. The plan depicts a mulch trail system, walking bridge to access the proposed nature tail which will also include a park and benches located along the trail. There are also dog waste stations, and pond fountains dispersed throughout the development. If approved, the applicant has an estimated construction start time of 8 months, roughly by November 2021. The development will be constructed as a single phase. A three to five year build out is projected. Townhome apartments are projected for completion by December 2021. An unsigned copy of the Declaration of Covenants is included within the Master Development Plan. a portion of the Covenants pertaining to sidewalks is inconsistent with City of Fairhope Subdivision Regulations. The portion is listed below: (c) All sidewalks shall be constructed along the street right-of-way of each lot as noted on the Plat of Subdivision or as required by the City of Fairhope, Alabama. Accordingly, each site plan submitted to the Architectural Review Committee shall show the location and material to be used for construction of the sidewalk, all as required and approved by the Architetcual Review Committee. Each owner shall construct or cause to be constructed on his or her Lot approved sidewalk upon completion of the house on his or her lot before occupancy thereof. The covenants state all sidewalks are to be built by each owner on their lot. Sidewalks are shown within the ROW. Subdivision regulations require sidewalks and street trees to be installed prior to applying for Final Plat approval. Covenants do not override zoning code or subdivision requirements, but in an effort to avoid confusion, staff is memorializing when sidewalks and street shall be installed via a condition of approval. Fairhope’s Zoning Ordinance (Article II Section C.1.e) contains nine (9) criteria by which an application for re-zoning shall be reviewed: (1) Compliance with the Comprehensive Plan; Response: Meets. As proposed, the subject property and several surrounding properties are recommended for Residential use by the “Preferred Land Use Plan” as outlined in the 2015 Comprehensive Plan. (2) Compliance with the standards, goals, and intent of this ordinance; Response: Meets. This area is identified as a village node, it is important to point out that villages are located at or near the intersections of large corridors, their characteristics will be much different that Downtown Fairhope and other places throughout the city while still promoting connectivity and adequate density. (3) The character of the surrounding property, including any pending development activity; Response: Meets. The surrounding area is actively developing with both residential and commercial development. (4) Adequacy of public infrastructure to support the proposed development; Response: Meets. As proposed, the development will have City of Fairhope water, sewer and gas services and Baldwin EMC for electric. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: If approved, the development will go through the subdivision process for which compliance with all regulations will be enforced. (6) Compliance with other laws and regulations of the City; Response: If approved, the development will go through the subdivision process for which compliance with all regulations will be enforced. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: N/A. 4 ZC 21.01 Overland-Conditional Annex to PUD (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Meets. The proposed development does not appear to have any adverse effects to the surrounding area. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Meets. The proposed development does not appear to have any adverse effects to the surrounding area. Recommendation: Staff recommends Case # ZC 21.01 Overland PUD amendment for PPIN 43640 be approved with the following conditions: 1. All sidewalks and streets shall be installed prior to submission of Final Plat Approval, including sidewalk along Fairhope Avenue. Overland A Planned Unit Development Developed by: 68V Paydirt, LLC 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 'EKCT /W UJM o ri: ::::; .. en CJ ~l~Civil q111 Engineering ,& Surveying .,., __ .. ------··---·---~· ---,-,-,-, ---,-,---,~-•-•••=•=r:::::::::::::,_,_,_,_ II II II II 11 II ~::ss::s9::_ ,, 11 ,, It 11 II 11 I I II __ I 1 ____ 1 1 ____ 1 1 ____ 1 I :-----~ :---: :---7 :·--: :·--7 : 56 : : 55 : : 54 : : 53 : : ~~: : -I: ; : : : : '°:!,:: • : : :1 11 11 ii I , _____ , 1 ____ , , ____ , ·----· ·----' ,---., ,---.., ,---., ,---., ,---, I 11 11 jl 11 I I II 1t ti 11 I : 46 : : 45 : : 44 : : 43 : : i2,, : I ":" 1 I ,~II • I I -:: I I .. ., I I 11 11 I I 11 I I 11 11 I I 11 I , ____ , , ____ , , ____ , ·----' , ____ , ,----, ,---, ,---, ,---, ,---, I 11 11 11 I I I I 11 11 11 I I I : .37 : : 3~ : : 39 : : ~ : l .it : : : .. :: , ... :: .. :: ... :: -. ... : I II 11 11 11 I , ____ , , ____ , , ____ , , ____ , ·----• ,---., ,---., ,---.., ,----, ,---.., I t i 11 11 11 I I ti ti 1 1 1 1 I : 36 : : 35 ! t 34 : : 33 : : 32 .. : I • I I ~ ;: I I ! I I -:: I I :-:: .. I I 11 11 11 11 I I 11 11 ti 11 I '----• , ____ , ·----· ·----• 1 ____ , A new day is approaching at Overland. Where carefree days, quiet walks, morning coffee at a local coffee shop, a golf game at Quail Creek Golf Course, or a short drive to the bay are simply awaiting a decision on what to do next. You see Overland is the vision for a neighborhood filled with new memories awaiting, where stories of the kids and grandkids are shared, and where the next best chapter awaits a growing demographic in Baldwin County. Overland will be an age-targeted community for those 55 years and older. While we won’t restrict access to those younger than 55, we think our story will appeal quickly because there is a lack of catered product and development for those in the age bracket of empty nesters and retirees. The research shows that Fairhope is an up and coming destination because of the “hidden gem charm” we all know Fairhope is known for. From quiet pastures, to homegrown eateries and shops, to the waterside lifestyle and typically dependable weather, it’s no surprise that those ready for the next chapter seek and research our location for their next best move. In the last eight years we have seen an increase in those 55 and better locating to our region. In fact, out of the total population growth the 55+ sector has grown 37% and makes up 60% of all the growth Baldwin County has seen in this time-period. With projected population growth we are expecting to see 2100 more 55+ households coming to Fairhope alone in the next 5 years. We welcome our mature and growing group of friends as they bring a value of attributes including more discretionary income to contribute to our local community, they don’t have any need to put extra stress on our school systems since they are past that stage of life, and they understand the importance of HOA’s and other governing bodies to upkeep our communities and beautiful and historic area. Knowing that boomers will continue to visit and move to our area of the country, we have thoughtfully chosen Truland Homes as our builder partner who offers crafted, age targeted abodes and neighborhoods that consider the needs, wants and lifestyle of those 55 and better. The response has been positive with two of their age targeted neighborhoods selling at a great pace and landing in their list of top five selling locations! What sets Truland Homes apart is they consider how age targeted homes live. Their homes prepare families for the future and offer a more carefree lifestyle. From wider hallways, great rooms for entertaining, zero entry showers, the right about of bedrooms and space to upkeep, and lower maintenance yards, they make all the difference compared to other resale and production-built community plans. Whether it’s someone’s next home with less “stuff” and less kids, or someone’s forever home, Truland is building quality craftsmanship that respects the position and needs of this buyer’s life stage. Overland is more than just another plot of land to put down a map of homes. It will offer a place for likeminded, age targeted families to mix, mingle and set their own pace. Overland will offer beautifully hand-crafted homes from the $300s that cater to our buyer’s needs and is situated in a prime location. You see it’s not about the homesite size at this stage of life. It’s about keeping things simple, downsizing and making the most of the quality home where they will plan new memories. It’s about enjoying the outdoors and adventures. The community will offer hard and soft trails peppered with benches for comfort and relaxation, has considered pet’s needs with thoughtful pest waste stations, and will expand on the beauty of nature with an added lake and fountain all while being just minutes from the beautiful downtown district of Fairhope. We are developing a comfortable place to call home for friends seeking new beginnings with homes that build on the next phase of growth in our beautiful and beloved town of Fairhope. T C:RRA COR C: DEVELOPMENT SERVICES OVERLAND A Truland Homes Community Presented by TerraCore A NEW DAY A new day is approaching at Overland. Where carefree days, quiet walks, morning coffee at a local coffee shop, a golf game at Quail &UHHN Golf Course, or a short drive to the bay are simply awaiting a decision on what to do next. Overland is the vision for a neighborhood filled with new memories, where stories of the kids and grandkids are shared, and where the next best chapter awaits a growing demographic in Baldwin County. Overland will offer new homes to those 55 and better. There is a lack of catered product and development for empty nesters and retirees. The research shows Fairhope is an up and coming destination because of the “hidden gem charm” that Fairhope is known for. From quiet pastures, to homegrown eateries and shops, to the waterside lifestyle and typically dependable weather, it is no surprise that those ready for the next chapter seek and research our location for their next best move. THE NEXT CHAPTER Truland Homes offers crafted, age targeted neighborhoods that consider the needs, wants and lifestyle of those 55 and better Two of their age targeted neighborhoods are selling at a great pace and landing in their list of top five selling locations What sets Truland apart is they consider how age targeted homes live Wider hallways - gourmet kitchens - great rooms for entertaining - zero entry showers - the right amount of bedrooms and space - lower maintenance yards THOUGHTFUL DESIGN JUST THE FACTS In the last eight years we have seen an increase in boomers locating to our region The 55+ sector has grown 37% and makes up 60% of all the growth Baldwin County has seen in this time-period We are expecting to see 2,100 more 55+ households coming to Fairhope alone in the next 5 years • • • The community will offer hard and soft trails peppered with benches Will meet any pet’s needs with thoughtful pest waste stations Expands on the beauty of nature with an added lake and fountain Minutes from the beautiful downtown district of Fairhope Overland will offer beautifully hand-crafted homes from the $300s. It is not about the homesite size at this stage of life. It is about keeping things simple, downsizing and building a quality home. CRAFTED VISION THANK YOU Site Map Overall Summary Overland is a proposed Mixed-Use residential community located on the south side of Fairhope Avenue and east of River Mill Subdivision. It will consist of 61 Single Family Lots and 16 Townhome Apartments on 30.70 Acres for a density of 2.51 units per acre. Single Family portion will be accessed by proposed standard streets that will be dedicated to The City of Fairhope. Townhomes will be accessed by a private asphalt drive. Legal Description COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-B, BALDWIN COUNTY PROBATE RECORDS, FOR THE POINT OF BEGINNING; CONTINUE THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, ALONG THE WEST LINE OF SAID RIVER MIL UNIT 1, A DISTANCE OF 532.55 FEET TO A CAPPED REBAR (MOORE); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 09 SECONDS WEST, CONTINUING ALONG SAID WEST LINE OF RIVER MILL, A DISTANCE OF 751.65 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN SOUTH 89 DEGREES 43 MINUTES 52 SECONDS EAST, A DISTANCE OF 1041.41 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN NORTH 00 DEGREES 19 MINUTES 01 SECONDS EAST, A DISTANCE OF 1285.40 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE AFOREMENTIONED SOUTH RIGHT-OF- WAY OF FAIRHOPE AVENUE; THENCE RUN NORTH 89 DEGREES 47 MINUTES 51 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1040.47 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 30.70 ACRES, MORE OR LESS. Ownership/Developer The property is currently owned by: Roberta Harris and Stephen Urbanek 10824 US Highway 98 Fairhope, AL 36532 The property is being developed by: 68V Paydirt, LLC 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 The property will be conveyed to developer upon approval of Preliminary Plat and Plans. Neighborhood Character Within one-quarter mile of the Overland development you will find the following uses: Single Family Residential, Multi-Family Residential, Fairhope Water tower, and a range of commercial uses including Walmart, Gulf Coast Marine, Kid’s Kastle child care, and a grocery / gas station directly across the street (although currently not in operation). The proposed cluster type residential development proposed with our Overland plan is a suitable use considering these surrounding uses. Land Use Map Area Uses Gas Station / Garage with Commercial Space Across from proposed Townhome Apartments (not currently in use) Water Tower Gulf Coast Marine Kid’s Kastle Relative Density The proposed single family lots in Overland are slightly smaller than those in the neighborhoods in the immediate area. For example, River Mill consists of lots which are 65 foot wide and 120 feet deep, compared to our lots which are 50 feet wide and 130 feet deep. The Multi-Family is a similar use to The Oaks at Fairhope, which is about 850 feet north of the Overland Townhome apartments. In comparing neighborhoods in the immediate area, our proposed density of 2.51 units per acre is in keeping with the overall cumulative density of residential developments in the vicinity, which is 2.63 units per acre as outlined in the following chart: Area Neighborhoods River Mill Acreage Lots Density Phase 1 15.3 36 2.35 Phase 2 8.92 33 3.70 Phase 3 12.6 32 2.54 Phase 4 19.6 61 3.11 TOTAL 56.42 162 2.87 River Station Acreage Lots Density Phase 1 9.85 31 3.15 Phase 2 13.01 27 2.08 Phase 3 8.75 27 3.09 TOTAL 31.61 85 2.69 Gayfer Estates Plantation Acreage Lots Density Phase 1 22.28 47 2.11 Phase 2 16.7 47 2.81 TOTAL 38.98 94 2.41 Arlington Farms Acreage Lots Density Phase 1 11.07 19 1.72 Phase 2 14.73 22 1.49 TOTAL 25.8 41 1.59 Falls Creek Acreage Lots Density Phase 1 30.51 62 2.03 TOTAL 30.51 62 2.03 The Oaks at Fairhope Acreage Lots Density 4.8 50 10.42 TOTAL 4.8 50 10.42 Cumulative Totals 188.1 494 2.63 I I I I I I I I I I I I Zoning The majority of Fairhope Zoning districts in the area are residential, ranging from R-3, High Density to R-1, low density. There are also several Planned Unit Development zones within one-half mile of our site, which include both residential and commercial. In addition, in our immediate area, there are a number of commercial uses and a multi-family use, all which fall outside of the Corporate Limits of the City of Fairhope, in Baldwin County’s District 14, which elected not to enact zoning. Zoning Map '1 ,-;11 1111111 I I 1·1 1 1 " D ' TffiE fi .. ,-~ I 1..-~, ,_.,_ ,....,--I . ,~ r . i--'-.L..,1 -...;::: " " .. ,,. ., ,-l,1' ~ -'" I I II I ~ I,.... 1-l l-., ~ .., -w I I 's I 1---. I I - r,... -,- i . ~ I I I -~:= ,- ,-t--.__ L -,..... t-I ) -t-- ~ ~ t-1--n ,-. I-1--1--( ,-. t----r-t- JS! 1., .. ~ h1r I r-~ ~ t-- 81) ,- SITE I"'-~ --71 ---... co -... > I----. ,-... " ... ?- I ... ,:. J ... If . " t-~--'-I I L _,. -- V --E---,..... ,,___ -I I , . [ ...... I -~ I, J ld ,-r I I I 1 I I 1 I /. I Comprehensive Plan This property and the surrounding properties are recommended for Residential use by the “Preferred Land Use Plan” as outlined in the 2015 Comprehensive Plan. Our development is in harmony with this recommendation. Comprehensive Plan Development Timeline Developer hopes to obtain approvals for Planned Unit Development, and Preliminary Plat by February 2021. With an estimated construction completion time of 8 months, we anticipate build-ready lots by November 2021. The development will be constructed as a single phase. A three to five year build out is projected. Townhome apartments are projected for completion by December 2021. Home Ownership Homes will be privately owned by with no anticipated leasing. However, should an owner choose to lease their property, a one (1) year minimum lease, in writing, is required. Only residential use is permitted on each property. No commercial activities of any kind whatsoever shall be conducted in any Home, any other building located on a Lot, or any portion of any Lot; provided, however, that (a) an Owner may conduct a business entirely within his Home so long as (i) such business uses only ten percent (10%) of the total square footage of such Home, (ii) such business does not result in parking of additional vehicles on the Subdivision streets or Common Areas, (iii) such business is secondary to the use of the Lot for residential purposes, (iv) such business shall not violate any applicable zoning ordinances, and (v) such business does not create a nuisance or unreasonably interfere with any other Owner, Home, or Lot, and (b) Builders shall have the right to use a House as a “model home” and to operate a sales office from such model home with the prior written approval of the Architectural Review Committee. Land Use 100% of the single family lots will be privately owned, single family residential. Townhome Apartments will be owned and by a single entity, with the ability to sell individual units. The Common Areas will remain private and will be solely for the use and enjoyment of the Overland residents. Maintenance of the Common Areas shall be the responsibility of the Home Owners Association. Streets within the single family section will be constructed to City Standards and will be dedicated to the City upon final inspection and acceptance. The Townhome section will be privately maintained. Lots Typical lots in Overland will be 6,500 square feet, with the largest lot being 11,338 square feet. Minimum lot size required will be 6,500 square feet and 50 feet wide at the front building setback. The average lot size is 7,087 square feet. Building setbacks will be 25 feet on front and rear, and 5 feet on the side lot lines. Corner side setbacks will be 20 feet. 50' 25 'BSL o ~ 40'x80 ' ~ (Y') co co ,-1 Ll"I Pad Lil 25 'BSL TYPICAL LOT Greenspace The site will have 9.0 acres of greenspace, or 29.4% of total site. This exceeds the 15 % required based on Greenspace Density Calculations as shown on our PUD plan. '' ~ '\' . ' '• ytt ·• .··. 'I ,:- ,.. I .. ._:t-,, .. ~iii ( -. D COMMON AREA: 14.89 Acres (48.5%) GREENSPACE: 9 .0 2 Acres (29 .4 %) OVERLAND GREENSPACE & COMMON AREA ~-1 i___l [=1 r~ r·-7 j ~. __J ,-·-, ,-1 r:-1 ,- .-~~, '--' ,~ I ;__ ~--_J [:--j r -1 L_J I ' I '~7 [7 1·-7 Utilities Water, Sewer and Gas service will be provided by the City of Fairhope. Baldwin EMC will provide Power and AT&T will provide telecommunications. Pedestrian Circulation Sidewalks will be constructed on both sides of streets where lots are fronting, and running along one side of the loop road fronting the large open space. A mulch trail system will be constructed, connecting the 2 northern street sidewalks, and just south of the large pond, with a walking bridge to access the Nature Trail in the wooded area to the southwest. This area will be select cleared of underbrush to create a pastoral setting with benches along the trail. ,kCT 'W k"-' .. _ . ---: :--·-: r---; ~,: S9 ::c.o :: 61 : !: :: :: : ___ .., , ..... • 1. ..... ,., ,.,___ ll l i"T lr ~·-;_:: __ -c;;:•11 ._. ___ ;______ ' ----~ ----.. : 9 : I ••••••• ---------. : 11 : ; : ______ , i : ll : i , ________ _ Lighting Streetlights will be standard Acorn style lights, 18 feet high, at a maximum of 300 foot spacing along sidewalks. Accessory Structures / Equipment Accessory structures will be permitted as per standard residential zoning regulations regarding location, percentage of coverage, and setbacks from property lines. Exterior AC units and generators (if elected) will be screened from street by landscaping. Fencing Fencing will not be constructed with initial construction. Individual Owners may elect to install fencing. Walls or fences constructed or erected on any Lot shall be of ornamental iron, wood, black painted metal or masonry construction. No wall or fence shall be constructed from the front property line to the rear corners of the House. No fences may be constructed without the prior written approval of the Architectural Control Committee. However, a 6 foot high wooden fence shall be built along the rear lot line of Lots 1 through 23 at the time of house construction, as detailed below and on the Landscape Plans included in this submittal. = _,.,,,,-1 " CON T. C HAMF ER / AROUN D TOP O F POSTS -- -- I I I \ ---\ ----\ \ I I I I -:! ELEVAT ION N OTE : ALL WOOD SHALL B E P RESSU RE TR EATED NO . 2 SOUTH ER N YELLOW P IN E. HEI GHT MAY B E 0 I (0 ADJUSTED TO SU IT P RO J ECT. 1 ... 1·-2:1 WOOD FENCE W/TOP RAIL 1/2" = 1 '-0" 2"x6" TO P RA IL, TYP . 2 "x4" SU PPO RT RAILS , TYP. 1 "x 4 " TR IM BOARD , TY P . 1 "x6" FE NC E B OAR DS, TYP ., NAILS-WIDTH SPAC ING B ETW EE N B OA RDS 6 "x6 " POS T, TYP ., B EYO ND . SPAC E ON 8 ' C ENTER S . 2 "x 6 " B OTTOM RAIL, TYP . FI N ISH GRADE 3000 P SI CO NC RETE \_ FOOTI NG U ND ISTU RB ED SUB GRAD E 3231 29.2 3-02 Single Family Homes Single Family Houses Maximum building height will be 30 feet as per standard City of Fairhope requirements. Maximum lot coverage by principal structure will be 45%. Sample house plans and elevations are included to provide an overall sense of the quality of the homes proposed. These house plans, elevations, and materials may be slightly modified to ensure uniqueness of each home in the neighborhood. Exterior materials will consist of brick, hardie board, wood and vinyl eaves. Driveways will be concrete. Minimum house size will be 1600 square feet with a 2 car garage as outlined in the attached Draft covenants. Parking Parking will be provided for each residence with construction of the homes. A minimum of 3 spaces shall be provided for each residence including driveways and garages. The Biltmore • OFT COVERED PORCl-1 • COVERED PORCH OPTION BATl-l 1 MASTER BATI-I #I OPTION MASTER BEDROOM 11'-10" X l!;'-2" BATH I K ITCHEN 11'-4 " X 11'-E:," • COVERED PORO-I LAUND D INNING 1e'-e " x 11'-E:o" 2 CAR GARAGE 21 '-e" x 20·-e " BEDROOM #3 13'-e " >< ,,-,_, .. BATI--I 2 BEDROOM #2 13'-e" X 11'-7" FAMILY ROOM 11'-4" X 17'-6" •--.__ . The Darlington J Ell"KFST 1e'-e" x 12'-e" FAMILY ROOM 1&'-4" X 3z'-4" KITCHEN 1e'-e" x 12'-e " LAUND D INr-.l NG ROOM 1e'-4 " x 1e'-a" 2 C A R G A R AGE 2e'-4 " X 22'-4 " ■ c""'=------------- ENTFi!:Y ( PORCl-4 MASTEi" 6EDl"OOM IS>'-8" X 14 '-to" Iii BEDROOM #2 12'-6" X 11'-4" 6Arn 2 B EDROOM M3 12'-6:' X 11'-11:,," OPTIONAL MASTEi" 6ATH I OPTIONAL COVEl"ED POl"CH FLEX SPAC E 1e'-4" x 1e '-a" FLEX SPAC E OPTION Harbor Hill ■ ~ I .. ■ COVERED PORC~ ii-a ....... ,;;;,;/ FAMILY ROOM 21'-4 " X 1s '-1" DINMNG 21'-4" X 10'-e" K ITC'4EN 21'-4 " x 1e'-e" LAUND 2 C AR GARAGE 2e'-s" x 22'-1" '\ ENTRY MASTER BEDROOM 14'-6" X l S'-7" - BEDROOM l:f2 12'-1e" X 12'-4 " ElAT'4 2 BEDROOM #3 1i -1 e " X 12'-6 " L.,.., CPT '"""· A!'l!EA BAT>, I MASTER ElAT'4 OPTION WET BAR OPTION FLEX SPACE 12'-10" X 12'-4" The Lynnewood MASTER BEDROOM 13'-e " x 11'-e" '-- BREAKFAST 11 '-4" >< l&'-2'' K ITCHEN ..,-1...,.1.--..10'-1" x ,e ,:..e " 2 CAR GARAGE 21'-e" >< 22'-1" ENTR'1' COVERED PORCH FAMILT ROOM 11'-~" X 11'-o" 8 :t BEDROOM #2 13'-e" :x 11'-4 " B EDROOM •3 13'-e" >< 11'-b" ■ MASTER BATH OPTION FLE>< SPACE 13'-e" X 13'-11" FLEX SPACE OPTION Pembrooke ■ COVERED PORC M ( . .,......,==='-=~="" I I FAMILY R OOM 16 '-e" X 1e'-z"" B REAKFA&T iE>'-e " x 10·-e" KITCl-!EN 11'-2" x 1e '-1e " r-"-- D fNN NG 12'-e " X 13'-o " ■ ENTRY ■ I ■ = MASTER BEDROOM 13'-4" X 11'-\" BEDROOM •2 12'-e" X 11'-!>" LAUND eEDROOM #3 13'-2'' X t f -4" 2 CAR G ARAG E 21'-e " x 21·-=-e" ' ' i ' l Fl.EX SPAC E/ STUDY 12'-e " x 13'-E:>M BEDROOM•• l z'-0" X 10'-<3" ■ ■ ENTRY ENTRY PORCI-I Riverside ~NNING 10'-e" X 13 '-,;i" KITCHEN 10 '-e " x 12'-e " 6EDROOM #2 13'-e" X 11 '-4" 6ATH 2 I 1p-i:.-..-,::;.a1 l1 FAMILY ROOM IE,'-4" X 20'~" ( r ~~ - 6EDROOM •3 I PORCH '" "t: - I LAUN_Q [] n 2 CAR GARAGE 21'-4" X 21'-e" CLOSET ~~13""'-e="=x =11 ·=-.. J!!!'i'' ~~J--~■J~r--------~ ■ ■ COVERED PORCH OPTION 6ATH I MASTER 6ATH I OPTION FLEX SPACE, FLEX SPACE O P TION Whitemarsh MASTER BEDROOM 14'-s," X 16'-6" ' LAUND 2 CAR GARAGE 21'-e " x 23'-e " COVERED FORCHJ ( Jk FAMILY ROOM 1'3'-1" X 11'-1" DIN~NG 1e'-e" x 10'-e" K ITCHEN 1e'-e" x 13 '-3" B EDROOM #2 12'-te " X 11 '-8 " BEDROOM #3 13'-e" X 12'-8" COVE R ED FORCH 13'-3" >< 14'-e" ■ ~7= i I D IN~NG 1 : COVERED FORCH OPTION f3ATH I MASTER BATH I OPTION FLEX SPACE FLE>< SPACE OPTION Townhomes Townhomes Maximum building height will be 35 feet as per standard City of Fairhope requirements. Exterior materials will consist of hardie board, wood and vinyl eaves. Driveways will be concrete. Each of the 16 Townhomes will have a minimum of 1200 square feet of heated and cooled living space and a single car garage. Parking Parking will be provided for each townhome with construction. A minimum of 2 spaces shall be provided for each townhome including driveways and garages. 10.14.202YHUODQG)DLUKRSH$ODEDPD 6&+(0$7,&'(6,*1 Page 1 of 1 Project Number: 203163-105 FRONT ELEY~TICJ!i -----~ APPENDIX A WhD^dZW>E RIVER MILL DR 60 FT. R/WSTEEL CREEK CT50 FT. R/W BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/WCivil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying0 50 100 200100 SCALE TYPICAL LOT 50'130'25'BSL 25'BSL5'BSL5'BSL40'x80' Pad GREEN SPACE DENSITY CALCULATION 30.70 TOTAL GROSS ACRES -11.19 R.O.W., DETENTION & WETLANDS 19.51 ACRES 77/19.51 = 3.94 UNITS PER ACRE (G.S. DENSITY) 15% REQUIRED (4.61 AC.) OWNER DEVELOPER: SPANISH FORT AL 36527 68V PAYDIRT, LLC29891 WOODROW LANE, SUITE 300 PARCEL NO: 05-46-06-14-0-000-002.000 QUALIFYING GREEN SPACE CALCULATION 8.57 UPLAND AREAS 0.45 30% OF PONDS 9.02 TOTAL ACRES (29.4% OF TOTAL SITE) 45%1,600 SF 30 FT 7,087 SF NONE 61 3,468 LF CITY OF FAIRHOPECITY OF FAIRHOPEBALDWIN EMCAT&T 30.70 AC 11,338 SF6,500 SF 25 FEET25 FEET5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE:TELEPHONE SERVICE: S.F. LOTS:LIN. FT. STREETS: CURRENT ZONING: REAR: WATER SERVICE:SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA:COMMON AREAS: LARGEST SF LOT:SMALLEST LOT: AVG LOT: MAX BLDG HEIGHT:MAX COVERAGE: MINIMUM HOUSE:(PRINCIPAL STRUCT) P.U.D.PROPOSED ZONING: 6,500 SFMINIMUM LOT: 16M.F. UNITS:77TOTAL UNITS:2.51 / AC.DENSITY: OVERLAND A PLANNED UNIT DEVELOPMENT 2.42 AC (T.H. PARCEL)LARGEST LOT:14.89 AC (49%) SIDE: FLOOD STATEMENT SURVEYOR'S CERTIFICATE ROBERTA U. HARRIS, STEPHENJOHN URBANEK II, ANDMARGARET URBANEK DUNNAM10824 U.S. HWY 98FAIRHOPE AL 36532 VICINITY MAP 1" = 1 MILE SITE LAND USE PERCENTAGESSingle Fam. (Residential)Townhome (Residential)WetlandsPondsUpland Open SpaceBuffersT O T A L 13.55 Ac0.85 Ac5.16 Ac1.5 Ac8.57 Ac1.07 Ac30.7 Acres 44%3%17%5%28%3%100% SUR\l:YNDTVALID'MlHOIJTORtaNAL S.CNAT\REANDSEAL BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.)80 FT. R/W20 FT. BUFFERLOT 622.42 ACMailBench8311913121519Park12456710141617182021222623443230253433294240313724285146473536594948393843455852416053545055566157OVERLAND DRIVE 50 FT. R/W FERDINAND AVE. 50 FT. R/WHUDSON LOOP 50 FT. R/WMERIWETHER CT. 50 FT. R/WHUDSON LOOP 50 FT. R/W2710 FT. BUFFER10 FT. BUFFER 15 FT. COMMON AREA20 FT. BUFFER15 FT. COMMON AREA20 FT. BUFFER20 FT. BUFFER10 FT. BUFFERMIN. 10 FT. BUFFER SHALL BE MAINTAINED HUDSON LOOP 40 FT. R/W Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying 02550 10050 SCALE DIMENSIONAL PLAN OVERLAND A PLANNED UNIT DEVELOPMENT BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.)80 FT. R/W20 FT. BUFFERLOT 622.42 ACMailBench8311913121519Park12456710141617182021222623443230253433294240313724285146473536594948393843455852416053545055566157OVERLAND DRIVE 50 FT. R/W FERDINAND AVE. 50 FT. R/WHUDSON LOOP 50 FT. R/WMERIWETHER CT. 50 FT. R/WHUDSON LOOP 50 FT. R/W2710 FT. BUFFER10 FT. BUFFER 15 FT. COMMON AREA20 FT. BUFFER15 FT. COMMON AREA20 FT. BUFFER20 FT. BUFFER10 FT. BUFFERMIN. 10 FT. BUFFER SHALL BE MAINTAINED HUDSON LOOP 40 FT. R/W Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying 02550 10050 SCALE & UTILITY PLAN OVERLAND A PLANNED UNIT DEVELOPMENT GENERALIZED DRAINAGE ~ ';;t:"z..: -~· -0'" I -:1 ~ I I f I ,~ ft' : ~~ ~ ::', '+'-,, , I T ..c:~ : \ ii i ,..._.__::_._ . ....:::..~~~·-·" T '"' ~ ( I : ct \., i"-.................. _ '!I I 1 APPENDIX B LANDSCAPE & TREE PROTECTION PLAN FAIRHOPE CORP. LIMITSP.O.C. P.O.B. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD SRIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W ERIKSSON CT. 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON CT. 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINED00 80'160'N O R T HTREE PRESERVATION & REMOVAL PLAN1 TREE PRESERVATION NOTES TREE PROTECTION FENCE - C2 .... 1. Fooc"') to b< "aotoD<d , '. to coo>tn. ·v F,oc"') t)T>t Oh<'I b< , ..... h ,~, • : ; -r.=::-~,::,~·t::,J~-:· 0,<', ~-.: ,;.~:~,':":i.~~ :: ~f,'-~~T:~! :~:r~r:;0r.,·: .. ~;~.:;~' Q ,1'-•-• -• ~--r--~--r-- r-- r-- r--r-- r--·--·--~--~-- --.... ----W§~ ~WK : ----""°"' r-- r--r __ , .. __ r-- 0 -TPU m YPillOJftd/MMilY• NQT> ' ~ . 0 ___ ,_ 11.IUD C11l'lllllllll. 11.111.lOClll'RE-IUIIITII. -~tmRE-Sl.NllAL lREE PRESERVATION & REMOVAL PLAN TP100 FAIRHOPE CORP. LIMITSP.O.C. P.O.B. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD SRIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W ERIKSSON CT. 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON CT. 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDTREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS BH 4 Betula nigra River Birch 15 gal 8`-10`Minimum 3 trunks, full head LN 14 Lagerstroemia indica `Natchez``Natchez` Crape Myrtle 15 gal 6`-8`Minimum 3 trunks; full head LT 54 Liriodendron tulipifera Tulip Tree 15 gal 1.5" - 2" 10`-12`Full head, specimen quality QL 38 Quercus lyrata Overcup Oak 15 gal 1.5" - 2" 8`-10`Full head, specimen quality QV 21 Quercus virginiana Southern Live Oak 15 gal 1.5" - 2" 8`-10`Full head, specimen quality TD 15 Taxodium distichum Bald Cypress 15 gal 1.5" - 2" 8`-10`Full head, specimen quality SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS PD 5 Loropetalum chinense `Purple Diamond` Purple Diamond Loropetalum 3 gal 42" o.c. SB 152 Viburnum odoratissimum Sweet Viburnum 3 gal 48" o.c. SHRUB AREAS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS JD 40 Juniperus chinensis `Parsonii` Parson`s Juniper 3 gal 30" o.c. MS 22 Miscanthus sinensis `Adagio` Adagio Maiden Grass 3 gal 42" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING REMARKS RW 13 Rosa x `˜Meizorland` White Drift Rose 1 gal 30" o.c. PLANT SCHEDULE 00 80'160'N O R T HLANDSCAPE MASTER PLAN1 GENERAL NOTES 1 LP201 1 LP200 WOOD FENCE W/TOP RAIL ELEVATION 2 I, ! ! --~--• ifii:.-,Y ""'tru, , • ., .. 1 • ·1 l \-,...~----------------------...!'"',,=,,~=~rn 0 0 0 a 0 0 0 0 1---I 1.) AU. 1""U $HW.0<1'GALAMO/ol< 1s-is·o~ AT'H< """ C>' "-'"TING --.'"""-'-"'"'--''.·-·-----. ----------''" •o et_=• '"" "' D<><"""'• """'"''...: _, m ""-'" """"" ""''"' "'" ..., '"'"'-""" 3,) 11H SPEOCS AMO 1""[ ,v.c,-,,1 $HAU. O[ •-0'0 a, 11<[ OTY ,Ol<T'O.A.TI.<>~T 4.) AlL TJIITS $Hl,U_ O< P"'1NICO >O THU NOT F<>Jl,0£. ""'" 00 OTH<R =roucr>:><, <>~TINO l<TTl<D< B '"" 10 mr "'"' ' ~ 'l'fu.1'~""-'""•"'·"~':;~;;," '"!0:,:,:"" ~·::;.•::~~ ... '"' ·-··-... 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CO 00 10'20'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1 OVERLAND OVERLAND 2 ,--------- 1 7 I I I I I I I I I I I I I I I I I I ' I I I I I I I I I I I I I I I I I I I I L I _________ _J ,--------- 1 7 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L I _________ _J , I "' : ,, ___________ _I_ i---------7 I I I I I I I I I I I I I I I I I I I I I : ' I I I I I I I I I I I I I I I I L _________ _J lwl .........J ~@u --THUt"'-OltSlfl,V(IIO'JIUII Al'l"IIDYEDAHDARC!UIIJ[CT rn-. ~~ _,_ _..!!.!.!:!!...~~=-"""--- _.!!!!!:!!..Clll'RE-- -~C11l'll£-Sl.NllAL LANDSCAPE PLANTING ENLARGEMENT PlAN LP200 P.O.B. LOT 622.42 AC 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFER00 10'20'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1 OVERLAND TOWNHOMES OVERLAND TOWNHOMES 2 + I I ,, 4 \ \ -/ --~ -----/ :,:: // I { ri::=-_:_,w+ t 1-rni1 ! '"' 0 V<·•·-r _,_ LANDSCAPE PLANTING ENLARGEMENT PLAN LP201 SHRUB PLANTING3 MULTI-TRUNK TREE STAKING • • 2 PLANTING ATSHRUB AREAS. STAKING DETAIL PLANTING ATTURF AREAS. PLANT PIT DETAIL TREE PLANTING - GUY STRAP6 A A B B TYPICAL PLANT SPACING4 GENERAL PLANTING NOTES • • • • • • • • • • • • • • • • •• • • 1 GROUNDCOVER PLANTING5 ~ co•-..:100 lfK.l. •• ,...,..,l.l ""' nu 1rw: ,,,,.era, ""°" re u.•ca:•"lco.--..::10•,.01••"'-'-"'IJ""'-ro"°o"'"''""''llJ •T•D11r•1co,.-10,1.co,-..:1i;a1""-.L.-:•~•a..c•01Loc.<I• "-' u, ... LOOocoooou-, u1u1n •..o.• •"'•'"• co•••ucro• co,-.-.:10••••.-o••--('0.""0T(CTOIQl~.:..O(•l.•---•T,u ••n. ""'ca;lf'C 00.-.11;10. ro 000.0, ... " -• •-•• ,ou .,..., ,u,-co.-.1<:100•0/o•~• Oo•-..:TOOIH.OUOU,..AOTK"'-l. "'->,.-r ••••"--. •CLUCUOl-1,"""' lll co,.-:c.......-:cu•-c,,,T1-•a.J.--r•n"-co~orr-c -=-•-,. Cllll: .... ,o •T>« ••Cl,j(C:, U.009:l,.. UC.,llCT ... ,._ ... ,,c,u..: ... ,,,nr,oo.1r-..c-.:,,,•10CUl[I ...... LI( .. ~o TO.,. •• ..._ CO.,~O• OI • .,... ... .,. 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OITITO•••n OO•PU:Tl•IO•• ... ,,· -• "-JOCf00 o, -••• _,.. Q , .. ,. Q ,._,._, FORNLRSER"l'STOC•·;.sF'UE>.JS>EOEh'TH,mER,;'"NLRSE.,.MEN,O<C UNLESSNOITOSPEClnc<UY,,'il>'LAN'T"AITR1"-SHALLBEEIAU.EON<I) --..i>P!'DORCONTAIN[RCROWN ffi<J>IT ROW OF SfRl.135 ""'" BE FV,ITTEO rno~ CENTER OF Pl',N'[ A "'N1MU~OF24"BEHO<O OCO LNS O LAWNSORW"1.KSN<l)A"INIMUM O,J6"BAC<OFC\JRBOP.R<INCSPACCS NOPRVN""'S"°'"LDOCP[RFQRM[DC,..,,O<CrnSTGRO'f<INGSE,,SON EXCEF'T "'" RE•O\IING °""'Ac:EO OF OEAO GROWTH . I\QUNO P,<JN'T IS NOT RECOMM[>,O[DFOR-CVTS. "-LFV.NTNCARDS,TRE,PITS,,NDOT>£R,R,,,SiNDICAITOQNPL'NS ""'""' MULC>£0W1lHASETTLEOLAYERDFlr£1NDICATEOMlA_CH o,·oce"•~- □ •· "'" s•=o •••= =• Ce'l ,. "'" '="' =se••· ="' s ... uas • ..., ,;RO.JNOCCNERSADJACE>ITTOSlRAJCHl ED(:ESSHAI.L BETW,NCUL'R-SP"-CEO"'ROWSPAAAlilOTOl>ESTR.'JCHl S>«LJBSANOGROONOC""""ADJACE>ITTOCl.RYEOH>GESS>"LL B[<'l,>.>IT[ONRO""P'-'W.L[LlOTl<[Cl.RYED[DC[S c"""'o EDGE5TOBEVERY5t,OOTH"""I l~AA,rnoma~.s• I NE:C[SSAR'<FORn ... SUPPORl WRESH,1,LLOOTTOUCHORRU!l """""'ENTTOUN"5()1l8R,0,NC>£S i·,1· .... ·- A••...,•0'"11·..-o PV,N/PV,NTSCH[DIJL[ J'-...C:HHT.ll.Ho•r011 "''"""'"("'•-• ••1-•C11tn1...:cu,.._. T0HT1•...:wa •cD1HAl1:I ITIUIL) •••-11o•ur1c1 ___ ,_ 11.IUD C11l'lllllllll. 11.0UOClll'RE·IUIIITII. -~C11l'RE-Sl.NTIAL LANDSCAPE PLANTING DETAILS LP500 APPENDIX C d/sh>dyDW>^ Active Adult Developments Developed by: 68V Paydirt, LLC 68V Paydirt and their partners have developed several Active Adult neighborhoods in the Baldwin County area. Although not strictly limited by age, the Active Adult community is targeted by marketing and sales efforts. These developments have been a huge success, with buyers drawn to the high quality homes with less yard to maintain, coupled with attractive Open Space and walking paths. Ranging in size from a few dozen to over one hundred lots, these neighborhoods will continue to be desired and are a great addition to any locale. Hamlet at Old Battles Village Fairhope, Alabama I 261 : ~ I I ----,35" __ _ I--I I 262 i t: I I ---,:r~--- 263 ---,3'5"""--- 264 I I !: : 255 : !,_ ___ r.35"· J ;:: 254 The Village at Firethorne Fairhope, Alabama The Village at Rayne Plantation Spanish Fort, Alabama Aventura Gulf Shores, Alabama Trailside Gulf Shores, Alabama BALDWIN C OUNT Y HIGHWAY N O. 8 ' : r -----_: '-------1 I ---: TYP. LOT 60'x 125' N * W L - ' 2 RIVER MILL DR 60 FT. R/WSTEEL CREEK CT 50 FT. R/W BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/WCivil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying050100200100 SCALE TYPICAL LOT 50'130'25'BSL 25'BSL5'BSL5'BSL40'x80' Pad GREEN SPACE DENSITY CALCULATION 30.70 TOTAL GROSS ACRES -11.19 R.O.W., DETENTION & WETLANDS 19.51 ACRES 77/19.51 = 3.94 UNITS PER ACRE (G.S. DENSITY) 15% REQUIRED (4.61 AC.) OWNER DEVELOPER: SPANISH FORT AL 36527 68V PAYDIRT, LLC29891 WOODROW LANE, SUITE 300 PARCEL NO: 05-46-06-14-0-000-002.000 QUALIFYING GREEN SPACE CALCULATION 8.57 UPLAND AREAS 0.45 30% OF PONDS 9.02 TOTAL ACRES (29.4% OF TOTAL SITE) 45%1,600 SF 30 FT 7,087 SF NONE 61 3,468 LF CITY OF FAIRHOPECITY OF FAIRHOPEBALDWIN EMCAT&T 30.70 AC 11,338 SF6,500 SF 25 FEET25 FEET5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE:TELEPHONE SERVICE: S.F. LOTS:LIN. FT. STREETS: CURRENT ZONING: REAR: WATER SERVICE:SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA:COMMON AREAS: LARGEST SF LOT:SMALLEST LOT: AVG LOT: MAX BLDG HEIGHT:MAX COVERAGE: MINIMUM HOUSE:(PRINCIPAL STRUCT) P.U.D.PROPOSED ZONING: 6,500 SFMINIMUM LOT: 16M.F. UNITS:77TOTAL UNITS:2.51 / AC.DENSITY: OVERLAND A PLANNED UNIT DEVELOPMENT 2.42 AC (T.H. PARCEL)LARGEST LOT:14.89 AC (49%) SIDE: FLOOD STATEMENT SURVEYOR'S CERTIFICATE ROBERTA U. HARRIS, STEPHENJOHN URBANEK II, ANDMARGARET URBANEK DUNNAM10824 U.S. HWY 98FAIRHOPE AL 36532 VICINITY MAP 1" = 1 MILE SITE LAND USE PERCENTAGESSingle Fam. (Residential)Townhome (Residential)WetlandsPondsUpland Open SpaceBuffersT O T A L 13.55 Ac0.85 Ac5.16 Ac1.5 Ac8.57 Ac1.07 Ac30.7 Acres 44%3%17%5%28%3%100% PROPERTY LIES IN FLOOD ZONE "X", "X-SHADED", "AE" AND A FLOODWAY AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0664M, COMMUNITY NUMBER 015000, PANEL 0664, SUFFIX "M", DATED APRIL 19, 2019. ' ' '---~-~---\--', SITE DATA ,--7 I I I I I I I I I I I I I I L __ _J I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-B, BALDWIN COUNTY PROBATE RECORDS, FOR THE POINT OF = CONTINUE THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, ALONG THE WEST LINE OF SAID RIVER MIL UNIT 1, A DISTANCE OF 532.55 FEET TO A CAPPED REBAR (MOORE); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 09 SECONDS WEST, CONTINUING ALONG SAID WEST LINE OF RIVER MILL, A DISTANCE OF 751.65 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN SOUTH 89 DEGREES 43 MINUTES 52 SECONDS EAST, A DISTANCE OF 1041.41 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN NORTH DO DEGREES 19 MINUTES D1 SECONDS EAST, A DISTANCE OF 1285.40 FEET TO A CAPPED REBAR (FAIR HOPE) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE; THENCE RUN NORTH 89 DEGREES 47 MINUTES 51 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1D40.47 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 30.70 ACRES, MORE OR LESS. ___ 0. J _o 01-13-ZOZI DAVl ~L. P.L.S. NO. 26014 DATE SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL 1/2" CRS(CA-0951-LS) 1/2"CRF(FAIRHOPE) 1/2"CRF(FAIRHOPE) 1/2"CRF(FAIRHOPE)1/2"CRF(FAIRHOPE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) 5/8"CRF(MOORE) X26" RCAP TE INLETOP 88.05'ILTED IN)INV 86.08'22-1/2"X36-1/4" RCAPX26" RCAP TE INLETOP 88.05'ILTED IN)INV 86.08'22-1/2"X36-1/4" RCAPOHUL OHUL OHULOHULOHUL OHULOHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHTELEPHONE05-46-06-14-0-000-001.514PIN: 15215FST REWERTS, CURTIS10563 CO RD 48FAIRHOPE AL 36532 05-46-06-14-0-000-001.514PIN: 15215FST REWERTS, CURTIS10563 CO RD 48FAIRHOPE AL 36532 05-46-06-14-0-000-001.532PIN: 14410FST BISHOP, FLOYD A10681 CO RD 48FAIRHOPE AL 36532 FST GULLETT, DARRELL W ETUXBRENDA B10685 CO RD 48FAIRHOPE AL 36532 LOT 1FST NOWLIN, KEVIN FORESTER, CATHL20307 NORTHWOOD SFAIRHOPE AL 365 PIN: 202834FST BISHOP, WILLIAM AUSTINETAL ARNOLD,10681 CO RD 48FAIRHOPE AL 36532 05-46-06-14-0-000-014.007PIN: 121344WILLIAMS, JAMES WC/O FARMER, ELLAPO BOX 226FAIRHOPE AL 36533 3 FST RIVERSTATION PROWNERS ASSOC FST RIVER MILL H.O.A.xxxxxxxxxxxxxxxxxx35'75'75'min.30.0'min.20.0'min.34" 30" 38"36"24" 48" 30"42" 28" 36" 48" 48" 56" 26" 26"20" 24"24" 48" 20" 24" 39"30"38" 34" 26" 26" 26" 54"38" 48" 36" 20" 20" 24"20"24" 22"38" 34" 34" 24' 48" 20" 52" 48"38" 24"20"20"20"20"24"38" 24 24" 28"30" 27"26" 36" 18" 36"28" 36" 40" S TOP 88.4INV 82.5 GV 878889909192939495969899100101102103101 102 100999798959 6 9 7 9 8929394 991001011021031051041 0 5 1041031029 6 9 7 98991001019091929 3 9 4 858687888 5 8 6 8 7 8 8 89 9 0 9 1 9294959698991001019 2 9 3 9 4 9 5 96979899100101103 104 101 102 103 97 98 99 100 88899091929 3 9 4 9 5 96 97 91 92 93 94 95828384858687888 9 9283848 5 8 6 8 7 88 89 90 91 93 949596 97 98 99100101 102 104 10510610 7105106 1078990919293943 858687880.2 AC "X" UNSHADED"AE""AE""X" UNSHADED"X " UNSHADED "AE "F L O O D W A Y F L O O D W A Y 83 FT. 84 FT.85 FT."X " UNSHADED "AE "30 FT. WETLAND BUFFER30 FT . WETLAND BUFFER30 FT. WETLAND BUFFER30 FT. WETLAND BUFFERDumpster 20 FT. BUFFER LOT 622.42 AC Mail Bench 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 Park 23 242526 28 29 30 31 3233343536 37 38 39 40 41 4243444546 47 48 49 50 51 5253545556 57 58 59 60 61 OVERLANDDRIVE50 FT. R/WFERDINAND A V E . 50 FT. R/W HUDSON LOOP 5 0 F T . R / W MERIWETHER CT.50 FT. R/W HUDSON LOOP 5 0 F T . R / W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP40 FT. R/WBALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W RIVERMILL DR. Exhibit AA 30.70 Ac. BALDWIN COUNTY , ALABAMA TIM RUSSELL PROBATE JUDGE Filed/cert. 3/19/2014 2:21 PM TOT~ S 16.00 3 Pages _... --=-..s:- c:::r> ---c:.-> ---STATE OF ALABAMA COUNTY OF BALDWIN IIIIIRl~~--m■llll TRUSTEE'S DEED KNOW ALL MEN BY THESE PRESENTS: That ROBERTA U. HARRIS, as Trustee of the Robert C. Urbanek Revocable Trust Dated June 20, 2011, and pursuant to the terms of said trust, hereinafter referred to as Grantor, hereby GRANTS, BARGAINS, SELLS and CONVEYS unto ROBERTA U. HARRIS, STEPHEN JOHN URBANEK, II and MARGARET URBANEK DUNNAM, hereinafter referred to as Grantees, as tenants in common, their heirs and assigns, subject to any matters set out below, the following described real estate situated in Baldwin County, Alabama, viz: The Northwest Quarter of the Southeast Quarter of Section 14, Township 6 South, Range 2 East, Baldwin County, Alabama, containing forty ( 40) acres, more or less, EXCEPTING THEREFROM, nine (9) acres, more or less, previously conveyed to Wesley Grant. Together with, all and singular, the rights, benefits, privileges, improvements, tenements, hereditaments and appurtenances unto the same belonging or in any wise appertaining. TO HA VE AND TO HOLD unto the said Grantees as tenants in common, their heirs and assigns, in fee simple, FOREVER. And, except for any matters set forth above and taxes hereafter falling due, the Grantor, for herself and her successors and assigns, hereby covenants and warrants with and unto the Grantees, their heirs and assigns, that said trust is seized of an indefeasible estate in fee simple in and to all of the property hereinabove conveyed; that the same is free from all liens and encumbrances; that she, as Trustee, has a good right to convey the same as herein conveyed; that she, as Trustee, will guarantee the peaceable possession thereof and she, as Trustee, and her successors and assigns shall forever warrant and defend the same unto the Grantees, their heirs and assigns, against the THIS DOCUMENT WAS PREPARED BY: SAMUEL N. CROSBY of STONE, GRANADE & CROSBY, P.C. Attorneys at Law 8820 U. S. Highway 90 Daphne, Alabama 36526 (251) 626-6696 SNC/br 00288546.WPD October 23, 2020 David Diehl S. E. Civil Engineering 880 Holcomb Blvd. Fairhope , Alabama 36532 RE : Overland Subdivision Dear Mr. Diehl: ATO 2155 OLD SHELL RD Suite MOBILE , AL 36607 T: 2514718361 F: 2514710410 www .att.com This letter is in response to your request for information on the availability of service at the above proposed Overland Subdivision by AT&T. This letter acknowledges that the above referenced subd ivision 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 commitment by AT&T to provide service to the Overland Subdivision. 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 Karin Wilson M'!)'OT Council Member., Kc1 in G. Boone Roben A. Brm111 Jack Burrell, ACMO Jimmy Conyers Jay Robinson Lisa A. Hanks. MMC c,o· c1c,* Kimberly Creech Cily Treasurer 16 I Nonh section SrreeI P.O. Drawer 429 Fairhope, Alabama 36533 2~1-928-2136 25 l -928-6i76 Fax ww11·.fa irhopeal.go1· October 22, 2020 SE Civil Engineering Ms. Stephanie Diehl 880 Holcomb Blvd, Suite 2F Fairhope, AL 36532 Dear Ms. Diehl, Regarding your availability request for the Overland Subdivision. Electric: Is not available through the City of Fairhope. Gas: Gas services could be available, but the developer would be responsible for installation of the gas main. 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, however infrastructure upgrades will be required at the cost of the developer/owner. Sincerely, Michael Allison Operations Director City of Fairhope, AL Michael.Allison@fairhopeal.gov cc Ja son Langley, Superintendent, Water and Wastewater Department cc Terry Holman, Superintendent, Gas Department cc: Jeremy Morgan, Superintendent, El ectric Department OS WALTLNLANDRY LNLACEY RDYOSEMITEBLVDGULLFOSSSTS U T H E R L ANDCIROSWALTLN SSTATE HWY 104 EDDIE'SPARK WAY I G U A ZUFALLSAV DRESSAGEWAY MY WAY BAUGHMAN RD HEATHER'S GLEN LNBABB'S LN KENNETHKINGLNLANGFORD RDCity of FairhopePlanning Commission February 1, 2021 ¯SOPHIEFALLSAV HATCHETTCREEKAV SUTHERLANDCIRYOSEMITE BLVDLANDRY LNKI NLOCK FA L L S AV D R ESSAGEWAYMY WAYLANGFORD RDSD 21.07 - Fairhope Falls West, Phase 4 Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Fairhope Falls Ph4Site Data:30.98 acresProject Type:37-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:96893, 310029, 350184, 382511General Location:East side of Langford Rd. across from Bridalwood Lane.Surveyor of Record:Dewberry EngEngineer of Record:Dewberry EngOwner / Developer:Leonard and Sharon Smart; TH Dairhope Falls 2018, LLC;Fairhope Falls Owners AssociationSchool District:Fairhope East, Middle, and High School Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries 1 SD 21.07 Fairhope Falls Ph4– February 1, 2021 Summary of Request: The owner and applicants are Fairhope Falls Owners Association Inc, TH Fairhope Falls 2018 LLC, and Leonard and Sharon Smart. Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 37-lot subdivision located on the east side of Langford Road across from Bridalwood Lane. It will connect to Yosemite Boulevard in the existing Fairhope Falls Subdivision. The property is currently unzoned but does have an approved Village Subdivision that it must be built in substantial conformance to. The Village Subdivision Fairhope Falls West was approved November 2020. Comments: - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage is handled on site and directed to existing ponds that outfall to each other located on the east side of the property. The water then eventually enters the wetlands to the south and off site. A small portion of water runoff will sheet flow to the open ditch in the ROW on the east side of Langford Road. - The ponds as wet basins achieve the required 80% TSS removal. - The applicant has received the proper wetland permits to combine a small non-jurisdictional wetland to a larger wetland pond. o Wetland buffer signs must be in place prior to any land disturbance activities. - The proposed lot sizes and layout are consistent with the approved Village Subdivision and with minimum lot size of 10, 673 SF. - A new pool amenity is included in this phase with a pool maximum user load of 122 users. - Landscape plans also show a buffer along Langford Road consisting of a 6’ high wooden privacy fence and evergreen hedge. GENERAL POO L NOTES : 1. ALL POO L DRA WINGS & DET AILS AR E FOR DES IGN INTE NT PURPOS ES ONLY, POO L SHALL BE CO NSTRUC TED UND ER A D ESIGN BUIL D CO NTRA CT. CO NTRACTOR RESPONS IB LE FOR PR OV ID ING FULLY ENG IN EE RED POOL DRAW INGS PER LOC AL COD E REOtJ IREMEN TS. HOP DRAW ING S TO BE SUB MITTED FOR APPROVA L PRIOR TO CO NST UCTION. 2. POO L \11\XIMUM USER LO.AD 2.1 . POO L AR EA = ,8 4 1sf 2.2 . MAX IMUM US ER LOAD CALCUL ATI ONS: l ,B 41sf/1 5 = 122 USERS 3 . CO NSTRUCTI ON STAK E-OLJT IS THE RESPONS IBILITY OF THE CO NTRACTOR . ELE MENTS AR E TO BE STAKEO IN THE FIEL D BY THE CONTRACTOR FOP REVIEW & APP ROVAL OF THE OWNER'S REPRESENTATI VE PR IOR TO COMMEN CE'~ENT OF CO STR LJC TI ON. 4 . CO NTRA CTOR S HALL VER IFY THE LOC ATI ONS OF ALL UTILITIE S PRIOR TO CON STR UCTI ON . EXISTI NG UTILITIES TO R EMA IN SHAL L [lE PROTE CTED FRO M CONSTRU CTI ON ACTI VITIE S. 5 . CONTRACTOR S HALL STAGE CONSTR UCTI ON ACTIVITY IN SUCH A Mi'.NN ER AS TO MINIMIZ E THE AR EA OF DISTU RBED EA RTH AT THE END OF EACH WOR K DAY. 5, EXTER IOR FUR'I IS HI NGS SHOWN AR E FOR DESIGN INTE NT PI.JRPOS ES ON LY, ALL Fl.J RN ISHI NGS TO E PROVIDED BY OW'IER. 7. POO L ST EPS NOS ING TI LE TO BE UNG L~Z ED C ERAM IC TILE . CO LOR TO l~ATCH WA TE RLI N E TILE . 2 SD 21.07 Fairhope Falls Ph4– February 1, 2021 - A traffic study was provided for that included the remaining phases 4-9 encompassing 391 lots. The study recommended improvements for the intersection of Langford Road and SR 104 be widened to accommodate northbound left turn lane, an eastbound right turn lane, and a westbound left turn lane. These improvements shall be installed before application for Final Plat. o The applicant has informed staff a new traffic study is currently being performed to confirm the first study and possibly reduce the improvements to Langford Road. o It is staff’s position that the more conservative of the two is required. Staff would support an additional study if it were to increase the safety of the public. 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 l j6-=.,. It'•• t~,r- ·-:/n.:;-:---e.._ ---~~ -,_,L........-..... SITE DATA 1,1nEfll r, RIGHT 1\JRN L~ E ie nvE!iLAY CURRENT ZON ING: UNZONED BA LDW IN COUNTY (D IST 14) MINIMUM LOT SIZE : 10673 SF (LOT 250) LIN. FT. STREETS : 3,329 LF NUMBER OF LOTS : 37 COMMON AREA: 17.12 AC (55.3%) TOTAL AREA : 30.98 AC SETBAC KS: FRONT: 30 FT REAR: 30 FT SIDE: 10 FT WAT ER SERVICE : CITY OF FAIRHOPE SEWER SERV ICE: BALDWIN COUNTY SEWER SERVICE ELE CTRIC SERV ICE : RIVIERA UT ILIT IES TE LEPHONE SERV ICE : AT&T GAS SERVICE: CITY OF FAIRHOPE - 1 ,,, [" " 11 1• I ~ •~0-1ose:J fil~HT TL RN L~Ne :J . :I ,-1 ~l QDf ll◄ r. LEFT T,11\".'I L,l,t,E ,l: <l Vl::RLAl t N 3 SD 21.07 Fairhope Falls Ph4– February 1, 2021 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 - Note that installation of sidewalks and street trees are required before final plat - Note that approved preliminary plats expire after 2-years - Note that if approved a pre-construction meeting is required before land disturbance. Staff Recommendation: Approve with the following condition: 1. A replat satisfying condition 1 of approval for SD 20.47 Fairhope Falls West Village Subdivision. 2. Recommended traffic improvements as stated in staff report are installed prior to acceptance of application for final plat. Any deviation will require reapproval from the Planning Commission. 3. Pool amenity is installed prior to acceptance of application for final plat. -- ANKROM, KENNETH R ETAL ANKROM, SUSAN S 21503 A LANGFORD RD FAIRHOPE AL 36532 PN 47-03-07-0-000-008.008 (INS #1436060) JOHNSON, LEw!S JR ETAL JOHNSON, MELANIE 11752 ALABASTER DR DAPHNE AL 36526 PN 4 7-03-07-0-000-008.000 (INS 111690114) SIMMONS, w!LLIAN H JR ETAL SIMMONS, DEB□ 120 FAIRHOPE AVE FAIRHOPE AL 36532 PN 4 7-03-07-0-000-008.004 (INS #1162434) SITE DATA CURRENT ZONING: UNZONED BALDWIN COUNTY (DIST 14) MINIMUM LOT SIZE: 10673 SF (LOT 250) w LIN. FT. STREETS: 3,329 LF NUMBER OF LOTS: 37 COMMON AREA: 17.12 AC (55.3%) TOTAL AREA: 30.98 AC .sEillAQKS; FRONT: 30 FT REAR: 30 FT SIDE: 10 FT WATER SERVICE: CITY OF FAIRHOPE SEWER SERVICE: BALDWIN COUNTY SEWER SERVICE ELECTRIC SERVICE: RIVIERA UTILITIES TELEPHONE SERVICE: AT&T GAS SERVICE: CITY OF FAIRHOPE N E s 0 100 200 300 ~•c-I CURVE DATA: cu AR LENGTH C3 172.11 C4 37.60 C5 39.27 cs 33.90 C7 33.94 CB 70.03 C9 75.92 c,o 46.90 C11 36.11 C12 115.83 C13 48.20 C14 76.51 C15 78.07 C16 23.14 C17 47.51 C18 113.36 C19 15.64 C20 28.98 C21 .32.50 C22 6.72 C23 35.68 C24 39.03 C25 38.98 C26 33.09 C27 20.08 C28 51.99 C29 66.76 C30 3-4.21 C31 28.50 C32 9-4.51 C33 92.99 C34 9-4.19 C35 91.26 C36 34.86 C37 22.31 C38 10.31 C39 41.72 C40 33.05 C41 21.73 C42 216.00 C43 100.97 C44 62.75 C45 227.74 C46 230.40 C47 65.40 C48 J-t-5.71 ORD 1,71 3-4-.15 35.36 31.37 31.40 69.98 75.B6 46.88 36.10 115.65 41.07 76.47 78.03 23.13 47.49 113.12 15.39 27.39 30.26 6.70 32.88 35.18 38.95 33.07 20.08 51.92 66.67 3-4.19 28.50 9-4.45 92.94 9-4.17 91.23 32.10 22.31 10.31 37.05 30.70 21.73 215.33 100.64 62.72 225.96 229.09 65.37 3-t-5.44 FAIRHOPE FALLS WEST PHASE 4 *SEE SHEET 1 OF 2 FOR POINT OF COMMENCEMENT 4 7-03-07-0-000-002.052 So,o 'f.f1~/:. "Ills J. I (~ ( / r, ( § ) I I I I I / / / I C.A.14 278662 SF 6.40AC I I / j ) I I / ~ w I I I ~ 'V 'V 'V /!/ ~ !~ ~,,< ,,j, I /' f w ~ w I I I I ~ V I I I I ~ w V I ) I I I I 11 I I I \ ) I I ':) ';); t ¥ / I \ ( ! \ \ \ \ \. ~ \ -"lv~,v. u~ 37 FAIRHOPE FALLS OwNERS ASSOCIATION, INC. 25366 PROFIT DR. DAPHNE, AL 36526 (INS #1592270) NOVEMBER S, 2020 -SHEET 2 OF 2 PRELIMINARY PIAT NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PIAT OF SUBDIVISION DESIGN ENG J.N.E. DRAWN C.K.H. J.N.E. SURVEYOR V.L.G. U Dewberry· 25353Friend5hipRoad Daphne,AL36526 251.990.9950 fax251.929a9815 CHKD. V.L.G. PROJ MGR C.8. SCALE 1"=100' PROJ. N0.50125554 FILE PHASE 4 SHEET 2 OF 2 EROSION AND SEDIMENT CONTROL NOTESROADWAY•STA••••UTILITIESE D C -B A I 2 I 3 I 4 I 5 GENERAL NOTES 1. TEMPORARY BENCHMARKS HAVE BEEN ESTABLISHED ON THIS PROPERTY WHICH SHOULD BE USED BY THE CONTRACTOR DURING CONSTRUCTION. IF NOT FOUND IN THESE PLANS, CONTACT DEWBERRY FOR BENCHMARK INFORMATION. 2. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, DRAINAGE EASEMENTS, AND DETENTION PONDS. OTHER CLEARING REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. 3. THE ENGINEER MAY PERFORM CONSTRUCTION STAKING FOR THIS PROJECT INCLUDING CENTERLINE STAKING, CURVE P.C.s AND P.T.s, AND TEMPORARY FRONT LOT CORNERS. THIS WORK SHALL BE AT THE OWNER OR CONTRACTOR'S EXPENSE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAINING STAKING THROUGHOUT CONSTRUCTION. RE-STAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. 4. PAYMENT FOR ROADBED PROCESSING WILL BE MADE ONLY WHERE ROADWAY IS IN A CUT SECTION WHERE UNDERCUTTING IS NOT REQUIRED. 5. UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. 6. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT DEPENDING ON FINAL GRADING AND SLOPES. 7. ALL UNDERGROUND UTILITIES AND DRAINAGE STRUCTURES SHALL BE INSTALLED PRIOR TO CURB AND BASE CONSTRUCTION. 8. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 9. SPOT ELEVATIONS SHOWN IN THE PLANS REPRESENT EDGE OF ASPHALT ELEVATIONS UNLESS NOTED OTHERWISE. 10. THE CONTRACTOR SHALL ADJUST ALL VALVE BOX AND MANHOLE CASTINGS TO MATCH FINAL SURFACE ELEVATIONS. 11. THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND APPROVED PRIOR TO LAYING ASPHALT. 12. ALL CURBING SHALL BE CONSTRUCTED AS SHOWN ON THE PLANS PRIOR TO LAYING ASPHALT. 13. CLEARING LIMITS AT THE ENTRANCE OF THE PROJECT WILL BE FLAGGED, THE CONTRACTOR SHALL CONTACT THE DEVELOPER PRIOR TO CLEARING THE ENTRANCE. 14. THE CONTRACTOR SHALL HAVE COPIES OF THE FOLLOWING PUBLICATIONS FOR REFERENCE: TE OF ALABAMA HIGHWAY DEPARTMENT, STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION, MOST CURRENT EDITION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), PART VI 15. ALL SIGNAGE SHALL BE INSTALLED ACCORDING TO THE FOLLOWING MINIMUM STANDARDS: STOP SIGN-HIGH INTENSITY R1-1 SIGN 36" (DIAMOND GRADE REFLECTIVE SIGN) POST FOR STOP SIGN -12' Li-CHANNEL #2 (GALVANIZED) STREET NAME SIGN -9" EXTRUDED BLADE, HIGH INTENSITY, W/6" LETTERS 16. EXISTING TOPSOIL SHALL BE STRIPPED AND STOCKPILED ON SITE AT LOCATIONS APPROVED BY THE ENGINEER/OWNER. PAYMENT FOR STRIPPING TOPSOIL IS MADE UNDER UNCLASSIFIED EXCAVATION. FOLLOWING ROADWAY CONSTRUCTION, THE TOPSOIL SHALL BE TAKEN FROM STOCKPILES AND SPREAD OVER THE DISTURBED AREAS OF THE PROJECT. THE FINISHED GRADE OF THE TOPSOIL SHALL MATCH THE FINISHED GRADES SHOWN IN THESE PLANS. PAYMENT FOR SPREADING THE TOPSOIL SHALL BE MADE UNDER TOPSOIL FROM STOCKPILES. ANY REMAINING STOCKPILED TOPSOIL SHALL BE WASTED ON SITE. NO ADDITIONAL PAYMENT WILL BE MADE TO WASTE THE REMAINING TOPSOIL. 1. THE LOCATION OF THE UTILITIES SHOWN IN THESE PLANS ARE APPROXIMATE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION (HORIZONTALLY & VERTICALLY) OF ALL UTILITIES PRIOR TO CONSTRUCTION IN THEIR VICINITY. 2. THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. NOTIFICATION SHOULD BE GIVEN AT LEAST 24 HOURS PRIOR TO APPROACHING THE AFFECTED UTILITY. 3. ALL WATER MAINS SHALL BE OF A PIPE CLASS APPROVED BY THE UTILITY OWNER. 4. WATER MAIN VALVES AND WATER SERVICE TAPS SHALL NOT BE LOCATED UNDER THE PROPOSED PAVEMENT. 5. THE CONTRACTOR SHALL COORDINATE WITH THE APPROPRIATE UTILITY COMPANY BEFORE ATTEMPTING TO TAP THE LINE. 6. UTILITY COMPANIES POWER-RIVIERA UTILITIES WATER-CITY OF FAIRHOPE SEWER-BALDWIN COUNTY SEWER SERVICE TELEPHONE-AT&T GAS-CITY OF FAIRHOPE 7. A MINIMUM OF 2-4" PVC UTILITY SLEEVES SHALL BE INSTALLED ACROSS ALL STREETS TO SERVE ISLANDS WITH IRRIGATION. 8. ALL PVC PIPE SHALL BE MARKED USING A 12 GAUGE COATED COPPER WIRE BURIED BETWEEN 3 AND 6 INCHES ABOVE THE TOP OF THE PIPE. 9. ALL UTILITIES SHALL BE LOCATED UNDERGROUND. 10. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER THE COORDINATES (NORTHING & EASTING) AND ELEVATIONS (z) OF ALL WATER & SEWER LATERALS & MECHANICAL FITTINGS. THIS INFORMATION SHALL BE IN AN ELECTRONIC FORMAT THAT CAN BE IMPORTED INTO A CAD FILE OR OTHER SUITABLE FORMAT AS AGREED ON BY THE ENGINEER. 1. ALL BUILDING AND CONSTRUCTION RUNOFF SHALL BE DIRECTED TO THE DETENTION AND SEDIMENTATION CONTROL DEVICES WHERE EVER POSSIBLE. 2. PHASE 1: SEDIMENT CONTROL DEVICE & WETLAND BUFFER SIGN INSTALLATION (THE OUTSIDE LIMITS OF THE WETLAND BUFFER MUST BE CLEARLY MARKED ON-SITE WITH PERMANENT SIGNS PLACED EVERY 100 FEET PRIOR TO ANY LAND DISTURBING ACTIVITIES. PHASE 2: DETENTION POND INSTALLATION PHASE 3: LAND CLEARING (OTHER THAN FOR SEDIMENT CONTROL AND DETENTION POND) 3. THE CONTRACTOR SHALL CLEAR OUT ACCUMULATED SILT IN THE DETENTION AREAS AT THE END OF CONSTRUCTION WHEN ALL DISTURBED AREAS HAVE BEEN STABILIZED. 4. ALL DISTURBED AREAS NOT PAVED ARE TO BE STABILIZED WITH SEEDING AND MULCHING OR SOD AS SOON AS POSSIBLE. 5. SILT FENCE SHALL BE PLACED ON THE DOWNSTREAM SIDE OF ANY DISTURBED AREA WHERE SEDIMENT COULD POTENTIALLY BE CARRIED FROM THE SITE. 6. HAY BALES AND/OR WATTLES SHALL BE USED AT LOCATIONS OF SHALLOW CONCENTRATED FLOW TO TRAP SEDIMENT. THE INLETS TO ALL DRAINAGE STRUCTURES SHOULD BE PROTECTED AS SHOWN ON THE APPROVED BMP PLAN, AT A MINIMUM, AND IN ACCORDANCE WITH THE ATTACHED DETAILS. 7. ANY SEED & MULCH SHALL BE APPLIED AND MAINTAINED ACCORDING TO ALABAMA SOIL AND WATER CONSERVATION COMMITTEE GUIDE FOR EROSION & SEDIMENT CONTROL, CURRENT EDITION. 8. SEE APPROVED BMP PLAN FOR ANY ADDITIONAL NOTES OR REQUIREMENTS. 9. CONTRACTOR SHALL ADHERE TO THE ALABAMA HANDBOOK FOR EROSION AND SEDIMENT CONTROL. 10. CONTRACTOR SHALL FOLLOW THE APPROVED BEST MANAGEMENT PRACTICES PLAN. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· f-SEAL SCALE f-25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( --' --' LL -.::I" i-: w UJ 0::: 0 0.... Cf) 0~ ~ a.. I a.. > a::: ..... co <( LL N/A NO. DESCRIPTION REVISIONS --' <( ui a.. 0 I 0::: <( IL DATE ajh/Jlc jne ccb DRAWN BY APPROVED BY t-CHECKED BY DATE DECEMBER 2020 TlnE GENERAL NOTES PROJECTNO. 50125554 81 SHEET NO. 6"2'-0"6"R=3/4"7"1"1'-6"12"OVERLAPPING ASPHALTOVERLAPPING ASPHALTE D C B A 2 3 4 5 ~l-----------------------------------------""'---""'11L.U'---"""------------------------------------------~~ ~ ~ ~t------------------~2s_·-~□·----------------------+--------------------2~s·-_o_· _________________ ~~ IDewbany· o?:I la:: 11•-o• PEDESTRIAN EASEMENT 1'-o• PEDESTRIAN EASEMENT! I *** NO RED SOIL/CLAY 'MTHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE, CRUSHED AGGREGA lE BASE SHALL BE USED IN AREAS NOTED ~.".!!!ef--+--""'1=--"---"!!&s!:'-----+-----=~*-'""'!'%1'~..--+-+-'----'-"'""""----"-===...,..j__TI~~ Ill 11IT _,,111= I ,11111111 _· -===tl-111-m-m-11illl11w11 1-m EXISTING GROU 1s·-o· PEDESTRIAN & UTILITY EASEMENT - - -- - -8 ,_-,--,-----•WATER & SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER & SEWER PLAN FOR LOCATIONS. --------------------_,,,-iii-111-111=111=111=111= = = = = -,,,-,11----=111=111=111=111=111= 111-PICAL ROADWAY SECTION YOSEMITE El.VD (STA 17+50 -STA 31+57.79) VERNAL ROAD (STA 53+40 -STA 56+60) BURNEY ROAD (STA 74+60.93 -STA 77+80.95) SHOSHONEY AVE. (STA 109+45.52 -STA 113+25.00) ••LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. I 20· -o· 20· -o· J f--'l------".i"!'--r..i'-!<';'L----J-.---'2'---·-_,,_o·,,_,1------------'-"-'=----------,,-,1------------'-"-'=----------,,-,f--=~~-+--------'.i"!'--r..i'-!<';'L--'---j I TYPE ••• I ! REQ'O STREET TREES GUTTER REQ O STREET TREES 1s·-o· PEDESTRIAN &: UTILITY EASEMENT 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( -' -' LL -.::I" i--: w UJ 0::: 0 0.... Cf) 0~ ~ a.. I a.. > a::: "St co <( LL -' <( ui a.. 0 I 0::: <( IL :I TOPso1L. SEED, (BY o~EI Rs) (BY ~THERs\0Pso1L, SEED, SEAL A1m1m,l/////fb,._ FERTILIZE & MULCH > i FERTILIZE & MULCH ~ BA A.7"/A I ~ ~ ~\ : ...11..:J'----i-~,,..,.,;:~,,.-'lll!~~--1-__,___w'""'"'"-"-..,...~i---l-..'i""=-"~ I ~x~~TI~g I*: 111.2Z714 ,*\ l ENlER LINE & PROFlLE GRADE LINE :::::;~ll!!!l!~~m:;~~m~-H=== in ::::r I \ PIUElllCM J ~ l ~~~~~~~~~~~111!1!11~~"""1'T1?:;:;;,--, ,«:-lT"'"'l"!"l""""!willllll!I!~~~~~ -i' 111 I il1Ii'11111~1 II 11µ1~ ~'!JJ-'"'fil J m =n1 11 i' 1111i'11111~111W~111=-", ___ ~_.,,,,,,_,,,,~_"i"'V ___ _ :w, I ,ill, ' ,ll, I ,_, I ,_, ' ' MOUNTABLE CONCRETE CURB & GUTTER TYPE 'E' CONCRETE VALLEY GUTTER TYPE 'A' ---------------• = = I ,_TTT = -~ -TTT-TTT ITT ITT 111= = = = = = 8 -= ~ -~ =-TTT----=TTT ITT ITT ITT ITT TTT-TTT-REC'D ASPHALT PAVING NTS. ADDITIONAi ClJRB INFORMATION 1. 3,000 P.S.I. CONCRETE REC'D ASPHALT PA\.1NG 2. EXPANSION JOINTS REQUIRED AT MAXIMUM SPACING OF 80 L.F. AND ALL CURB P. T.'S AND P.C.'S. 3. CONSTRUCTION JOINTS REQUIRED AT A MAXIMUM SPACING OF 10 L.F. 4. EXPANSION JOINT MATERIAL TO BE USED WHERE NEW CONSTRUCTION MEETS EXISTING. N.T.S. TYPICAL ROADWAY SECTION "•YOSEMITE El.VD (STA 31+57.79 -STA 35+68.10) COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN THIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFALL LEACH ZONES. -o• PLUS PIPE DIAMETER MINIMUM PERFORATED UNDERDRAIN PIPE W/ SOCK TYPICAL UNDERDRAIN INSTALLATION CONCRETE CURB & GUTTER TYPE 'B' TRANSITION FROM 2'-0" CURB AND GUTTER TO 2' -6" VALLEY GUTTER INSTALL TYPE "B" CURB AND GUTTER CURB lRANSITION DETAIL ROADWAY STRUCTURE DESCRIPTION 1. HOT PLANT SURFACE COURSE 1 1/2" THICK, 165 LBS. PER SQ. YARD OF SECTION 424 A HOT BITUMINOUS PAVEMENT MIX 2. 2. PRIME 0.25 GAL. PER SQ. YARD MINIMUM OF BITUMINOUS TREATMENT TYPE "A" PRIME COAT OF SECTION 401 BITUMINOUS TREATMENT 3. SAND/CLAY BASE MATERIAL 4" THICK, UPPER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". 4. SAND/CLAY BASE MATERIAL 4" THICK, LOWER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". 5. ROADBED PROCESSING 8" THICK. 6. 24" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 7. CRUSHED AGGREGATE BASE, 6" THICK, SECTION 825, TYPE B, 100% COMPACTION AASHTO T-180 *** (NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL & CLAY ORDINANCE). 8. STRIP EXISTING TOPSOIIL, THICKNESS VARIES. 9. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS. 10. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL PRELIMINARY-NOT FOR CONSTRUCTION SCALE NO. REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE TlnE N/A DESCRIPTION DATE ajh/Jlc jne ccb DECEMBER 2020 TYPICAL ROADWAY SECTIONS & DETAILS PROJECTNO. 50125554 82 SHEET NO. E D C B A 2 3 4 5 ,. ~t-----------------------------------------_5jlc..BJllliI..JOLi/AL ________________________________________ _____..ji ;t--------------------~25~•-~□-----------------------1-----------------------=:Q'.__ ___________________ ~; DE:I ii:: I I1•-o• PEDESTRIAN EASEMENT 1'-o• PEDESTRIAN EASEMENT! PEDESTRIAN EASEMENT-WIDTH VARIES REQ'D STREET TREES (BY OTHERS) REQ'D STREET TREES (BY OTHERS) ~m m Ill ~w,,,w,,,w~ffi,E1~m~~~~:fil!J~ ··-111 EXIS so.a' R.o.'H. TEMPORARY TURNAROUND DETAIL ••• NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE. CRUSHED AGGREGATE BASE SHALL BE USED IN AREAS NOTED PICAL ROADWAY SECTION *WATER & SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER & SEWER PLAN FOR LOCATIONS. YOSEMITE BLVD (STA 13+23.46 -STA 17+50) VARIES {50' MINIMUM RIGHT OF WAY} TYPICAL ROADWAY ISLAND HALF SECTION PAVED l\JRN-AROUND SlRUCl\JRE DESCRIPTION 1. 424-8 BINDER LAYER, 3/4• MAXIMUM AGGREGATE SIZE MIX, ESAL RANGE B (165 LB/SY) 2. CRUSHED AGGREGATE BASE MATERIALS 5• THICK OF SECllON 825 TYPE •B• (95,C MODIFIED COMPACTION, AASHTO T-180) 3. ROADBED PROCESSING s· THICK OR 1s· THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100,:,: OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER ,,,-,,1----::111=1 *"LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. CENTER LINE & PROFllE GRADE LINE AU. e• UNDER-DRAINS W/ SOCK ROUND ISLANDS AND ROUTE TO RAINAGE BOX ROADWAY STRUCTURE DESCRIPTION 1. HOT PLANT SURFACE COURSE 1 1/2" THICK, 165 LBS. PER SQ. YARD OF SECTION 424 A HOT BITUMINOUS PAVEMENT MIX 2. 2. PRIME 0.25 GAL. PER SQ. YARD MINIMUM OF BITUMINOUS TREATMENT TYPE "A" PRIME COAT OF SECTION 401 BITUMINOUS TREATMENT 3. SAND/CLAY BASE MATERIAL 4" THICK, UPPER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". 4. SAND/CLAY BASE MATERIAL 4" THICK, LOWER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". 5. ROADBED PROCESSING 8" THICK. 6. 24" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 7. CRUSHED AGGREGATE BASE, 6" THICK, SECTION 825, TYPE B, 100% COMPACTION AASHTO T-180 *** (NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL & CLAY ORDINANCE). 8. STRIP EXISTING TOPSOIIL, THICKNESS VARIES. 9. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS. 10. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· SEAL SCALE NO. REVISIONS DRAWN BY 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( ...J ...J LL -.::I" i---: w UJ 0::: 0 0.... Cf) ~ 0~ a. I a.. > a::: "SI" co <( LL N/A DESCRIPTION ...J <( ui a. 0 I 0::: <( IL DATE ajh/Jlc APPROVED BY jne CHECKED BY ccb DATE DECEMBER 2020 TlnE TYPICAL ROADWAY SECTIONS PROJECTNO. 50125554 83 SHEET NO. LANGFORD ROAD60' RIGHT-OF-WAY)STATE HWY 10480' RIGHT-OF-WAY)FEET100'050'E D C B A 2 3 PROPOSED RIGHT TURN LANE WIDENING, LEFT TURN LANE & OVERLAY ~= i~ ---.... ---_::.--c---:...---4 5 _J SEE ALDOT APPROVED PLANS IDewbany· SEAL SCALE 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( -' -' LL -.::I" i--: w UJ 0::: 0 0.... Cf) 0~ ~ a.. I a.. > a::: co co <( LL -' <( ui a.. 0 I 0::: <( IL ·-·-NO. DESCRIPTION REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE ajh/Jlc jne ccb DATE DECEMBER 2020 TlnE WIDENING PLAN STATE HWY 104 & LANGFORD RD. PROJECTNO. 50125554 W1 SHEET NO. PI = 55+00.00Common Area 1LANGFORD ROADTO HWY 104WOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE00100'200'N O R T HOVERALL SITE REFERENCE PLAN11LH2001LH201I I I \ I \ I I " I =::-;-:;---;-;;;;;--------------------------------------------~1...1~-~~~I~ ,--Scale: 1"-100' W londscopeorchitecture land planning r~T~ plocemokini;i "'-= Foley,Alobamo ,!l--. tii ~~J.~'.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 . ... +-0 ,e u, E ~ ~Q) .8 g ~ "": CD U) CD E -a. a.-0 .Q C -E ' LL~ ~ Q) ~ a. ~ 0 "O .c 6 -~ ..... C <C LL ..,, ______ _ No. Date Revisions / Submissions _ 08.25.20 ~CIIY~S=UBM=ITTA~L __ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL --------------HARDSCAPE REFERENCE PLAN Sheet No. LH100 WOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE32-0632-0432-0512-0412-0612-0832-0132-0312-0712-0532-0732-0813-0132-0212 SITE FURNISHINGSSYMBOLDESCRIPTIONQTYFire Bowl by Woodland Direct, Style: Marseille Gas Fire Bowl - 48", 1Natural Gas, Match Lit w/ Valve Key, Finish: Black Lava, Burning Display:Volcanic StonesCBU Mailbox 24Flagpole by Flagpole Company; 25` Commercial 1 Piece External 1Halyard; Item #EH254125; Finish to be Clear Anodized. Install permanufacturer`s recommendations. www.theflagpoleco.com. 5`x8` U.S.Embroidered Polyester Flag to be included. www.usflagstore.comHandicap Parking Sign & Post Kit, Meet ADA Req., Install per 1manufacturer`s specifications6` Rubber Parking Wheel Stop 1013 SPECIAL CONSTRUCTIONSYMBOLDESCRIPTIONQTYRequired Emergency Phone 132 EXTERIOR IMPROVEMENTSSYMBOLDESCRIPTIONQTYPIP Pedestrian Concrete 2,318 sfStandard Vehicular Concrete 423 sfAsphalt Parking 5,417 sfPool Deck Paving, PIP Pedestrian Concete Paving w/ Kool Deck Finish 4,333 sfPIP Concrete Coping w/ texturized CLI PermaSpray acrylic finish, Color: 174 lfSand BuffPool Surface Area 1,841 sfPool Fence Gate to be min. 48" Tall w/ min. 2` of matching fence on 3either side & Magnetic Keypad Lock, Picket & Fence style to match poolfencePool Fence by Alumiguard, Style: Concealed Fastener Commercial 292 lfFairmount, Color: Florida Bronze. Ensure all pool fence meets AL HealthDept. regs.12-0412-0512-0612-0712-0813-0132-0132-0232-0332-0432-0532-0632-0732-08REFERENCE NOTES SCHEDULE0020'40'N O R T HAMENITY ENLARGEMENT PLAN1QUANTITY TAKEOFF DISCLAIMER:GENERAL POOL NOTES:I I I I Scale: 1 "-20' I I I I I I I I I I I I I I / I J I I J 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 I I I \ \ \ \ \ ' \ \ \ \ \ \ \ \ \ \ \ \ \ ss ss ,~ I / _,,,,--/ ,,,,-<v //q,,, / // / ~ ,,,,--;, ~/<:\ ~~ I I I Iv I ~ ~ ~ ~ I I ~-~ ~ ~ / / / I ~ I I I ~ 1~--Im l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J QUANTITIES NOTED ON PLANS ARE OFFERED "'5 A CONVENIENCE TO THE CONTRACTOR FOR BID PURPOSES ONLY. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. 1. ALL POOL DRAWINGS & DETAILS ARE FOR DESIGN INTENT PURPOSES ONLY. POOL SHALL BE CONSTRUCTED UNDER A DESIGN BUILD CONTRACT. CONTRACTOR RESPONSIBLE FOR PROVIDING FULLY ENGINEERED POOL DRAWINGS PER LOCAL CODE REQUIREMENTS. SHOP DRAWINGS TO BE SUBMITTED FOR APPROVAL PRIOR TO CONSTRUCTION. 2. POOL MAXIMUM USER LOAD 2.1. POOL AREA= 1,841sf 2.2. MAXIMUM USER LOAD CALCULATIONS: 1,841sf/15 = 122 USERS 3. CONSTRUCTION STAKE-OUT IS THE RESPONSIBILITY OF THE CONTRACTOR. ELEMENTS ARE TO BE STAKED IN THE FIELD BY THE CONTRACTOR FOR REVIEW & APPROVAL OF THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF CONSTRUCTION. 4, CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. EXISTING UTILITIES TO REMAIN SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES. 5. CONTRACTOR SHALL STAGE CONSTRUCTION ACTIVITY IN SUCH A MANNER AS TO MINIMIZE THE AREA OF DISTURBED EARTH AT THE END OF EACH WORK DAY. 6. EXTERIOR FURNISHINGS SHOWN ARE FOR DESIGN INTENT PURPOSES ONLY, ALL FURNISHINGS TO BE PROVIDED BY OWNER. 7. POOL STEPS NOSING TILE TO BE UNGLAZED CERAMIC TILE. COLOR TO MATCH WATERLINE TILE. landscape architecture land planning r~T~placemok!ng ,"= Foley.Alabama ,!l. ii ~~J.~'.9Ai~,:~: D ES I G N ~;,~;:t~i:;;;ppl P. 601.790.0781 landscape architects www.was-design.com Revisions ~@LJ IF@IRI ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... ti 0 .e E C: (]) 0 ~ .0 ~ 0 "E < CD ~ (I) E a. .8-o 0 -E !2 LL ~ ~ (]) ~ a. ~ 0 "O .c. § -...JC <C LL --------------No. Dote Revisions / Submissions _ 08,25,20 _CrIY_S_UB_MITT_AL _____ _ _ 09,15,20 CrIY RE-SUBMITTAL _ 10,29,20 CrIY RE-SUBMITTAL _ 0LH,21 CrIY RE-SUBMITTAL ----------------------------vrw """"' LCW Checked 203163-09 Project No. 08,25,20 Date Sheet Trtle AMENITY HARDSCAPE PLAN Sheet No. LH200 GFORD ROADFAIRHOPEFALLS WEST0010'20'N O R T HENTRY SIGN ENLARGEMENT PLAN1ENTRY SIGN DETAIL2I / I / \ I I \ I \ \ I / \J/ I I I \ I I I I I I I I I " " I I " I -------\ I \ I \ I \ '> \ \ / \ \A I I I~ I I 11 I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I ~ J I / I 1/ 11 I ) /1 I \ I 1 I I I I I I I I I I ., \ +-\ \ ., \ \ \ \ I ___L_ \ -------'-\ \ -------------------------------.. \ \ \ \ \ \ \ \ \ \ \ \ \ \ "' "---"---/ / \ -Y \ \ \ I I ENTRY COLUMN, STONE 1VENEER / / -\ \ I ENTRY SIGN FEATURE, RE: DETAIL 2/LH2?1 \ \ ~ \ \ \ \ "---\ I \ \ \ \ 1'-----I '----- '---------"'-\ \ \ --------------\ \ \ \ --------------"---\ I I I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ O~;-::--;-;;:-_______________ _Jl...!~-~~I ~ ~ale: 1"-10' W COLUMN & CAP PLAN LOGO EMBLEM CAST STONE WALL CAP CAST STONE BASE CAP ELEVATION CAST STONE COLUMN CAP STACKED STONE VENEER 'is, I f--londscopeorchitecture land planning r~T~ plocemokini;i "'-= Foley,Alobamo r!t--. ti-.. ~~J.~'. 9Ai~,:~: D ES I G N ~~c~;~~:4~i~~;ippi P. 601.790.0781 landscape architects www.wos-design.com ..,,_ ~@LJ lil@OO~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ----------No. Date Revisions / Submissions _ 08.25.20 _C_rIY_SU_BM_ITTA~L ___ _ _ 09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL _ 01.14.21 CrIY RE-SUBMITTAL --------------------vrw ,...,, LCW Checked 203163-09 Project.No. 08.25.20 -Sheet Title ENTRY HARDSCAPE PLAN Sheet No. LH201 BNORTH ELEVATIONCSOUTH ELEVATIONWOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ARESTROOM & ARBOR PLANADASTORAGEDEAST ELEVATIONELEVATIONPLAN VIEWSECTIONCBU STRUCTURE DETAIL2RESTROOM & ARBOR DETAILS1l'!QIE: GALVANIZED LOUVERED----t-+t--t-1:!=:::J DOOR ,I'-----12' ------;I' 1/4" = 1'-0" 1"x4" HARDIE TRIM-------1--t ALUMINUM LOUVER VENT----t;t,~~~~~~}~~~~~~J~~~~~J 1"x8" HARDIE TRIM----+ HARDIE BOARD AND----+-++--il BATTEN SIDING 1/4" -1'-0" STRUCTURAL ENGINEERING FOR RESTROOM BUILDINGS ARE NEITHER EXPRESSED NOR IMPLIED ON THIS DRAWING. 8"x8" POST 6"x6" BRACKET ,l'-----12' ------,r---4'-1~" -,~---480' ------,r--4'-1~" -,~----576' -----,r 1/4" = 1'-0" 0 1/4" -1'-0" NOTE: 1 "X4" RAFTER 2"X6" PURLIN 2"XIO" BEAM BRACKETS CUT --++-11-ttill FROM 6"X6" B"XB" POST'--+-!----1.. 11,·.,.-+-+--POOL RAIL, CENTER ON POST STRUCTURAL ENGINEERING FOR CBU STRUCTURE ARE NEITHER EXPRESSED NOR IMPLIED ON THIS DRAWING. 1-· ------22·-~-_____ __,,I. r METAL ROOF MIN. I x4 PT W/ (2) 16D NAILS @ EACH RAFTER -l I 11>---r--PT 6x6 POST CBU UNIT CONCRETE FOOTER r~~~...,.......,... '°Jt I "' L~~~II~ ~1----#4 BARS -12" LONG THROUGH POST CENTERLINE 1/4" = 1'-0" METAL ROOF BEAM, 6xl 2 PT POST, 6x6 PT POST, 6x6 PT landscape architecture land planning r~T~ placemokini;i "'-= Foley.Alabama r!t--. ti-..~~;.~'. 9Ai~,:~: D ES I G N ~;,~;:t~,~~;,,,, P. 601.790.0781 landscape architects www.was-design.com ~@LJ lil@OO~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. .e ti g C Q) .8 ~~ ~ CD U) a.0 E-a.-0 .Q C -E ' LL~ ~ Q) ~ a. ~ 0 'O .c 6 -~ ...IC <C LL ..,, ___ ---------No. Date Revisions / Submissions _ 08.25.20 _C_IIY_SU_BM_ITT_AL ____ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL ------------------------vrw ,...,, LCW Checked 203163-09 Project.No. 08.25.20 -Sheet Title ShNt No. HARDSCAPE DETAILS LH500 VERNAL ROADBURNEY ROADSHOSHON E Y A V E N U E SHOSHONEY AVENUESHOSHONEY AVENUEPI = 55+00.00Common Area 1LANGFORD ROADTO HWYD 48YOSEMITE BLVDVERNAL ROADBURNEY ROADSHOSHONEY AVEWOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE00100'200'N O R T HLANDSCAPE PLANTING PLAN1GENERAL NOTESLANGFORD ROAD LANDSCAPE BUFFER PROFILE2C --I 10•-5 .. 11□'-6" I -..---I 20'-3" ----1-TRAVEL TRAVEL --1----,a·-,o~ -----1--25' LANE LANE I ! I I / .' ,' / I I I ,' I I / / I l ,' I : I I / 1~\ \ \ i--+-+-L ~ /~/I\ : ' • I : I I I I 1 __ ...!,._ __ 1 ___ I : I : LANDSCAPE BUFFER J ~::-:-::::-:-=---------------------------------------------____Jl....l~--===!::::::::!1 rn londscopeorchitecture londplonning r~T~plocemoking ,= Foley,Aloboma r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ..,, ____ -----------No. Date Revisions / Submissions _ 08.25.20 ~CrIY~S~UB=M=ITI~AL~------09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL ---------------------------------------------YTW ,...,, LCW Checked 203163-099 Project No. 08.25.20 Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LP100 TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSIE 5 Ilex x attenuata `East Palatka` East Palatka Holly B&B or Cont 2"Cal 6`LN2 77 Lagerstroemia indica `Natchez` `Natchez` Crape Myrtle 30 gal 2"Cal 12` Standard, full headLT 92 Liriodendron tulipifera Tulip Tree 30 gal 2"Cal 10` Full head, specimen qualityCP 24 Pistacia chinensis Chinese Pistache 30 gal 2"Cal 10`QN 5 Quercus nuttallii Nuttall Oak 30 gal 2"Cal 10` Full head, specimen qualityQV 52 Quercus virginiana Southern Live Oak 30 gal 2"Cal 10` Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSSB 134 Viburnum odoratissimum Sweet Viburnum 3 gal 72" o.c.PLANT SCHEDULESHRUB PLANTING3MULTI-TRUNK TREE STAKING••2PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP6AABBTYPICAL PLANT SPACING4GENERAL PLANTING NOTES••••••••••••••••••••1GROUNDCOVER PLANTING50 (iJ 0 0 0 0 0 FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. j FINISHED GRADE. ;I;11-1 PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING -SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE O>-1----1-•--Vf'---------------D-ET_AJ_L_--FI-LE-"'-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. GENERAi CONDITIONS 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/DR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANDSCAPE AREA SOIi 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 PLANllNG BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY -nLLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJJNCllON WITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. RB40VE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MANTAJN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01--1· N.QIE;_ STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRANO 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. ----2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 1 8" INTO THE SUBGRADE PRIOR TO BACKFILLING. T~~~~~~:;fq"~ic=;:;;-::--::--3" MULCH 2X BALL DIA. 0 1/2" -1·-0· FORM SAUCER WITH 3" CONTINUOUS RIM ----SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. 329343-01 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 AND 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 AND 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 24ft BEHIND BED LINE C 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, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4 N DEPTH SHREDDED HARDWOOD MULCH ~ 3M DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURER'S INSTRUCTIONS ARROWHEAD ANCHOR I= I -,r1=-== -EXISTING SUBSOIL FINISHED GRADE KEEP MULCH 2N -3M FROM BASE OF TREE. ,-,..~•~----PLANT SPACING PER TRENCH EDGE, RE, DETAIL PLAN/PLANT SCHEDULE 2N MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.} ~~-----PREPARE BED PER SPECS ------UNDISTURBED SUBGRADE FINISHED GRADE AT LAWN. 0 NOT TO SCALE 329399-04 of-3_-_-1-·--o------------------3-29-3-13---0-1 O-1---_-1-·--0-----------------32_9_3-43-.2-6---0-2 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.was-design.com Ro,I ____ -----------No. Date Revisions / Submissions _ OB.25.20 _CrIY_S_UB_M_ITI_AL _____ _ _ 09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL ---------------------------------------------YTW ,...,, LCW Checked 203163-099 Project No. 08.25.20 Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 Page 2 of 11 Table of Contents General Information ......................................................................................................................3 Location ......................................................................................................................................... Existing Conditions ....................................................................................................................... Proposed Conditions ..................................................................................................................... Drainage Design ............................................................................................................................... Soil Conditions .............................................................................................................................3 Pond Design ................................................................................................................................4 Closed System Design .................................................................................................................4 Water Quality Calculations ........................................................................................................5 Summary of Results ...................................................................................................................6 Appendix A .....................................................................................................................................7 Vicinity Map .................................................................................................................................. Pre-Developed Drainage Map ........................................................................................................ Post-Developed Drainage Map ...................................................................................................... Appendix B .....................................................................................................................................8 Web Soil Survey Data ..................................................................................................................... Appendix C .....................................................................................................................................9 Detention Pond Design (PondPack)................................................................................................ Appendix D ...................................................................................................................................10 Closed System Analysis (StormCad) ............................................................................................. Appendix E ...................................................................................................................................11 Drainage Swale Analysis (Flowmaster) ......................................................................................... flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 3 of 11 General Information Location The subject property is located on the east side of Langford Road and on the south side of Hwy 104. The property lies within Baldwin County and in the City of Fairhope’s extra-territorial jurisdiction. A vicinity map has been included in Appendix A. The overall development is proposed to consist of 9 phases for a total of 545 lots. Three of those phases are existing or under construction. The proposed portion consists of 6 Phases totaling 328 single family lots The property has access to Highway 104 and Langford Road. Existing Conditions The terrain of the proposed development site generally falls in a west to east/southeast direction with elevations ranging from 120 ft. to 25 ft. A small portion of the site sheet flows west to the ditch on the east side of Langford Road. The site is mostly open pasture with the wetland area to the extreme south/southeast being wooded. Existing runoff enters a draw that begins north of the site and runs into existing manmade ponds that outfall to each other and eventually to the wetlands to the south and then offsite. Phases 1-3 of the development are existing or under construction. Other than a small area in Phase 2, the rest of Phases 1-3 utilize stormwater ponds that discharge to the east that do not tie to the drainage system that is the subject of this narrative. Maps showing the vicinity and the pre-developed drainage basin may be seen in Appendix A. Proposed Conditions The proposed development consists of 6 Phases totaling 328 single family lots with associated roads, drainage, and utility infrastructure. The proposed site will collect storm water runoff utilizing open ditches, yard inlets, and curb inlets spaced appropriately for their contributing drainage area. The system is designed for a 25 year post developed event. The detention basins were sized to have both the required detention volume and the required treatment volume to comply with the storm water quality requirement per the more stringent of Baldwin County & the City of Fairhope’s subdivision regulations. A map showing the post- developed drainage basin may be found in Appendix A. flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 4 of 11 Drainage Design Soil Conditions The lakes were designed using SCS method. Tables shown in Appendix B show the pre- development and post-development soil information used in the process. The soil information was obtained from the Web Soil Survey (USDA). Pond Design Fairhope Falls, Phases 4-9, will utilize three (3) detention ponds to regulate the runoff rate from the site. These ponds will discharge through concrete weir outfall structures to the immediate pond downstream and eventually into a stilling basin before sheet flowing south to existing wetlands. Bentley’s PondPack 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. According to our calculations, the proposed pond is adequate to accommodate the proposed development and the report can be seen in Appendix C. Closed System Design 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 detention ponds. Weir structures were installed in each pond and discharge into the wetlands at a controlled rate less than the pre-developed rate. A 25-year storm was analyzed with StormCAD and the report can be seen in Appendix D. Drainage Swales Drainage swales are located throughout the development behind interior lots inside a common area. The swales will route runoff into yard inlets and to the proposed ponds. A bottom width of 3.0 ft. was used for all with side slopes of 3:1. Bentley’s FlowMaster was used to analyze the channels. FlowMaster utilized the Manning’s equation for open channel flow to check the design inside the channel. Please see Appendix E for calculations. flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 5 of 11 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. The stormwater quality treatment goal is designed to capture 85% of the annual storm water runoff. WQv=P x RV x 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) WET POND 4 (EXISTING POND) Total Drainage Basin=6.23 acres Impervious Area=6.022 acres I=100 (6.022/28.5) = 21.13 Rv=0.015 + 0.0092(21.13) = .21 WQv=1.8 x .21 x (28.5/12) = 0.90 acre-ft Pond has a wet volume of 14.04 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 5 (PHASE 4 POND) Total Drainage Basin=28.5 acres Impervious Area=6.022 acres I=100 (6.022/28.5) = 21.13 Rv=0.015 + 0.0092(21.13) = .21 WQv=1.8 x .21 x (28.5/12) = 0.90 acre-ft Pond has a wet volume of 14.04 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 6 (FUTURE PHASES) Total Drainage Basin=76.6 acres Impervious Area=27.44 acres I=100 (27.44/76.6) = 35.82 Rv=0.015 + 0.0092(35.82) = .35 WQv=1.8 x .35 x (76.6/12) = 4.02 acre-ft Pond has a wet volume of 18.95 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 7 (PHASE 5 POND) Total Drainage Basin=18.70 acres Impervious Area=5.97 acres I=100 (27.44/76.6) = 31.91 Rv=0.015 + 0.0092(35.82) = .31 WQv=1.8 x .31 x (18.70/12) = 0.87 acre-ft Pond has a wet volume of 1.53 acre-ft, therefore the volume of the first flush will be adequately treated. I Dewberry· Dewberry Engineers Inc . 25353 Fr ie ndship Road Daphne, AL 36526 257 .990.9950 251 .990 .9910 fax www .dewberry.com Page 6 of 11 SUMMARY OF RESULTS: FAIRHOPE FALLS, PHASES 4-9 2 Year 5 Year 10 Year 25 Year 50 Year 100 Year Pre to Pond(cfs) 44.17 77.28 112.54 173.22 228.85 292.97 Post from pond 6 (cfs) 5.20 26.21 56.93 95.95 165.54 275.73 Difference (cfs) 38.97 51.07 55.61 77.27 63.31 17.24 Pre- Direct runoff South(cfs) 44.11 94.50 151.78 255.30 352.91 465.94 Post- Direct runoff South(cfs) 35.65 64.79 96.51 151.24 201.54 258.75 Difference (cfs) 8.46 29.71 55.27 104.06 151.37 207.19 Pre- Direct runoff West (cfs) 9.33 17.09 25.39 39.71 52.87 67.83 Post- Direct runoff West (cfs) 9.95 15.34 20.83 29.82 37.78 46.60 Difference (cfs) (0.62) 1.75 4.56 9.89 15.09 21.23 Pond 4 Max Water Elev (ft) 57.06 57.62 58.23 59.21 59.65 60.01 Freeboard (ft) 3.94 3.38 2.77 1.79 1.35 0.99 Pond 5 Max Water Elev (ft) 53.74 54.09 54.45 55.02 55.51 56.11 Freeboard (ft) 3.26 2.91 2.55 1.98 1.49 0.89 Pond 6 Max Water Elev (ft) 47.34 49.23 49.61 49.95 50.41 51.00 Freeboard (ft) 3.66 1.77 1.39 1.05 0.59 0.00 Pond 7 Max Water Elev (ft) 64.44 65.10 65.35 65.68 65.92 66.17 Freeboard (ft) 2.56 5.20 1.65 1.32 1.08 0.83 Dewberry Engineers Inc . I 257 .990.9950 25353 Fr ie ndship Road 251 .990 .9910 fax Daphne, AL 36526 www .dewberry.com I Dewberry· Page 7 of 11 APPENDIX A VICINITY MAP PRE-DEVELOPED DRAINAGE MAP POST-DEVELOPED DRAINAGE MAP flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com VICINITY MAP DLF SILVERHILL ... ( U. S, NAVY) 0 -~----\--- 00.fi'--•• 0 13'f 'tead 'i lQ ·; 0 0 0 0 0 -0,. ( Q~ 0-1 8, 2 ~ Sf~£ ~, 7 ) 8 0 ~ 0 . 0 . & 0 '---• "'1 ~ -~ ~~ CommonArea 2Common Area 3C.A. 4C.A. 5C.A. 6Common Area 10C.A. 7Common Area 8Common Area 9Common Area 1C.A. 615415515615715815916016116216316416516616716816917017117217317517617717817918018118218318415215315117421718518618718818919019119219319419519619719819920020120220320420520620720820921021121221321421521632-03 32-0 513-04 13-0 1 13-0 5 13-0 3 12-08 13-0 4 32-05 32-0 1 32-0 2 12-0632-02 12-0 7 12-05 32-10 32-09 32-0 8 12-02 12-0112-04 12-0 332-0632-12 32-0 7 32-0 7 32-1332-14 32-14 13-0 5ZONE X (SHADED)REGULATORYFLOOWAYZONE AEPRE-9.029 AcPRE-2.412 AcPRE-6.078 AcPRE-148.40 AcPRE-84.95 AcPRE (DIRECT WEST)-13.50 Ac25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950I I ~ ~ SCALE _ 0 400 ,,-~-I ~I ( IN FEET ) ~J 1 inch -400 fl ~I I /1 ) ~! 1/ / A0 #6t ; G ( "' =-~ '<-----------'-I ; / I/, I /! 0 IDawbeny· ~f ;r1 /, 1/1/1/ .'/// /// /~(]/ ,~ff:'//~ 1 f:r/ief:J , I 1/ /// )} ~ CommonArea 2Common Area 3C.A. 4C.A. 5C.A. 6Common Area 10C.A. 7Common Area 8Common Area 9Common Area 1C.A. 615415515615715815916016116216316416516616716816917017117217317517617717817918018118218318415215315117421718518618718818919019119219319419519619719819920020120220320420520620720820921021121221321421521632-03 96OO1 OO2 32-0 513-04 13-0 1 13-0 5 13-0 3 12-08 13-0 4 32-05 32-0 1 32-0 2 12-0632-02 12-0 7 12-05 32-10 32-09 32-0 8 12-02 12-0112-04 12-0 332-0632-12 32-0 7 32-0 7 32-1332-14 32-14 13-0 5 LANGFORD ROAD TO HWY 104TO CO RD 48 ZONE X (SHADED)REGULATORYFLOOWAYZONE AEPOST- 6.226 AcPOST-18.709 AcPOST-19.054 AcPOST-9.486 AcPOST- 76.626 AcDIRECT-5.789 Ac DIRECT - 3 8 . 4 0 A c POST-9.029 AcPOST-2.412 AcPOST-6.078 AcPOST-71.10 Ac25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950(I, ,,.----:: -, ~ 1 inch~t ~i f!jJ!), ;/; POST-DEVELOPED DRAINAGE MAP IDawbeny· ?. __ EXISTING POND TO REMAIN AS IS (POND 7) TOP ELEV: 67.00 ./ ./ NORMAL WATER ELEV: 63.00 ../,,-~ BOTTOM ELEV: 56.55± (EXISTING) lf--,--L---,-L-~------,L~ D.H. W. ELEV (100 YR): 66.20 I EXISTING POND TO BE EXPANDED (POND 5) TOP ELEV: 57.00 NORMAL WATER ELEV: 53.00 BOTTOM ELEV: 45.25± (EXISTING) -').,..llp..~"tl'-i""'T""T"'H+H+++IUIIJ,f.+i D.H.W. ELEV (100 YR): 56.28 I I E~STING POND TO BE EXPANDED (POND 6) TOP ELEV: 51.00 NORMAL WATER ELEV: 43.00 BOTTOM ELEV: 36.51 ± (EXISTING) , D.H. w. ELEV (100 YR): 50.37 DEPARTMENT OF THE ARMY CORPS OF ENGINEERS, MOBILE DISTRICT P.O. BOX 2288 MOBILE, AL 36628-0001 December 14, 2020 South Alabama Branch Regulatory Division SUBJECT: Department of the Army Jurisdictional Determination, File Number SAM-2020-00600-JCC, 68V Pay Dirt LLC – GCOF, Baldwin County, Alabama 68V Pay Dirt LLC Attention: Mr. Nathan Cox Email Address: permitting@68ventures.com 29891 Woodrow Lane, Suite 300 Spanish Fort, Alabama 36527 Dear Mr. Cox: Reference is made to the request, submitted on your behalf by Dewberry Engineers, Inc., for a Department of the Army (DA) Jurisdictional Determination (JD) for an approximately 132-acre area in Fairhope, Alabama. The request has been assigned file number SAM-2020-00600-JCC, which should be referred to in all future correspondence with this office concerning this project area. The project area is located near the end of Yosemite Boulevard; within Section 7, Township 6 South, Range 3 East; at Latitude 30.537293°, Longitude -87.802582°; in Fairhope, Baldwin County, Alabama. The subject review area for this determination is limited to an approximately 132-acre area, made up of 5 Baldwin County parcels, which is illustrated in the attached site maps. Based on our review of the information you furnished, other information available to our office, and a site inspection conducted on November 18, 2020, we have preliminarily determined the above-referenced review area may contain approximately 1,331.5 linear feet of streams and 18.7 acres of wetlands that are waters of the United States under U.S. Army Corps of Engineers (USACE) regulatory jurisdiction. These waters are identified in the attached site maps as UT to Fish River (628.4 linear feet), Fish River (703.1 linear feet), W1 (0.88 acre), W5 (3.64 acres), W6 (3.31 acres), and W4 (10.87 acres). In addition, based on our review of the information you submitted, mapping resources available to our office, and the site inspection conducted on November 18, 2020, we have determined the subject review area also contains 1.29 acre of isolated, non-jurisdictional wetlands identified on the attached site maps as W2 (0.6 acre) and W3 (0.6 acre). The above determinations were made in accordance with the Navigable Waters Protection Rule and 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). The property was reviewed pursuant to Section 404 of the Clean Water Act, which requires that a DA permit be REPLY TO ATTENTION OF: - 2 - obtained for the placement or discharge of dredged and/or fill material into “waters of the United States”, including wetlands, prior to conducting the work (33 U.S.C. 1344). For regulatory purposes, the USACE defines wetlands as those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Please be advised that land clearing operations involving removal of vegetation with mechanized equipment such as front-end loaders, backhoes, or bulldozers with sheer blades, rakes, or discs; windrowing vegetation; land leveling; or other soil disturbance in areas subject to USACE jurisdiction are considered placement of dredged material under our jurisdiction. This letter provides both a preliminary jurisdictional determination (PJD) which addresses jurisdictional aquatic resources that appear to exist within the 132.21-acre review area, and an approved jurisdictional determination (AJD) which addresses aquatic resources that have been determined to be excluded from Department of the Army (DA) jurisdiction. The PJD provides documentation of two stream segments and four wetland areas as jurisdictional waters of the United States. This PJD shall remain in effect unless new information supporting a revision or a request for an approved jurisdictional determination is provided. Please note that since this jurisdictional determination is preliminary, it is subject to change and therefore is not an appealable action under the USACE Administrative Appeal Procedures defined at 33 CFR 331. The AJD provides documentation for the exclusion of two wetland areas from DA jurisdiction. If you object to the determination in the AJD, you may request an administrative appeal under USACE Regulations at 33 CFR Part 331. Attached you will find a Notification of Appeal Process (NAP) fact sheet and Request for Appeal (RFA) form. If you request to appeal this determination you must submit a completed RFA form to the South Atlantic Division office at the following address: USACE, Regulatory Appeals Review Office, Attention: Mr. Philip Shannin, Administrative Appeals Review Officer, 60 Forsyth Street Southwest, Floor 9M, Atlanta, Georgia 30303-8803, Email Address: Philip.A.Shannin@usace.army.mil, Telephone: (404) 562-5136. In order for an RFA to be accepted by the U.S Army Corps of Engineers (USACE), the USACE must determine that it is complete, that it meets the criteria for appeal under 33 CFR Part 331.5, and that it has been received by the Division Office within 60 days of the date of the NAP. Should you decide to submit an RFA form, it must be received at the above address within 60 days of the date of this letter. It is not necessary to submit an RFA form to the Division Office if you do not object to the findings of the approved JD. The AJD is based on current policy and regulation and is valid for a period of five years from the date of this letter. If by the end of the five-year period no development has been implemented and the approved JD has not been specifically revalidated by the USACE, it shall automatically expire. The statements contained herein do not convey any property rights or any exclusive privileges, and do not authorize any injury to property nor shall they be construed as excusing you from compliance with other federal, state, or local statutes, ordinances, or regulations that may affect proposed work at this site. The delineation included herein has been conducted to - 3 - identify the location and extent of the aquatic resource boundaries and/or the jurisdictional status of aquatic resources for purposes of the Clean Water Act for the particular site identified in this request. This delineation and/or jurisdictional determination may not be valid for the Wetland Conservation Provisions of the Food Security Act of 1985, as amended. If you or your tenant are USDA program participants, or anticipate participation in USDA programs, you should discuss the applicability of a certified wetland determination with the local USDA service center, prior to starting work. You are receiving an electronic copy only of this letter. If you wish to receive a paper copy, you should send a written request to this office at the following address: U.S. Army Corps of Engineers, Mobile District, Regulatory Division, Post Office Box 2288, Mobile, Alabama 36628. A copy of this letter is also being provided to the Alabama Department of Environmental Management, Mobile Branch, Attention: Mr. Scott Brown, at coastal@adem.alabama.gov; and to your agent, Dewberry Engineers Inc., Attention: Cathy Barnette at cbarnette@dewberry.com. We appreciate your cooperation with the USACE’s Regulatory Program. Please contact the project manager, Ms. Jessica Comeaux, at (251) 690-3262, or at Jessica.C.Comeaux@usace.army.mil should you have any questions. For additional information about our Regulatory Program, you can visit our web site at www.sam.usace.army.mil/Missions/Regulatory.aspx. Also, please take a moment to complete our customer satisfaction survey located near the bottom of the webpage. Your responses are appreciated and will help us improve our services. Sincerely, S. Brad Crosson Team Leader South Alabama Branch Regulatory Division Attachments Digitally signed by CROSSON.STEVEN.B.1368435178Date: 2020.12.14 11:00:19 -06'00' PRELIMINARY JURISDICTIONAL DETERMINATION FORM BACKGROUND INFORMATION A. REPORT COMPLETION DATE FOR PJD: December 14, 2020 B. NAME AND ADDRESS OF PERSON REQUESTING PRELIMINARY JD: Nathan Cox, 29891 Woodrow Lane, Suite 300, Spanish Fort, Alabama 36527 C. DISTRICT OFFICE, FILE NAME, AND NUMBER: Mobile District, 68V Pay Dirt LLC – GCOF Fairhope Falls, SAM-2020-00600-JCC D. PROJECT LOCATION(S) AND BACKGROUND INFORMATION: (USE THE TABLE BELOW TO DOCUMENT MULTIPLE AQUATIC RESOURCES AND/OR AQUATIC RESOURCES AT DIFFERENT SITES) State: AL County/parish/borough: Baldwin City: Fairhope Center coordinates of site (lat/long in degree decimal format): Lat. 30.537293 N, Long. -87.802582 W. Universal Transverse Mercator: Zone 16R X(easting): Y(northing): Name of nearest waterbody: Fish River E. REVIEW PERFORMED FOR SITE EVALUATION (CHECK ALL THAT APPLY): Office (Desk) Determination. Date: December 9, 2020 Field Determination. Date(s): November 18, 2020 TABLE OF AQUATIC RESOURCES IN REVIEW AREA WHICH “MAY BE” SUBJECT TO REGULATORY JURISDICTION. Site number Latitude (decimal degrees) Longitude (decimal degrees) Estimated amount of aquatic resource in review area (acreage and linear feet, if applicable) Type of aquatic resource (i.e., wetland vs. non-wetland waters) Geographic authority to which the aquatic resource “may be” subject (i.e., Section 404 or Section 10/404) Fish River 30.532995° -87.801335° 703.1 linear feet Open Water Section 404 UT to Fish River 30.534165° -87.802029° 628.4 linear feet Open Water Section 404 W1 30.539455° -87.803795° 0.88 acre Wetlands Section 404 W4 30.532995° -87.801659° 10.87 acres Wetlands Section 404 W5 30.538029° -87.802811° 3.64 acres Wetlands Section 404 W6 30.535714° -87.802479° 3.31 acres Wetlands Section 404 [8J [8J 1) The Corps of Engineers believes that there may be jurisdictional aquatic resources in the review area, and the requestor of this PJD is hereby advised of his or her option to request and obtain an approved JD (AJD) for that review area based on an informed decision after having discussed the various types of JDs and their characteristics and circumstances when they may be appropriate. 2) In any circumstance where a permit applicant obtains an individual permit, or a Nationwide General Permit (NWP) or other general permit verification requiring “pre-construction notification” (PCN), or requests verification for a non-reporting NWP or other general permit, and the permit applicant has not requested an AJD for the activity, the permit applicant is hereby made aware that: (1) the permit applicant has elected to seek a permit authorization based on a PJD, which does not make an official determination of jurisdictional aquatic resources; (2) the applicant has the option to request an AJD before accepting the terms and conditions of the permit authorization, and that basing a permit authorization on an AJD could possibly result in less compensatory mitigation being required or different special conditions; (3) the applicant has the right to request an individual permit rather than accepting the terms and conditions of the NWP or other general permit authorization; (4) the applicant can accept a permit authorization and thereby agree to comply with all the terms and conditions of that permit, including whatever mitigation requirements the Corps has determined to be necessary; (5) undertaking any activity in reliance upon the subject permit authorization without requesting an AJD constitutes the applicant’s acceptance of the use of the PJD; (6) accepting a permit authorization (e.g., signing a proffered individual permit) or undertaking any activity in reliance on any form of Corps permit authorization based on a PJD constitutes agreement that all aquatic resources in the review area affected in any way by that activity will be treated as jurisdictional, and waives any challenge to such jurisdiction in any administrative or judicial compliance or enforcement action, or in any administrative appeal or in any Federal court; and (7) whether the applicant elects to use either an AJD or a PJD, the JD will be processed as soon as practicable. Further, an AJD, a proffered individual permit (and all terms and conditions contained therein), or individual permit denial can be administratively appealed pursuant to 33 C.F.R. Part 331. If, during that administrative appeal, it becomes appropriate to make an official determination whether geographic jurisdiction exists over aquatic resources in the review area, or to provide an official delineation of jurisdictional aquatic resources in the review area, the Corps will provide an AJD to accomplish that result, as soon as is practicable. This PJD finds that there “may be” waters of the U.S. and/or that there “may be” navigable waters of the U.S. on the subject review area, and identifies all aquatic features in the review area that could be affected by the proposed activity, based on the following information: SUPPORTING DATA. Data reviewed for PJD (check all that apply) Checked items should be included in subject file. Appropriately referenced sources below where indicated for all checked items: Maps, plans, plots or plat submitted by or on behalf of the PJD requestor: Map: _______________________________________________________________________. Data sheets prepared/submitted by or on behalf of the PJD requestor. Office concurs with data sheets/delineation report. Office does not concur with data sheets/delineation report. Rationale:_________________. Data sheets prepared by the Corps:_______________________________________________. Corps navigable waters’ study: ___________________________________________________. U.S. Geological Survey Hydrologic Atlas: ____________________________________________. USGS NHD data. USGS 8 and 12 digit HUC maps. U.S. Geological Survey map(s). Cite scale & quad name: _1:24000 Silverhill_______________. Natural Resources Conservation Service Soil Survey. Citation: varies, in DESK from the National Regulatory Viewer – South Atlantic Division. National wetlands inventory map(s). Cite name: in DESK from the National Regulatory Viewer. State/Local wetland inventory map(s): _____________________________________________. FEMA/FIRM maps: _PANEL 01003C0670M eff. 4/19/2019_____________________________. 100-year Floodplain Elevation is: ____________. (National Geodetic Vertical Datum of 1929) Photographs: Aerial (Name & Date): _Google Earth image 11/18/19___________________. or Other (Name & Date): _Photos from site visit 11/18/20___________________. Previous determination(s). File no. and date of response letter: _________________________. Other information (please specify): ________________________________________________. IMPORTANT NOTE: The information recorded on this form has not necessarily been verified by the Corps and should not be relied upon for later jurisdictional determinations. ______________________________ _______________________________ Signature and date of Signature and date of person Regulatory Project Manager requesting preliminary JD (REQUIRED) (REQUIRED, unless obtaining signature is impracticable)1 ___________________________ 1 Districts may establish timeframes for requestor to return signed PJD forms. If the requestor does not respond within the established time frame, the district may presume concurrence and no additional follow up is necessary prior to finalizing an action. Digitally signed by COMEAUX.JESSICA.C.1539451231Date: 2020.12.14 11:18:47 -06'00' ~ ~ □ □ □ ~ ~ □ ~ ~ ~ □ ~ □ ~ ~ ~ □ □ U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 1 of 3 Form Version 29 July 2020_updated I. ADMINISTRATIVE INFORMATION Completion Date of Approved Jurisdictional Determination (AJD): 12/14/2020 ORM Number: SAM-2020-00600-JCC Associated JDs: N/A Review Area Location1: State/Territory: AL City: Fairhope County/Parish/Borough: Baldwin County Center Coordinates of Review Area: Latitude 30.538612° Longitude -87.803911° II. FINDINGS A. Summary: Check all that apply. At least one box from the following list MUST be selected. Complete the corresponding sections/tables and summarize data sources. ܆ The review area is comprised entirely of dry land (i.e., there are no waters or water features, including wetlands, of any kind in the entire review area). Rationale: N/A or describe rationale. ܆ There are “navigable waters of the United States” within Rivers and Harbors Act jurisdiction within the review area (complete table in Section II.B). ܆ There are “waters of the United States” within Clean Water Act jurisdiction within the review area (complete appropriate tables in Section II.C). ܈ There are waters or water features excluded from Clean Water Act jurisdiction within the review area (complete table in Section II.D). B. Rivers and Harbors Act of 1899 Section 10 (§ 10)2 § 10 Name § 10 Size § 10 Criteria Rationale for § 10 Determination N/A. N/A. N/A N/A. N/A. C. Clean Water Act Section 404Territorial Seas and Traditional Navigable Waters ((a)(1) waters):3 (a)(1) Name (a)(1) Size (a)(1) Criteria Rationale for (a)(1) Determination N/A N/A N/A. N/A. N/A Tributaries ((a)(2) waters): (a)(2) Name (a)(2) Size (a)(2) Criteria Rationale for (a)(2) Determination N/A N/A N/A. N/A. N/A Lakes and ponds, and impoundments of jurisdictional waters ((a)(3) waters):(a)(3) Name (a)(3) Size (a)(3) Criteria Rationale for (a)(3) Determination N/A N/A N/A. N/A. N/A Adjacent wetlands ((a)(4) waters): (a)(4) Name (a)(4) Size (a)(4) Criteria Rationale for (a)(4) Determination N/A N/A N/A. N/A. N/A 1 Map(s)/figure(s) are attached to the AJD provided to the requestor. 2 If the navigable water is not subject to the ebb and flow of the tide or included on the District’s list of Rivers and Harbors Act Section 10 navigable waters list, do NOT use this document to make the determination. The District must continue to follow the procedure outlined in 33 CFR part 329.14 to make a Rivers and Harbors Act Section 10 navigability determination. 3 A stand-alone TNW determination is completed independently of a request for an AJD. A stand-alone TNW determination is conducted for a specific segment of river or stream or other type of waterbody, such as a lake, where upstream or downstream limits or lake borders are established. A stand-alone TNW determination should be completed following applicable guidance and should NOT be documented on the AJD Form. I I I I I I I I I I I I I I I I I I I I I U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 2 of 3 Form Version 29 July 2020_updated D. Excluded Waters or FeaturesExcluded waters ((b)(1) – (b)(12)):4 Exclusion Name Exclusion Size Exclusion5 Rationale for Exclusion Determination W2 0.6 acre(s) (b)(1) Lake/pond or impoundment that does not contribute surface water flow directly or indirectly to an (a)(1) water and is not inundated by flooding from an (a)(1)-(a)(3) water in a typical year. The subject wetland is a manmade pond. It is separated from any jurisdictional features by a manmade berm and does not include any culverts connecting it to jurisdictional waters. The wetland is entirely outside of FEMA Flood Hazard areas. Considering the lack of connection between the subject resource and the nearest (a)(1)-(a)(3) water, the water is non-jurisdictional. W3 0.6 acre(s) (b)(1) Lake/pond or impoundment that does not contribute surface water flow directly or indirectly to an (a)(1) water and is not inundated by flooding from an (a)(1)-(a)(3) water in a typical year. The subject wetland is a manmade pond. It is separated from any jurisdictional features by a manmade berm and does not include any culverts connecting it to jurisdictional waters. The wetland is entirely outside of FEMA Flood Hazard areas. Considering the lack of connection between the subject resource and the nearest (a)(1)-(a)(3) water, the water is non-jurisdictional. III. SUPPORTING INFORMATION A. Select/enter all resources that were used to aid in this determination and attach data/maps to this document and/or references/citations in the administrative record, as appropriate. ܈ Information submitted by, or on behalf of, the applicant/consultant: GCOF at Fairhope Falls LLC JD Request (6/01/2020) This information is sufficient for purposes of this AJD. Rationale: An extensive desktop evaluation based on topographic maps, digital elevation models, historic aerial photographs, soil maps, and an analysis of historical impacts to the review area, along with an inspection of the site by Mobile District personnel on November 18, 2020, indicate the ponds labeled as W2 and W3 both exhibited no above-ground hydrologic connection to nearby jurisdictional waters. ܆ Data sheets prepared by the Corps: Title(s) and/or date(s). 4 Some excluded waters, such as (b)(2) and (b)(4), may not be specifically identified on the AJD form unless a requestor specifically asks a Corps district to do so. Corps districts may, in case-by-case instances, choose to identify some or all of these waters within the review area. 5 Because of the broad nature of the (b)(1) exclusion and in an effort to collect data on specific types of waters that would be covered by the (b)(1) exclusion, four sub-categories of (b)(1) exclusions were administratively created for the purposes of the AJD Form. These four sub-categories are not new exclusions, but are simply administrative distinctions and remain (b)(1) exclusions as defined by the NWPR. U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 3 of 3 Form Version 29 July 2020_updated ܈ Photographs: Aerial: University of Alabama Air Photos Archive: 1952; Google Earth Pro (2/1997 -11/2019) ܈ Corps site visit(s) conducted on: November 18, 2020 ܆ Previous Jurisdictional Determinations (AJDs or PJDs): ORM Number(s) and date(s). ܆ Antecedent Precipitation Tool: provide detailed discussion in Section III.B. ܈ USDA NRCS Soil Survey: SSURGO .kmz for Google Earth (Export 05/29/2020) ܈ USFWS NWI maps: USFWS NWI Map layer obtained from USGS The National National Regulatory Viewer on July 3, 2020, and submitted with the JD request by the agent ܈ USGS topographic maps: 1940 Silverhill, AL 1:31680; 1941 Silverhill, AL 1:31680, 1942 Silverhill, AL 1:31680; 1953 Fairhope, AL 1:24000, 2011 Silverhill, AL 1:24000 Other data sources used to aid in this determination: Data Source (select) Name and/or date and other relevant information USGS Sources USGS The National Map Web Application: NHD, USGS 3D Elevation Program Hillshade stretched and auto contours, National Regulatory Viewer: LiDAR Digital Elevation Models, NDVI USDA Sources N/A. NOAA Sources N/A. USACE Sources N/A. State/Local/Tribal Sources N/A FEMA/FIRM maps Firmette PANEL: 01003C0670M (eff. 04/19/2019) B. Typical year assessment(s): N/A C. Additional comments to support AJD: N/A Delineated Wetland Line (W2) Isolated Wetland (0.6 Acre) (W3) Isolated Wetland (0.6 Acre) UT to Fish River Fish River : : (W1) (W4) Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Township: 6 South Range: 3 East Section: 7 Fairhope, AL 05501,100275 Feet Applicant: GCOF Fairhope Falls Project Name: Fairhope Falls West ´ Approximate reviewarea for ApprovedJurisdictionalDetermination                                                                                                                                                                                                                 7 7 7 7 7 7 ,.~. ! • • \ \ \ ' D.S\ Acr~ I t •. ~ y WLF/B1 N30.536317 W87.803293 WLF/B2 N30.536365 W87.803323 WLF/B3 N30.536393 W87.803393 WLF/B4 N30.536370 W87.803492 WLF/B5 N30.536311 W87.803517 WLF/B6 N30.536180 W87.803522 WLF/B7 N30.535966 W87.803472 WLF/B8 N30.535719 W87.803355 WLF/B9 N30.535596 W87.803300 WLF/B10 N30.535519 W87.803255 WLF/B11 N30.535491 W87.803179 WLF/B12 N30.535523 W87.803098 WLF/B13 N30.535595 W87.803058 WLF/B14 N30.535721 W87.803044 WLF/B15 N30.535950 W87.803130 WLF/B16 N30.536146 W87.803212 WLF/D1 N30.538035 W87.803729 WLF/D2 N30.538063 W87.803880 WLF/D3 N30.537990 W87.804052 WLF/D4 N30.537920 W87.804183 WLF/D5 N30.537792 W87.804195 WLF/D6 N30.537632 W87.804088 WLF/D7 N30.537584 W87.803994 WLF/D8 N30.537598 W87.803834 WLF/D9 N30.537665 W87.803668 WLF/D10 N30.537821 W87.803517 WLF/D11 N30.537908 W87.803486 WLF/D12 N30.537998 W87.803538 NOTIFICATION OF ADMINISTRATIVE APPEAL OPTIONS AND PROCESS AND REQUEST FOR APPEAL Applicant: 68V Pay Dirt, LLC File Number: SAM-2020-00600-JCC Date: 12/14/20 Attached is: See Section below INITIAL PROFFERED PERMIT (Standard Permit or Letter of permission) A PROFFERED PERMIT (Standard Permit or Letter of permission) B PERMIT DENIAL C X APPROVED JURISDICTIONAL DETERMINATION D X PRELIMINARY JURISDICTIONAL DETERMINATION E SECTION I - The following identifies your rights and options regarding an administrative appeal of the above decision. Additional information may be found at http://usace.army.mil/inet/functions/cw/cecwo/reg or Corps regulations at 33 CFR Part 331. A: INITIAL PROFFERED PERMIT: You may accept or object to the permit. • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • OBJECT: If you object to the permit (Standard or LOP) because of certain terms and conditions therein, you may request that the permit be modified accordingly. You must complete Section II of this form and return the form to the district engineer. Your objections must be received by the district engineer within 60 days of the date of this notice, or you will forfeit your right to appeal the permit in the future. Upon receipt of your letter, the district engineer will evaluate your objections and may: (a) modify the permit to address all of your concerns, (b) modify the permit to address some of your objections, or (c) not modify the permit having determined that the permit should be issued as previously written. After evaluating your objections, the district engineer will send you a proffered permit for your reconsideration, as indicated in Section B below. B: PROFFERED PERMIT: You may accept or appeal the permit • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • APPEAL: If you choose to decline the proffered permit (Standard or LOP) because of certain terms and conditions therein, you may appeal the declined permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. C: PERMIT DENIAL: You may appeal the denial of a permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. D: APPROVED JURISDICTIONAL DETERMINATION: You may accept or appeal the approved JD or provide new information. • ACCEPT: You do not need to notify the Corps to accept an approved JD. Failure to notify the Corps within 60 days of the date of this notice means that you accept the approved JD in its entirety, and waive all rights to appeal the approved JD. • APPEAL: If you disagree with the approved JD, you may appeal the approved JD under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. E: PRELIMINARY JURISDICTIONAL DETERMINATION: You do not need to respond to the Corps regarding the preliminary JD. The Preliminary JD is not appealable. If you wish, you may request an approved JD (which may be appealed), by contacting the Corps district for further instruction. Also you may provide new information for further consideration by the Corps to reevaluate the JD. I SECTION II - REQUEST FOR APPEAL or OBJECTIONS TO AN INITIAL PROFFERED PERMIT REASONS FOR APPEAL OR OBJECTIONS: (Describe your reasons for appealing the decision or your objections to an initial proffered permit in clear concise statements. You may attach additional information to this form to clarify where your reasons or objections are addressed in the administrative record.) ADDITIONAL INFORMATION: The appeal is limited to a review of the administrative record, the Corps memorandum for the record of the appeal conference or meeting, and any supplemental information that the review officer has determined is needed to clarify the administrative record. Neither the appellant nor the Corps may add new information or analyses to the record. However, you may provide additional information to clarify the location of information that is already in the administrative record. POINT OF CONTACT FOR QUESTIONS OR INFORMATION: If you have questions regarding this decision and/or the appeal process you may contact: ATTENTION: MS. JESSICA C. COMEAUX U.S. ARMY CORPS OF ENGINEERS CESAM-RD-A POST OFFICE BOX 2288 MOBILE, ALABAMA 36628-0001 Phone: (251) 690-3262 Email: JESSICA.C.COMEAUX@USACE.ARMY.MIL If you only have questions regarding the appeal process you may also contact: MR. PHILIP A. SHANNIN ADMINISTRATIVE APPEAL REVIEW OFFICER CESAD-PDS-O 60 FORSYTH STREET SOUTHWEST, FLOOR M9 ATLANTA, GEORGIA 30303-8803 PHONE: (404) 562-5136; FAX (404) 562-5138 EMAIL: PHILIP.A.SHANNIN@USACE.ARMY.MIL RIGHT OF ENTRY: Your signature below grants the right of entry to Corps of Engineers personnel, and any government consultants, to conduct investigations of the project site during the course of the appeal process. You will be provided a 15 day notice of any site investigation, and will have the opportunity to participate in all site investigations. _______________________________ Signature of appellant or agent. Date: Telephone number: Adjacent Properties to Fairhope Falls Phases 4 and 5 Parcel Number Owner Name Address City State Zip 05-4 7-04-18-0-000-001.002 BALDWIN COUNTY ALABAMA 312 COURTHOUSE SQUARE STE 12 BAY MINETTE AL 36507 05-47-03-07-0-000-0ll.008 RAMOS, GEORGE & ODILIA PO BOX 743 FAIRHOPE AL 36533 05-4 7-03-07-0-000-009.002 THOMPSON, CHARLES DOUGLAS ETAL THOMPSON, 10775 SANDY LN FAIRHOPE AL 36532 05-47-03-07-0-000-0ll.002 RINEY, BRIAN LEON 21052-A LANGFORD RD FAIRHOPE AL 36532 05-47-03-07-0-000-0ll.001 SCHREINER, ALAN ETAL SCHREINER, SHEILA 21096 LANGFORD ROAD FAIRHOPE AL 36532 05-4 7-03-07-0-000-011.005 KISSIER, SHARON LOU (LIFE ESTATE) 12604 MY WAY FAIRHOPE AL 36532 05-47-03-07-0-000-0ll.003 RINEY, BRIAN LEON 21052-A LANGFORD RD FAIRHOPE AL 36532 05-47-03-07-0-000-0ll.004 WEST, DAVID 1505 CELESTE RD SARALAND AL 36571 05-4 7-03-07-0-000-008.000 JOHNSON, LEWIS JR ETALJOHNSON, MELANIE 11752 ALABASTER DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.006 HARMON, KYLE BRANDON ETAL HARMON, AMY MA 21418 YOSEMITE BLVD FAIRHOPE AL 36532 05-4 7-03-07-0-000-008.008 ANKROM, KENNETH R ETAL ANKROM, SUSAN S 21503-A LANGFORD RD FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.012 68 VENTURES LL C 29891 WOODROW LANE STE 300 SPANISH FORT AL 36527 05-4 7-03-07-0-000-008.007 MIDDLETON, RODNEY D ETAL MIDDLETON, CARO 21631 LANGFORD RD FAIRHOPE AL 36532 05-47-04-18-0-000-001.014 BALDWIN COUNTY ALABAMA 312 COURTHOUSE SQUARE STE 12 BAY MINETTE AL 36507 05-47-03-07-0-000-008.004 SIMMONS, WILLIAM H JR ETALSIMMONS, DEBO 120 FAIRHOPE AVE FAIRHOPE AL 36532 05-4 7-04-17-0-000-004.015 MCMURRAY, WILLIAM A ETAL MCMURRAY, M DAW 20755 LACEY RD SILVERHILL AL 36576 05-4 7-03-07-0-000-008.003 SIMMONS, WILLIAM H JR ETALSIMMONS, DEBO 120 FAIRHOPE AVE FAIRHOPE AL 36532 0S-47-03-07-0-000-002.009 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-014.014 BRIDLEWOOD FARMS HOMEOWNERS ASSOCIATION 11045 OLD HWY 31 SPANISH FORT AL 36527 05-4 7-03-07-0-000-008.002 ERINGMAN, JOHN ETAL ERINGMAN, BETTY L 11755 BRIDALWOOD LN FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.013 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-009.007 SMART, LEONARD E ETAL SMART, SHARON K 12640 ST HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.016 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.005 SMART, LEONARD ETAL SMART, SHARON 12640 ST HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-009.004 SMART & SMART INVESTMENTS LL C 12640 HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.014 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-08-0-000-003. l 10 SAFFORD, ARKESHA 13026 SOPHIE FALLS AVE FAIRHOPE AL 36532 05-47-03-07-0-000-002.052 FAIRHOPE FALLS OWNERS ASSOCIATION INC 29891 WOODROW LN STE 300 SPANISH FORT AL 36527 05-4 7-03-08-0-000-003 .168 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-08-0-000-003. l 11 MURRY, KEVIN L ETAL MURRY, NICOLE MARIE 13006 SOPHIE FALLS AVE FAIRHOPE AL 36532 0S-47-03-07-0-000-010.000 SMART, LEONARD ETAL SMART, SHARON 12640 ST HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.020 GUNDERSON, RAMON LAWERANCE ETAL GUNDERSO 12878 SOPHIE FALLS AVE FAIRHOPE AL 36532 05-47-03-07-0-000-002.015 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.019 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.017 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.018 DR HORTON INC BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.011 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.010 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-47-04-18-0-000-001.015 STREET, BRENDA MARIA 19211 HUGHEN ST ROBERTSDALE AL 36567 SOPHIEFALLSAV KAI ETEUR FALLSAVYOSEMITEBLVDSUTHERLANDCIRSTATE HWY 104 CAVELETTICIRI G U A Z UFALLSAV DRESSA GEWAYHARE LNMCPHILLIPSRDBAUGHMAN RD MY WAYLANGFORD RDCity of FairhopePlanning Commission February 1, 2021 ¯ HATCHETT CREEKAV LANGFORD RDSD 21.08 - Fairhope Falls, Phase 5 Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Fairhope Falls Ph5Site Data:25.75 ACRESProject Type:68-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:9.69E+04General Location:East side of Langford Rd. across from Bridalwood Lane. North of Phase 4.Surveyor of Record:Dewberry EngEngineer of Record:Dewberry EngOwner / Developer:Leonard and Sharon Smart; TH Dairhope Falls 2018, LLC;Fairhope Falls Owners AssociationSchool District:Fairhope East, Middle, and High School Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries - ~ ,,,~ ( . r .H+r-0 ~~ ~f 1 ("Jr I ~! it <, ~ 1 SD 21.08 Fairhope Falls Ph5– February 1, 2021 Summary of Request: The owner and applicants are Fairhope Falls Owners Association Inc, TH Fairhope Falls 2018 LLC, and Leonard and Sharon Smart. Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 68-lot subdivision located on the east side of Langford Road across from Bridalwood Lane on the north side of proposed Fairhope Falls Ph4. The property is currently unzoned but does have an approved Village Subdivision that it must be built in substantial conformance to. The Village Subdivision Fairhope Falls West was approved November 2020. Comments: - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage is handled on site and directed to existing ponds that outfall to each other located on the east side of the property. The water then eventually enters the wetlands to the south and off site. A small portion of water runoff will sheet flow to the open ditch in the ROW on the east side of Langford Road. - The ponds as wet basins achieve the required 80% TSS removal. - The applicant has received the proper wetland permits to combine a small non-jurisdictional wetland to a larger wetland pond. o Wetland buffer signs must be in place prior to any land disturbance activities. - The proposed lot sizes and layout are consistent with the approved Village Subdivision and with minimum lot size of 7,800 SF. - A part of the green space plan for phase 5 and shown on the approved Village Plan is an open space park with benches. - Landscape plans also show a buffer along Langford Road consisting of a 6’ high wooden privacy fence and evergreen hedge. - A traffic study was provided for that included the remaining phases 4-9 encompassing 391 lots. The study recommended improvements for the intersection of Langford Road and SR 104 be widened to accommodate northbound left turn lane, an eastbound right turn lane, and a westbound left turn lane. These improvements shall be installed before application for Final Plat. o The applicant has informed staff a new traffic study is currently being performed to confirm the first study and possibly reduce the improvements to Langford Road. o It is staff’s position that the more conservative of the two is required. Staff would support an additional study if it were to increase the safety of the public. ~.: ~-- -. ..,_-__ ·~·=.::.:;..,;;;,~.---...-_---= SITE DATA C U RRC NT Z ONI N G: UNZONCO OAL OWI N COUN TY (D IST I 4) M INIMUM L OT SIZE : 7.800 s r LI N . FT. S TR EETS : 2.873LF N U MB E R O F L.O T S: 68 D ENSITY: 2 .6 4 lJNI T S/ACRE SMA I I f'S T I O T: 7~800SF" L.ARGC ST L.OT: 1 1:1,99.SSt COMM ON ARFAS: 7 .47AC (29 .0¾) TO T A L ARCA, 25.78AC "i EIRACK5 · F RONT : RLAR : SIDE: 30 rT 30 FT 10 F T WATER S ER V I C E : C II Y O t t/\11./H O P L S E W ER S ER V I C E : BALDWI N COU I-ITY S EWER S ERV I CE 1:.LL C I N:IC S L RVI CI:.: R I V I F RA U T II ITIFS TCLCPI I ONC S CR V I C C : A T &T G AS SERVI C E : C ITY O F F /\IRH OPC . ' :,I VIIQEHll'(C LETT T,1"'4 LAI-IE ;k \JV(RLAT t N 2 SD 21.08 Fairhope Falls Ph5– February 1, 2021 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 - Note that installation of sidewalks and street trees are required before final plat. - Note that approved preliminary plats expire after 2-years. - Note that if approved a pre-construction meeting is required before land disturbance. Staff Recommendation: Approve with the following condition: 1. A replat satisfying condition 1 of approval for SD 20.47 Fairhope Falls West Village Subdivision. 2. Recommended traffic improvements as stated in staff report are installed prior to acceptance of application for final plat. Any deviation will require reapproval from the Planning Commission. 3. Open space park is installed as designed prior to acceptance of application for final plat. --- EROSION AND SEDIMENT CONTROL NOTESROADWAY•STA••••UTILITIESE D C -B A I 2 I 3 I 4 I 5 GENERAL NOTES 1. TEMPORARY BENCHMARKS HAVE BEEN ESTABLISHED ON THIS PROPERTY WHICH SHOULD BE USED BY THE CONTRACTOR DURING CONSTRUCTION. IF NOT FOUND IN THESE PLANS, CONTACT DEWBERRY FOR BENCHMARK INFORMATION. 2. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, DRAINAGE EASEMENTS, AND DETENTION PONDS. OTHER CLEARING REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. 3. THE ENGINEER MAY PERFORM CONSTRUCTION STAKING FOR THIS PROJECT INCLUDING CENTERLINE STAKING, CURVE P.C.s AND P.T.s, AND TEMPORARY FRONT LOT CORNERS. THIS WORK SHALL BE AT THE OWNER OR CONTRACTOR'S EXPENSE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAINING STAKING THROUGHOUT CONSTRUCTION. RE-STAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. 4. PAYMENT FOR ROADBED PROCESSING WILL BE MADE ONLY WHERE ROADWAY IS IN A CUT SECTION WHERE UNDERCUTTING IS NOT REQUIRED. 5. UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. 6. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT DEPENDING ON FINAL GRADING AND SLOPES. 7. ALL UNDERGROUND UTILITIES AND DRAINAGE STRUCTURES SHALL BE INSTALLED PRIOR TO CURB AND BASE CONSTRUCTION. 8. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 9. SPOT ELEVATIONS SHOWN IN THE PLANS REPRESENT EDGE OF ASPHALT ELEVATIONS UNLESS NOTED OTHERWISE. 10. THE CONTRACTOR SHALL ADJUST ALL VALVE BOX AND MANHOLE CASTINGS TO MATCH FINAL SURFACE ELEVATIONS. 11. THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND APPROVED PRIOR TO LAYING ASPHALT. 12. ALL CURBING SHALL BE CONSTRUCTED AS SHOWN ON THE PLANS PRIOR TO LAYING ASPHALT. 13. CLEARING LIMITS AT THE ENTRANCE OF THE PROJECT WILL BE FLAGGED, THE CONTRACTOR SHALL CONTACT THE DEVELOPER PRIOR TO CLEARING THE ENTRANCE. 14. THE CONTRACTOR SHALL HAVE COPIES OF THE FOLLOWING PUBLICATIONS FOR REFERENCE: TE OF ALABAMA HIGHWAY DEPARTMENT, STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION, MOST CURRENT EDITION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), PART VI 15. ALL SIGNAGE SHALL BE INSTALLED ACCORDING TO THE FOLLOWING MINIMUM STANDARDS: STOP SIGN-HIGH INTENSITY R1-1 SIGN 36" (DIAMOND GRADE REFLECTIVE SIGN) POST FOR STOP SIGN -12' Li-CHANNEL #2 (GALVANIZED) STREET NAME SIGN -9" EXTRUDED BLADE, HIGH INTENSITY, W/6" LETTERS 16. EXISTING TOPSOIL SHALL BE STRIPPED AND STOCKPILED ON SITE AT LOCATIONS APPROVED BY THE ENGINEER/OWNER. PAYMENT FOR STRIPPING TOPSOIL IS MADE UNDER UNCLASSIFIED EXCAVATION. FOLLOWING ROADWAY CONSTRUCTION, THE TOPSOIL SHALL BE TAKEN FROM STOCKPILES AND SPREAD OVER THE DISTURBED AREAS OF THE PROJECT. THE FINISHED GRADE OF THE TOPSOIL SHALL MATCH THE FINISHED GRADES SHOWN IN THESE PLANS. PAYMENT FOR SPREADING THE TOPSOIL SHALL BE MADE UNDER TOPSOIL FROM STOCKPILES. ANY REMAINING STOCKPILED TOPSOIL SHALL BE WASTED ON SITE. NO ADDITIONAL PAYMENT WILL BE MADE TO WASTE THE REMAINING TOPSOIL. 1. THE LOCATION OF THE UTILITIES SHOWN IN THESE PLANS ARE APPROXIMATE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION (HORIZONTALLY & VERTICALLY) OF ALL UTILITIES PRIOR TO CONSTRUCTION IN THEIR VICINITY. 2. THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. NOTIFICATION SHOULD BE GIVEN AT LEAST 24 HOURS PRIOR TO APPROACHING THE AFFECTED UTILITY. 3. ALL WATER MAINS SHALL BE OF A PIPE CLASS APPROVED BY THE UTILITY OWNER. 4. WATER MAIN VALVES AND WATER SERVICE TAPS SHALL NOT BE LOCATED UNDER THE PROPOSED PAVEMENT. 5. THE CONTRACTOR SHALL COORDINATE WITH THE APPROPRIATE UTILITY COMPANY BEFORE ATTEMPTING TO TAP THE LINE. 6. UTILITY COMPANIES POWER-RIVIERA UTILITIES WATER-CITY OF FAIRHOPE SEWER-BALDWIN COUNTY SEWER SERVICE TELEPHONE-AT&T GAS-CITY OF FAIRHOPE 7. A MINIMUM OF 2-4" PVC UTILITY SLEEVES SHALL BE INSTALLED ACROSS ALL STREETS TO SERVE ISLANDS WITH IRRIGATION. 8. ALL PVC PIPE SHALL BE MARKED USING A 12 GAUGE COATED COPPER WIRE BURIED BETWEEN 3 AND 6 INCHES ABOVE THE TOP OF THE PIPE. 9. ALL UTILITIES SHALL BE LOCATED UNDERGROUND. 10. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER THE COORDINATES (NORTHING & EASTING) AND ELEVATIONS (z) OF ALL WATER & SEWER LATERALS & MECHANICAL FITTINGS. THIS INFORMATION SHALL BE IN AN ELECTRONIC FORMAT THAT CAN BE IMPORTED INTO A CAD FILE OR OTHER SUITABLE FORMAT AS AGREED ON BY THE ENGINEER. 1. ALL BUILDING AND CONSTRUCTION RUNOFF SHALL BE DIRECTED TO THE DETENTION AND SEDIMENTATION CONTROL DEVICES WHERE EVER POSSIBLE. 2. PHASE 1: SEDIMENT CONTROL DEVICE & WETLAND BUFFER SIGN INSTALLATION (THE OUTSIDE LIMITS OF THE WETLAND BUFFER MUST BE CLEARLY MARKED ON-SITE WITH PERMANENT SIGNS PLACED EVERY 100 FEET PRIOR TO ANY LAND DISTURBING ACTIVITIES. PHASE 2: DETENTION POND INSTALLATION PHASE 3: LAND CLEARING (OTHER THAN FOR SEDIMENT CONTROL AND DETENTION POND) 3. THE CONTRACTOR SHALL CLEAR OUT ACCUMULATED SILT IN THE DETENTION AREAS AT THE END OF CONSTRUCTION WHEN ALL DISTURBED AREAS HAVE BEEN STABILIZED. 4. ALL DISTURBED AREAS NOT PAVED ARE TO BE STABILIZED WITH SEEDING AND MULCHING OR SOD AS SOON AS POSSIBLE. 5. SILT FENCE SHALL BE PLACED ON THE DOWNSTREAM SIDE OF ANY DISTURBED AREA WHERE SEDIMENT COULD POTENTIALLY BE CARRIED FROM THE SITE. 6. HAY BALES AND/OR WATTLES SHALL BE USED AT LOCATIONS OF SHALLOW CONCENTRATED FLOW TO TRAP SEDIMENT. THE INLETS TO ALL DRAINAGE STRUCTURES SHOULD BE PROTECTED AS SHOWN ON THE APPROVED BMP PLAN, AT A MINIMUM, AND IN ACCORDANCE WITH THE ATTACHED DETAILS. 7. ANY SEED & MULCH SHALL BE APPLIED AND MAINTAINED ACCORDING TO ALABAMA SOIL AND WATER CONSERVATION COMMITTEE GUIDE FOR EROSION & SEDIMENT CONTROL, CURRENT EDITION. 8. SEE APPROVED BMP PLAN FOR ANY ADDITIONAL NOTES OR REQUIREMENTS. 9. CONTRACTOR SHALL ADHERE TO THE ALABAMA HANDBOOK FOR EROSION AND SEDIMENT CONTROL. 10. CONTRACTOR SHALL FOLLOW THE APPROVED BEST MANAGEMENT PRACTICES PLAN. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· f-SEAL SCALE f-25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J cj <( ...J ...J LL I!) i-: w UJ 0:: i5 0.... Cf) 0~ ~ I a.. a.. > a::: co co <( LL N/A NO. DESCRIPTION REVISIONS ...J <( ui a.. 0 I 0:: <( IL DATE ajh/Jlc jne ccb DRAWN BY APPROVED BY t-CHECKED BY DATE DECEMBER 2020 TlnE GENERAL NOTES PROJECTNO. 50125554 81 SHEET NO. OVERLAPPING ASPHALTOVERLAPPING ASPHALTE D C B A 2 3 4 5 ~l----------------------------------------------""'--""'1LI"'----"[!U_----------------------------------------~~ ~ ~ ~t---------------------2s_·-~o· ______________________ ,_ _____________________ -2s_·-~o· ___________________ -----<~ o?:I la:: 11•-o• PEDESTRIAN EASEMENT 1'-o• PEDESTRIAN EASEMENT! I ,11111111 _· -===tl-111-m-m-11illl11w11 1-m EXISTING GROU 1 • -o· PEDESTRIAN EASEMENT I ,ll 11 I ' I I 1WTTT-TTT-1 I .lli~, 1.!..l.!11 I::.._ I EXISTING 1--------2··-•·~-----j CONCRETE VALLEY GUTTER TYPE 'A' REQ'D STREET TREES (BY OTHERS) REC'D ASPHALT PAVING 8 - - -- - -8 ,_-,--,---- -1 7'-. •WATER & SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER & SEWER PLAN FOR LOCATIONS. •WATER &: SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER &: SEWER PLAN FOR LOCATIONS. REC'D ASPHALT PAVING *** NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE, CRUSHED AGGREGA lE BASE SHALL BE USED IN AREAS NOTED --------------------_,,,-iii-111-111=111=111=111= = = = = -,,,-,11----=111=111=111=111=111= 111-PICAL ROADWAY SECTION SHOSHONEY AVENUE (STA 113+25.20-STA 126.69.32) BURNEY ROAD (STA 77+80.95 -STA 81+49.49) ••• NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE. CRUSHED AGGREGATE BASE SHALL BE USED IN AREAS NOTED ••LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. '''-111----=111= PICAL ROADWAY SECTION SHOSHONEY AVENUE (STA 126+69.32 -STA 134+16.30) VERNAL ROAD (STA 56+60 -STA 61+64.82) ••LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. -o• PLUS PIPE DIAMETER MINIMUM 11'-o• PEDESTRIAN EASEMENT 7'-. ROADWAY STRUCTURE DESCRIPTION 1. HOT PLANT SURFACE COURSE 1 1/2" THICK, 165 LBS. PER SQ. YARD OF SECTION 424 A HOT BITUMINOUS PAVEMENT MIX 2. 2. PRIME 0.25 GAL. PER SQ. YARD MINIMUM OF BITUMINOUS TREATMENT TYPE "A" PRIME COAT OF SECTION 401 BITUMINOUS TREATMENT N.T.S. N.T.S. 3. SAND/CLAY BASE MATERIAL 4" THICK, UPPER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". ADDITIONAi ClJRB INFORMATION 1. 3,000 P.S.I. CONCRETE 2. EXPANSION JOINTS REQUIRED AT MAXIMUM SPACING OF 80 L.F. AND ALL CURB P. T.'S AND P.C.'S. 3. CONSTRUCTION JOINTS REQUIRED AT A MAXIMUM SPACING OF 10 L.F. 4. EXPANSION JOINT MATERIAL TO BE USED WHERE NEW CONSTRUCTION MEETS EXISTING. COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN lHIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFALL LEACH ZONES. PERFORATED UNDERDRAIN PIPE W/ SOCK TYPICAL UNDERDRAIN INSTALLATION 4. SAND/CLAY BASE MATERIAL 4" THICK, LOWER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A". 5. ROADBED PROCESSING 8" THICK. 6. 24" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 7. CRUSHED AGGREGATE BASE, 6" THICK, SECTION 825, TYPE B, 100% COMPACTION AASHTO T-180 *** (NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL & CLAY ORDINANCE). 8. STRIP EXISTING TOPSOIIL, THICKNESS VARIES. 9. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS. 10. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· SEAL SCALE NO. REVISIONS 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J cj <( -' -' L.L I!) ..,: w UJ 0:: i5 0.... Cf) 0~ ~ I a.. a.. > a::: co co <( L.L N/A DESCRIPTION -' <( ui a.. 0 I 0:: <( IL DATE ajh/Jlc jne ccb DRAWN BY APPROVED BY CHECKED BY DATE DECEMBER 2020 TlnE TYPICAL ROADWAY SECTIONS & DETAILS PROJECTNO. 50125554 82 SHEET NO. PI = 55+00.00Common Area 1LANGFORD ROADTO HWY 104WOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE00100'200'N O R T HOVERALL SITE REFERENCE PLAN11LH2001LH201I I I \ I \ I I " I =::-;-:;---;-;;;;;--------------------------------------------~1...1~-~~~I~ ,--Scale: 1"-100' W londscopeorchitecture land planning r~T~ plocemokini;i "'-= Foley,Alobamo ,!l--. tii ~~J.~'.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 . ... +-0 ,e u, E ~ ~Q) .8 g ~ "": CD U) CD E -a. a.-0 .Q C -E ' LL~ ~ Q) ~ a. ~ 0 "O .c 6 -~ ..... C <C LL ..,, ______ _ No. Date Revisions / Submissions _ 08.25.20 ~CIIY~S=UBM=ITTA~L __ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL --------------HARDSCAPE REFERENCE PLAN Sheet No. LH100 WOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE32-0632-0432-0512-0412-0612-0832-0132-0312-0712-0532-0732-0813-0132-0212 SITE FURNISHINGSSYMBOLDESCRIPTIONQTYFire Bowl by Woodland Direct, Style: Marseille Gas Fire Bowl - 48", 1Natural Gas, Match Lit w/ Valve Key, Finish: Black Lava, Burning Display:Volcanic StonesCBU Mailbox 24Flagpole by Flagpole Company; 25` Commercial 1 Piece External 1Halyard; Item #EH254125; Finish to be Clear Anodized. Install permanufacturer`s recommendations. www.theflagpoleco.com. 5`x8` U.S.Embroidered Polyester Flag to be included. www.usflagstore.comHandicap Parking Sign & Post Kit, Meet ADA Req., Install per 1manufacturer`s specifications6` Rubber Parking Wheel Stop 1013 SPECIAL CONSTRUCTIONSYMBOLDESCRIPTIONQTYRequired Emergency Phone 132 EXTERIOR IMPROVEMENTSSYMBOLDESCRIPTIONQTYPIP Pedestrian Concrete 2,318 sfStandard Vehicular Concrete 423 sfAsphalt Parking 5,417 sfPool Deck Paving, PIP Pedestrian Concete Paving w/ Kool Deck Finish 4,333 sfPIP Concrete Coping w/ texturized CLI PermaSpray acrylic finish, Color: 174 lfSand BuffPool Surface Area 1,841 sfPool Fence Gate to be min. 48" Tall w/ min. 2` of matching fence on 3either side & Magnetic Keypad Lock, Picket & Fence style to match poolfencePool Fence by Alumiguard, Style: Concealed Fastener Commercial 292 lfFairmount, Color: Florida Bronze. Ensure all pool fence meets AL HealthDept. regs.12-0412-0512-0612-0712-0813-0132-0132-0232-0332-0432-0532-0632-0732-08REFERENCE NOTES SCHEDULE0020'40'N O R T HAMENITY ENLARGEMENT PLAN1QUANTITY TAKEOFF DISCLAIMER:GENERAL POOL NOTES:I I I I Scale: 1 "-20' I I I I I I I I I I I I I I / I J I I J 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 I I I \ \ \ \ \ ' \ \ \ \ \ \ \ \ \ \ \ \ \ ss ss ,~ I / _,,,,--/ ,,,,-<v //q,,, / // / ~ ,,,,--;, ~/<:\ ~~ I I I Iv I ~ ~ ~ ~ I I ~-~ ~ ~ / / / I ~ I I I ~ 1~--Im l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J l::::J QUANTITIES NOTED ON PLANS ARE OFFERED "'5 A CONVENIENCE TO THE CONTRACTOR FOR BID PURPOSES ONLY. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. 1. ALL POOL DRAWINGS & DETAILS ARE FOR DESIGN INTENT PURPOSES ONLY. POOL SHALL BE CONSTRUCTED UNDER A DESIGN BUILD CONTRACT. CONTRACTOR RESPONSIBLE FOR PROVIDING FULLY ENGINEERED POOL DRAWINGS PER LOCAL CODE REQUIREMENTS. SHOP DRAWINGS TO BE SUBMITTED FOR APPROVAL PRIOR TO CONSTRUCTION. 2. POOL MAXIMUM USER LOAD 2.1. POOL AREA= 1,841sf 2.2. MAXIMUM USER LOAD CALCULATIONS: 1,841sf/15 = 122 USERS 3. CONSTRUCTION STAKE-OUT IS THE RESPONSIBILITY OF THE CONTRACTOR. ELEMENTS ARE TO BE STAKED IN THE FIELD BY THE CONTRACTOR FOR REVIEW & APPROVAL OF THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF CONSTRUCTION. 4, CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION. EXISTING UTILITIES TO REMAIN SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES. 5. CONTRACTOR SHALL STAGE CONSTRUCTION ACTIVITY IN SUCH A MANNER AS TO MINIMIZE THE AREA OF DISTURBED EARTH AT THE END OF EACH WORK DAY. 6. EXTERIOR FURNISHINGS SHOWN ARE FOR DESIGN INTENT PURPOSES ONLY, ALL FURNISHINGS TO BE PROVIDED BY OWNER. 7. POOL STEPS NOSING TILE TO BE UNGLAZED CERAMIC TILE. COLOR TO MATCH WATERLINE TILE. landscape architecture land planning r~T~placemok!ng ,"= Foley.Alabama ,!l. ii ~~J.~'.9Ai~,:~: D ES I G N ~;,~;:t~i:;;;ppl P. 601.790.0781 landscape architects www.was-design.com Revisions ~@LJ IF@IRI ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... ti 0 .e E C: (]) 0 ~ .0 ~ 0 "E < CD ~ (I) E a. .8-o 0 -E !2 LL ~ ~ (]) ~ a. ~ 0 "O .c. § -...JC <C LL --------------No. Dote Revisions / Submissions _ 08,25,20 _CrIY_S_UB_MITT_AL _____ _ _ 09,15,20 CrIY RE-SUBMITTAL _ 10,29,20 CrIY RE-SUBMITTAL _ 0LH,21 CrIY RE-SUBMITTAL ----------------------------vrw """"' LCW Checked 203163-09 Project No. 08,25,20 Date Sheet Trtle AMENITY HARDSCAPE PLAN Sheet No. LH200 GFORD ROADFAIRHOPEFALLS WEST0010'20'N O R T HENTRY SIGN ENLARGEMENT PLAN1ENTRY SIGN DETAIL2I / I / \ I I \ I \ \ I / \J/ I I I \ I I I I I I I I I " " I I " I -------\ I \ I \ I \ '> \ \ / \ \A I I I~ I I 11 I I I I I I I I I I I 1 I I I I I I I I I I I I I I I I I I ~ J I / I 1/ 11 I ) /1 I \ I 1 I I I I I I I I I I ., \ +-\ \ ., \ \ \ \ I ___L_ \ -------'-\ \ -------------------------------.. \ \ \ \ \ \ \ \ \ \ \ \ \ \ "' "---"---/ / \ -Y \ \ \ I I ENTRY COLUMN, STONE 1VENEER / / -\ \ I ENTRY SIGN FEATURE, RE: DETAIL 2/LH2?1 \ \ ~ \ \ \ \ "---\ I \ \ \ \ 1'-----I '----- '---------"'-\ \ \ --------------\ \ \ \ --------------"---\ I I I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ O~;-::--;-;;:-_______________ _Jl...!~-~~I ~ ~ale: 1"-10' W COLUMN & CAP PLAN LOGO EMBLEM CAST STONE WALL CAP CAST STONE BASE CAP ELEVATION CAST STONE COLUMN CAP STACKED STONE VENEER 'is, I f--londscopeorchitecture land planning r~T~ plocemokini;i "'-= Foley,Alobamo r!t--. ti-.. ~~J.~'. 9Ai~,:~: D ES I G N ~~c~;~~:4~i~~;ippi P. 601.790.0781 landscape architects www.wos-design.com ..,,_ ~@LJ lil@OO~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ----------No. Date Revisions / Submissions _ 08.25.20 _C_rIY_SU_BM_ITTA~L ___ _ _ 09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL _ 01.14.21 CrIY RE-SUBMITTAL --------------------vrw ,...,, LCW Checked 203163-09 Project.No. 08.25.20 -Sheet Title ENTRY HARDSCAPE PLAN Sheet No. LH201 BNORTH ELEVATIONCSOUTH ELEVATIONWOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ARESTROOM & ARBOR PLANADASTORAGEDEAST ELEVATIONELEVATIONPLAN VIEWSECTIONCBU STRUCTURE DETAIL2RESTROOM & ARBOR DETAILS1l'!QIE: GALVANIZED LOUVERED----t-+t--t-1:!=:::J DOOR ,I'-----12' ------;I' 1/4" = 1'-0" 1"x4" HARDIE TRIM-------1--t ALUMINUM LOUVER VENT----t;t,~~~~~~}~~~~~~J~~~~~J 1"x8" HARDIE TRIM----+ HARDIE BOARD AND----+-++--il BATTEN SIDING 1/4" -1'-0" STRUCTURAL ENGINEERING FOR RESTROOM BUILDINGS ARE NEITHER EXPRESSED NOR IMPLIED ON THIS DRAWING. 8"x8" POST 6"x6" BRACKET ,l'-----12' ------,r---4'-1~" -,~---480' ------,r--4'-1~" -,~----576' -----,r 1/4" = 1'-0" 0 1/4" -1'-0" NOTE: 1 "X4" RAFTER 2"X6" PURLIN 2"XIO" BEAM BRACKETS CUT --++-11-ttill FROM 6"X6" B"XB" POST'--+-!----1.. 11,·.,.-+-+--POOL RAIL, CENTER ON POST STRUCTURAL ENGINEERING FOR CBU STRUCTURE ARE NEITHER EXPRESSED NOR IMPLIED ON THIS DRAWING. 1-· ------22·-~-_____ __,,I. r METAL ROOF MIN. I x4 PT W/ (2) 16D NAILS @ EACH RAFTER -l I 11>---r--PT 6x6 POST CBU UNIT CONCRETE FOOTER r~~~...,.......,... '°Jt I "' L~~~II~ ~1----#4 BARS -12" LONG THROUGH POST CENTERLINE 1/4" = 1'-0" METAL ROOF BEAM, 6xl 2 PT POST, 6x6 PT POST, 6x6 PT landscape architecture land planning r~T~ placemokini;i "'-= Foley.Alabama r!t--. ti-..~~;.~'. 9Ai~,:~: D ES I G N ~;,~;:t~,~~;,,,, P. 601.790.0781 landscape architects www.was-design.com ~@LJ lil@OO~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. .e ti g C Q) .8 ~~ ~ CD U) a.0 E-a.-0 .Q C -E ' LL~ ~ Q) ~ a. ~ 0 'O .c 6 -~ ...IC <C LL ..,, ___ ---------No. Date Revisions / Submissions _ 08.25.20 _C_IIY_SU_BM_ITT_AL ____ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL ------------------------vrw ,...,, LCW Checked 203163-09 Project.No. 08.25.20 -Sheet Title ShNt No. HARDSCAPE DETAILS LH500 CONTROL JOINTPEDESTRIAN CONCRETE PAVINGTYP. CONC. PAVING SECTIONEXPANSION/CONSTRUCTION JOINTCONCRETE AT WALL/BLDG.1TYPICAL POOL FENCEELEVATIONSECTION3AREA DRAIN IN CONC. PAVING6SLEEVING DETAIL7WOOD FENCE W/TOP RAILELEVATION5ELEVATIONMETAL POOL GATE - 48" HT.4SIDE VIEWFRONT VIEWTOP VIEW6' EXPANDED METAL BENCH8TOOLED CONTROL JOINTSAWCUT CONTROL JOINTCAULKED CONSTRUCTION JOINTDOWELED CONSTRUCTION JOINTCONCRETE PAVING AT VERTICLE PLANEENLARGED TYPICAL CAULKED JOINTTYPICAL CONC PAVING JOINT DETAILS2= I .I NOTE: ALL WOOD SHALL BE PRESSURE TREATED NO. 2 SOUTHERN YELLOW PINE. HEIGHT MAY BE ADJUSTED TO SUIT PROJECT. 0 I "' 1" CONT. CHAMFER AROUND TOP OF POSTS --2"x6" TOP RAIL, TYP. 2Mx4" SUPPORT RAILS, TYP. ~~ 1 "x4" TRIM BOARD, TYP. ' 1 "x6" FENCE BOARDS, TYP., NAILS-WIDTH SPACING BETWEEN BOARDS -----6"x6" POST, TYP., BEYOND. SPACE ON 8' CENTERS. 2"x6" BOTTOM RAIL, TYP. FINISH GRADE '-3000 PSI CONCRETE N ::;::,-n FOOTING ~ \ UNDISTURBED SUBGRADE ~ -=1 --c1= -1==1 = -11 =ii~ COMPACTED SUBGRADE FLOOR DRAIN AS SPECIFIED CONCRETE COLLAR AS PER MANUFACTURER'S RECOMMENDATIONS io 6" THICK CONCRETE COLLAR, COLOR & FINISH TO MATCH ADJ. CONC. PAVING DRAIN PIPE, SEE PLANS = INSTALLER OF SLEEVES SHALL BE RESPONSIBLE TO LOCATE SLEEVES IF NOT PROPERLY INSTALLED. 0 1;2· -1·-0· 323129.23-02 of-1-1/_:t ____ 1 ___ -,r _____________ 3_3_49_4_3_-0_4_ 0 1;2· -1·-0· 328409,76-05 _I!_ r 4' AS OR 6', NOTED I ~ 1i• J -j i-~ TYPICAL 7'-1 " ~ 0 3/4" -1·-0· 4" THICK CONCRETE PAVING, RE: HDSC PLAN FOR FINISH, RE: SPECS FOR REINFORCEMENT. 1 1/2" = 1'-0" POST, RE, SPECS --., I I = TOP RAIL, RE: cs SPE ~PIC KET, RE: SP ECS TTOM RAIL, SPECS /BO RE, = RE, SPECS FOR FOOTING DEPTH 1/4N SAWCUT CONTROL JOINT, DEPTH EQUAL TO 1/4 SLAB, LOCATE PER PLAN OR @ 5' O.C. FOR SIDEWALKS J COMPACTED SUBGRADE, RE: SPECS 323119-07 0 3/4" -1·-0· 1 /2" FELT EXPANSION JOINT W/ BACKER ROD AND WATERPROOF SEALANT, FULL DEPTH J,tQIE, 1. 6' LONG SUPERSAVER OUTDOOR PLAYERS BENCH BY TREETOP PRODUCTS, STYLE, BACKLESS, COLOR, GREEN. 2. INSTALL PER MANUFACTURER'S SPECIFCATIONS. -,IL-----6' ____ .,,, ~00~j tR CONC. ' FOOTER 0 3/f!' -1•-,r GATE POST, RE: SPECS MAGNA-LATCH VERTICAL PULL GATE LATCH. INSTALL PER MANUFACTURER'S INSTRUCTIONS. PICKET, RE: SPECS BOTTOM GATE FRAME RAIL, RE: SPECS KE'L!'l.QIES., A -GATE FRAME TOP RAIL, RE: SPECS B -TRU-CLOSE HEAVY DUlY, STANDARD GATE HINGE OR APPROVED EQUAL. INSTALL PER MANUF. INSTRUCTIONS. C -GATE WIDTHS AS NOTED ON PLAN OR IN SCHEDULE 323119-08 129343.13-18 EX. BLDG OR WALL FACE; SEE PLANS FOR LOCATIONS. 1/2" FELT EXPANSION JOINT W/ BACKER ROD AND WATERPROOF SEALANT, FULL DEPTH lYP. CONC. PAVING SECTION 321313.13-11 lYPICAL CONCRETE PAVING. TYPICAL ¼" TOOLED RADIUS !t-#ED:E z Ill, 11111 _I .I ~, TYPICAL ¼" TOOLED~ RADIUS EDGE. ..······· .S·· ·· .. · .. · ... CAULKED JOINT, SEE DETAIL ENLARGEMENT TYPICAL CONCRETE = DETAIL. PAVING. ,./ ¾;{, ~. " l ~, ~ ,,LIi _1 llul -1--1-1, 111 11 ½'' DIA. X 24" SMOOTH STEEL DOWEL WITH SLEEVE AT ONE END, 48" O.C. MAX., TWO MINIMUM PER JOINT. CAULKED JOINT, SEE DETAIL ENLARGEMENT DETAIL. ,-11n n1n - --in -11-,, -,, 1_1 - - ' CONCRETE CURB, WALL, ETC. 0 1 1/2" -1'-0" CAULKED JOINT, SEE DETAIL ENLARGEMENT DETAIL. TYPICAL CONCRETE PAVING. MASTIC SEALANT, PER SPECIFICATIONS, COLOR TO MATCH ADJACENT PAVING. WIDTH TO DEPTH RATIO OF MASTIC TO BE PER MANUFACTURER'S RECOMMENDATIONS. TYPICAL ¼" TOOLED RADIUS EDGE. TYPICAL CONCRETE PAVING. FOAM BACKER ROD. PREMOLDED EXPANSION JOINT FILLER PER SPECIFICATIONS. 32 1313.13-09 landscape architecture land planning r~T~placemokini;i "'-= Foley.Alabama ,!l--. ti-..~~;.~'. 9Ai~,:~: D ES I G N ~;,~;:t~,~~;,,,, P. 601.790.0781 landscape architects www.was-design.com ~@LJ lil@OO~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Re,I ____ -----------No. Date Revisions / Submissions _ 08.25.20 _CrIY_S_UB_M_ITT_A_L _____ _ _ 09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL _ OUU1 CrIY RE-SUBMITTAL ------------------------------vrw ,...,, LCW Checked 203163-09 Project.No. 08.25.20 -Sheet Title ShNt No. HARDSCAPE DETAILS LH501 VERNAL ROADBURNEY ROADSHOSHON E Y A V E N U E SHOSHONEY AVENUESHOSHONEY AVENUEPI = 55+00.00Common Area 1LANGFORD ROADTO HWYD 48YOSEMITE BLVDVERNAL ROADBURNEY ROADSHOSHONEY AVEWOMEN'SRESTROOMADASTORAGE$$MEN'SRESTROOM$$ADASTORAGE00100'200'N O R T HLANDSCAPE PLANTING PLAN1GENERAL NOTESLANGFORD ROAD LANDSCAPE BUFFER PROFILE2C --I 10•-5 .. 11□'-6" I -..---I 20'-3" ----1-TRAVEL TRAVEL --1----,a·-,o~ -----1--25' LANE LANE I ! I I / .' ,' / I I I ,' I I / / I l ,' I : I I / 1~\ \ \ i--+-+-L ~ /~/I\ : ' • I : I I I I 1 __ ...!,._ __ 1 ___ I : I : LANDSCAPE BUFFER J ~::-:-::::-:-=---------------------------------------------____Jl....l~--===!::::::::!1 rn londscopeorchitecture londplonning r~T~plocemoking ,= Foley,Aloboma r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ..,, ____ -----------No. Date Revisions / Submissions _ 08.25.20 ~CrIY~S~UB=M=ITI~AL~------09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL ---------------------------------------------YTW ,...,, LCW Checked 203163-099 Project No. 08.25.20 Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LP100 TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSIE 5 Ilex x attenuata `East Palatka` East Palatka Holly B&B or Cont 2"Cal 6`LN2 77 Lagerstroemia indica `Natchez` `Natchez` Crape Myrtle 30 gal 2"Cal 12` Standard, full headLT 92 Liriodendron tulipifera Tulip Tree 30 gal 2"Cal 10` Full head, specimen qualityCP 24 Pistacia chinensis Chinese Pistache 30 gal 2"Cal 10`QN 5 Quercus nuttallii Nuttall Oak 30 gal 2"Cal 10` Full head, specimen qualityQV 52 Quercus virginiana Southern Live Oak 30 gal 2"Cal 10` Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSSB 134 Viburnum odoratissimum Sweet Viburnum 3 gal 72" o.c.PLANT SCHEDULESHRUB PLANTING3MULTI-TRUNK TREE STAKING••2PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP6AABBTYPICAL PLANT SPACING4GENERAL PLANTING NOTES••••••••••••••••••••1GROUNDCOVER PLANTING50 (iJ 0 0 0 0 0 FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. j FINISHED GRADE. ;I;11-1 PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING -SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE O>-1----1-•--Vf'---------------D-ET_AJ_L_--FI-LE-"'-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. GENERAi CONDITIONS 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/DR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANDSCAPE AREA SOIi 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 PLANllNG BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY -nLLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJJNCllON WITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. RB40VE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MANTAJN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01--1· N.QIE;_ STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRANO 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. ----2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 1 8" INTO THE SUBGRADE PRIOR TO BACKFILLING. T~~~~~~:;fq"~ic=;:;;-::--::--3" MULCH 2X BALL DIA. 0 1/2" -1·-0· FORM SAUCER WITH 3" CONTINUOUS RIM ----SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. 329343-01 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 AND 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 AND 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 24ft BEHIND BED LINE C 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, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4 N DEPTH SHREDDED HARDWOOD MULCH ~ 3M DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURER'S INSTRUCTIONS ARROWHEAD ANCHOR I= I -,r1=-== -EXISTING SUBSOIL FINISHED GRADE KEEP MULCH 2N -3M FROM BASE OF TREE. ,-,..~•~----PLANT SPACING PER TRENCH EDGE, RE, DETAIL PLAN/PLANT SCHEDULE 2N MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.} ~~-----PREPARE BED PER SPECS ------UNDISTURBED SUBGRADE FINISHED GRADE AT LAWN. 0 NOT TO SCALE 329399-04 of-3_-_-1-·--o------------------3-29-3-13---0-1 O-1---_-1-·--0-----------------32_9_3-43-.2-6---0-2 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.was-design.com Ro,I ____ -----------No. Date Revisions / Submissions _ OB.25.20 _CrIY_S_UB_M_ITI_AL _____ _ _ 09.15.20 CrIY RE-SUBMITTAL _ 10.29.20 CrIY RE-SUBMITTAL ---------------------------------------------YTW ,...,, LCW Checked 203163-099 Project No. 08.25.20 Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 Page 2 of 11 Table of Contents General Information ......................................................................................................................3 Location ......................................................................................................................................... Existing Conditions ....................................................................................................................... Proposed Conditions ..................................................................................................................... Drainage Design ............................................................................................................................... Soil Conditions .............................................................................................................................3 Pond Design ................................................................................................................................4 Closed System Design .................................................................................................................4 Water Quality Calculations ........................................................................................................5 Summary of Results ...................................................................................................................6 Appendix A .....................................................................................................................................7 Vicinity Map .................................................................................................................................. Pre-Developed Drainage Map ........................................................................................................ Post-Developed Drainage Map ...................................................................................................... Appendix B .....................................................................................................................................8 Web Soil Survey Data ..................................................................................................................... Appendix C .....................................................................................................................................9 Detention Pond Design (PondPack)................................................................................................ Appendix D ...................................................................................................................................10 Closed System Analysis (StormCad) ............................................................................................. Appendix E ...................................................................................................................................11 Drainage Swale Analysis (Flowmaster) ......................................................................................... flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 3 of 11 General Information Location The subject property is located on the east side of Langford Road and on the south side of Hwy 104. The property lies within Baldwin County and in the City of Fairhope’s extra-territorial jurisdiction. A vicinity map has been included in Appendix A. The overall development is proposed to consist of 9 phases for a total of 545 lots. Three of those phases are existing or under construction. The proposed portion consists of 6 Phases totaling 328 single family lots The property has access to Highway 104 and Langford Road. Existing Conditions The terrain of the proposed development site generally falls in a west to east/southeast direction with elevations ranging from 120 ft. to 25 ft. A small portion of the site sheet flows west to the ditch on the east side of Langford Road. The site is mostly open pasture with the wetland area to the extreme south/southeast being wooded. Existing runoff enters a draw that begins north of the site and runs into existing manmade ponds that outfall to each other and eventually to the wetlands to the south and then offsite. Phases 1-3 of the development are existing or under construction. Other than a small area in Phase 2, the rest of Phases 1-3 utilize stormwater ponds that discharge to the east that do not tie to the drainage system that is the subject of this narrative. Maps showing the vicinity and the pre-developed drainage basin may be seen in Appendix A. Proposed Conditions The proposed development consists of 6 Phases totaling 328 single family lots with associated roads, drainage, and utility infrastructure. The proposed site will collect storm water runoff utilizing open ditches, yard inlets, and curb inlets spaced appropriately for their contributing drainage area. The system is designed for a 25 year post developed event. The detention basins were sized to have both the required detention volume and the required treatment volume to comply with the storm water quality requirement per the more stringent of Baldwin County & the City of Fairhope’s subdivision regulations. A map showing the post- developed drainage basin may be found in Appendix A. flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 4 of 11 Drainage Design Soil Conditions The lakes were designed using SCS method. Tables shown in Appendix B show the pre- development and post-development soil information used in the process. The soil information was obtained from the Web Soil Survey (USDA). Pond Design Fairhope Falls, Phases 4-9, will utilize three (3) detention ponds to regulate the runoff rate from the site. These ponds will discharge through concrete weir outfall structures to the immediate pond downstream and eventually into a stilling basin before sheet flowing south to existing wetlands. Bentley’s PondPack 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. According to our calculations, the proposed pond is adequate to accommodate the proposed development and the report can be seen in Appendix C. Closed System Design 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 detention ponds. Weir structures were installed in each pond and discharge into the wetlands at a controlled rate less than the pre-developed rate. A 25-year storm was analyzed with StormCAD and the report can be seen in Appendix D. Drainage Swales Drainage swales are located throughout the development behind interior lots inside a common area. The swales will route runoff into yard inlets and to the proposed ponds. A bottom width of 3.0 ft. was used for all with side slopes of 3:1. Bentley’s FlowMaster was used to analyze the channels. FlowMaster utilized the Manning’s equation for open channel flow to check the design inside the channel. Please see Appendix E for calculations. flj Dewberry· Dewberry Engineers Inc. 25353 Friendship Road Daphne, AL 36526 251 ,990.9950 251 .990,9910 fax www.dewberry.com Page 5 of 11 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. The stormwater quality treatment goal is designed to capture 85% of the annual storm water runoff. WQv=P x RV x 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) WET POND 4 (EXISTING POND) Total Drainage Basin=6.23 acres Impervious Area=6.022 acres I=100 (6.022/28.5) = 21.13 Rv=0.015 + 0.0092(21.13) = .21 WQv=1.8 x .21 x (28.5/12) = 0.90 acre-ft Pond has a wet volume of 14.04 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 5 (PHASE 4 POND) Total Drainage Basin=28.5 acres Impervious Area=6.022 acres I=100 (6.022/28.5) = 21.13 Rv=0.015 + 0.0092(21.13) = .21 WQv=1.8 x .21 x (28.5/12) = 0.90 acre-ft Pond has a wet volume of 14.04 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 6 (FUTURE PHASES) Total Drainage Basin=76.6 acres Impervious Area=27.44 acres I=100 (27.44/76.6) = 35.82 Rv=0.015 + 0.0092(35.82) = .35 WQv=1.8 x .35 x (76.6/12) = 4.02 acre-ft Pond has a wet volume of 18.95 acre-ft, therefore the volume of the first flush will be adequately treated. WET POND 7 (PHASE 5 POND) Total Drainage Basin=18.70 acres Impervious Area=5.97 acres I=100 (27.44/76.6) = 31.91 Rv=0.015 + 0.0092(35.82) = .31 WQv=1.8 x .31 x (18.70/12) = 0.87 acre-ft Pond has a wet volume of 1.53 acre-ft, therefore the volume of the first flush will be adequately treated. I Dewberry· Dewberry Engineers Inc . 25353 Fr ie ndship Road Daphne, AL 36526 257 .990.9950 251 .990 .9910 fax www .dewberry.com CommonArea 2Common Area 3C.A. 4C.A. 5C.A. 6Common Area 10C.A. 7Common Area 8Common Area 9Common Area 1C.A. 615415515615715815916016116216316416516616716816917017117217317517617717817918018118218318415215315117421718518618718818919019119219319419519619719819920020120220320420520620720820921021121221321421521632-03 32-0 513-04 13-0 1 13-0 5 13-0 3 12-08 13-0 4 32-05 32-0 1 32-0 2 12-0632-02 12-0 7 12-05 32-10 32-09 32-0 8 12-02 12-0112-04 12-0 332-0632-12 32-0 7 32-0 7 32-1332-14 32-14 13-0 5ZONE X (SHADED)REGULATORYFLOOWAYZONE AEPRE-9.029 AcPRE-2.412 AcPRE-6.078 AcPRE-148.40 AcPRE-84.95 AcPRE (DIRECT WEST)-13.50 Ac25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950I I ~ ~ SCALE _ 0 400 ,,-~-I ~I ( IN FEET ) ~J 1 inch -400 fl ~I I /1 ) ~! 1/ / A0 #6t ; G ( "' =-~ '<-----------'-I ; / I/, I /! 0 IDawbeny· ~f ;r1 /, 1/1/1/ .'/// /// /~(]/ ,~ff:'//~ 1 f:r/ief:J , I 1/ /// )} ~ CommonArea 2Common Area 3C.A. 4C.A. 5C.A. 6Common Area 10C.A. 7Common Area 8Common Area 9Common Area 1C.A. 615415515615715815916016116216316416516616716816917017117217317517617717817918018118218318415215315117421718518618718818919019119219319419519619719819920020120220320420520620720820921021121221321421521632-03 96OO1 OO2 32-0 513-04 13-0 1 13-0 5 13-0 3 12-08 13-0 4 32-05 32-0 1 32-0 2 12-0632-02 12-0 7 12-05 32-10 32-09 32-0 8 12-02 12-0112-04 12-0 332-0632-12 32-0 7 32-0 7 32-1332-14 32-14 13-0 5 LANGFORD ROAD TO HWY 104TO CO RD 48 ZONE X (SHADED)REGULATORYFLOOWAYZONE AEPOST- 6.226 AcPOST-18.709 AcPOST-19.054 AcPOST-9.486 AcPOST- 76.626 AcDIRECT-5.789 Ac DIRECT - 3 8 . 4 0 A c POST-9.029 AcPOST-2.412 AcPOST-6.078 AcPOST-71.10 Ac25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950(I, ,,.----:: -, ~ 1 inch~t ~i f!jJ!), ;/; POST-DEVELOPED DRAINAGE MAP IDawbeny· ?. __ EXISTING POND TO REMAIN AS IS (POND 7) TOP ELEV: 67.00 ./ ./ NORMAL WATER ELEV: 63.00 ../,,-~ BOTTOM ELEV: 56.55± (EXISTING) lf--,--L---,-L-~------,L~ D.H. W. ELEV (100 YR): 66.20 I EXISTING POND TO BE EXPANDED (POND 5) TOP ELEV: 57.00 NORMAL WATER ELEV: 53.00 BOTTOM ELEV: 45.25± (EXISTING) -').,..llp..~"tl'-i""'T""T"'H+H+++IUIIJ,f.+i D.H.W. ELEV (100 YR): 56.28 I I E~STING POND TO BE EXPANDED (POND 6) TOP ELEV: 51.00 NORMAL WATER ELEV: 43.00 BOTTOM ELEV: 36.51 ± (EXISTING) , D.H. w. ELEV (100 YR): 50.37 DEPARTMENT OF THE ARMY CORPS OF ENGINEERS, MOBILE DISTRICT P.O. BOX 2288 MOBILE, AL 36628-0001 December 14, 2020 South Alabama Branch Regulatory Division SUBJECT: Department of the Army Jurisdictional Determination, File Number SAM-2020-00600-JCC, 68V Pay Dirt LLC – GCOF, Baldwin County, Alabama 68V Pay Dirt LLC Attention: Mr. Nathan Cox Email Address: permitting@68ventures.com 29891 Woodrow Lane, Suite 300 Spanish Fort, Alabama 36527 Dear Mr. Cox: Reference is made to the request, submitted on your behalf by Dewberry Engineers, Inc., for a Department of the Army (DA) Jurisdictional Determination (JD) for an approximately 132-acre area in Fairhope, Alabama. The request has been assigned file number SAM-2020-00600-JCC, which should be referred to in all future correspondence with this office concerning this project area. The project area is located near the end of Yosemite Boulevard; within Section 7, Township 6 South, Range 3 East; at Latitude 30.537293°, Longitude -87.802582°; in Fairhope, Baldwin County, Alabama. The subject review area for this determination is limited to an approximately 132-acre area, made up of 5 Baldwin County parcels, which is illustrated in the attached site maps. Based on our review of the information you furnished, other information available to our office, and a site inspection conducted on November 18, 2020, we have preliminarily determined the above-referenced review area may contain approximately 1,331.5 linear feet of streams and 18.7 acres of wetlands that are waters of the United States under U.S. Army Corps of Engineers (USACE) regulatory jurisdiction. These waters are identified in the attached site maps as UT to Fish River (628.4 linear feet), Fish River (703.1 linear feet), W1 (0.88 acre), W5 (3.64 acres), W6 (3.31 acres), and W4 (10.87 acres). In addition, based on our review of the information you submitted, mapping resources available to our office, and the site inspection conducted on November 18, 2020, we have determined the subject review area also contains 1.29 acre of isolated, non-jurisdictional wetlands identified on the attached site maps as W2 (0.6 acre) and W3 (0.6 acre). The above determinations were made in accordance with the Navigable Waters Protection Rule and 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). The property was reviewed pursuant to Section 404 of the Clean Water Act, which requires that a DA permit be REPLY TO ATTENTION OF: - 2 - obtained for the placement or discharge of dredged and/or fill material into “waters of the United States”, including wetlands, prior to conducting the work (33 U.S.C. 1344). For regulatory purposes, the USACE defines wetlands as those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Please be advised that land clearing operations involving removal of vegetation with mechanized equipment such as front-end loaders, backhoes, or bulldozers with sheer blades, rakes, or discs; windrowing vegetation; land leveling; or other soil disturbance in areas subject to USACE jurisdiction are considered placement of dredged material under our jurisdiction. This letter provides both a preliminary jurisdictional determination (PJD) which addresses jurisdictional aquatic resources that appear to exist within the 132.21-acre review area, and an approved jurisdictional determination (AJD) which addresses aquatic resources that have been determined to be excluded from Department of the Army (DA) jurisdiction. The PJD provides documentation of two stream segments and four wetland areas as jurisdictional waters of the United States. This PJD shall remain in effect unless new information supporting a revision or a request for an approved jurisdictional determination is provided. Please note that since this jurisdictional determination is preliminary, it is subject to change and therefore is not an appealable action under the USACE Administrative Appeal Procedures defined at 33 CFR 331. The AJD provides documentation for the exclusion of two wetland areas from DA jurisdiction. If you object to the determination in the AJD, you may request an administrative appeal under USACE Regulations at 33 CFR Part 331. Attached you will find a Notification of Appeal Process (NAP) fact sheet and Request for Appeal (RFA) form. If you request to appeal this determination you must submit a completed RFA form to the South Atlantic Division office at the following address: USACE, Regulatory Appeals Review Office, Attention: Mr. Philip Shannin, Administrative Appeals Review Officer, 60 Forsyth Street Southwest, Floor 9M, Atlanta, Georgia 30303-8803, Email Address: Philip.A.Shannin@usace.army.mil, Telephone: (404) 562-5136. In order for an RFA to be accepted by the U.S Army Corps of Engineers (USACE), the USACE must determine that it is complete, that it meets the criteria for appeal under 33 CFR Part 331.5, and that it has been received by the Division Office within 60 days of the date of the NAP. Should you decide to submit an RFA form, it must be received at the above address within 60 days of the date of this letter. It is not necessary to submit an RFA form to the Division Office if you do not object to the findings of the approved JD. The AJD is based on current policy and regulation and is valid for a period of five years from the date of this letter. If by the end of the five-year period no development has been implemented and the approved JD has not been specifically revalidated by the USACE, it shall automatically expire. The statements contained herein do not convey any property rights or any exclusive privileges, and do not authorize any injury to property nor shall they be construed as excusing you from compliance with other federal, state, or local statutes, ordinances, or regulations that may affect proposed work at this site. The delineation included herein has been conducted to - 3 - identify the location and extent of the aquatic resource boundaries and/or the jurisdictional status of aquatic resources for purposes of the Clean Water Act for the particular site identified in this request. This delineation and/or jurisdictional determination may not be valid for the Wetland Conservation Provisions of the Food Security Act of 1985, as amended. If you or your tenant are USDA program participants, or anticipate participation in USDA programs, you should discuss the applicability of a certified wetland determination with the local USDA service center, prior to starting work. You are receiving an electronic copy only of this letter. If you wish to receive a paper copy, you should send a written request to this office at the following address: U.S. Army Corps of Engineers, Mobile District, Regulatory Division, Post Office Box 2288, Mobile, Alabama 36628. A copy of this letter is also being provided to the Alabama Department of Environmental Management, Mobile Branch, Attention: Mr. Scott Brown, at coastal@adem.alabama.gov; and to your agent, Dewberry Engineers Inc., Attention: Cathy Barnette at cbarnette@dewberry.com. We appreciate your cooperation with the USACE’s Regulatory Program. Please contact the project manager, Ms. Jessica Comeaux, at (251) 690-3262, or at Jessica.C.Comeaux@usace.army.mil should you have any questions. For additional information about our Regulatory Program, you can visit our web site at www.sam.usace.army.mil/Missions/Regulatory.aspx. Also, please take a moment to complete our customer satisfaction survey located near the bottom of the webpage. Your responses are appreciated and will help us improve our services. Sincerely, S. Brad Crosson Team Leader South Alabama Branch Regulatory Division Attachments Digitally signed by CROSSON.STEVEN.B.1368435178Date: 2020.12.14 11:00:19 -06'00' PRELIMINARY JURISDICTIONAL DETERMINATION FORM BACKGROUND INFORMATION A. REPORT COMPLETION DATE FOR PJD: December 14, 2020 B. NAME AND ADDRESS OF PERSON REQUESTING PRELIMINARY JD: Nathan Cox, 29891 Woodrow Lane, Suite 300, Spanish Fort, Alabama 36527 C. DISTRICT OFFICE, FILE NAME, AND NUMBER: Mobile District, 68V Pay Dirt LLC – GCOF Fairhope Falls, SAM-2020-00600-JCC D. PROJECT LOCATION(S) AND BACKGROUND INFORMATION: (USE THE TABLE BELOW TO DOCUMENT MULTIPLE AQUATIC RESOURCES AND/OR AQUATIC RESOURCES AT DIFFERENT SITES) State: AL County/parish/borough: Baldwin City: Fairhope Center coordinates of site (lat/long in degree decimal format): Lat. 30.537293 N, Long. -87.802582 W. Universal Transverse Mercator: Zone 16R X(easting): Y(northing): Name of nearest waterbody: Fish River E. REVIEW PERFORMED FOR SITE EVALUATION (CHECK ALL THAT APPLY): Office (Desk) Determination. Date: December 9, 2020 Field Determination. Date(s): November 18, 2020 TABLE OF AQUATIC RESOURCES IN REVIEW AREA WHICH “MAY BE” SUBJECT TO REGULATORY JURISDICTION. Site number Latitude (decimal degrees) Longitude (decimal degrees) Estimated amount of aquatic resource in review area (acreage and linear feet, if applicable) Type of aquatic resource (i.e., wetland vs. non-wetland waters) Geographic authority to which the aquatic resource “may be” subject (i.e., Section 404 or Section 10/404) Fish River 30.532995° -87.801335° 703.1 linear feet Open Water Section 404 UT to Fish River 30.534165° -87.802029° 628.4 linear feet Open Water Section 404 W1 30.539455° -87.803795° 0.88 acre Wetlands Section 404 W4 30.532995° -87.801659° 10.87 acres Wetlands Section 404 W5 30.538029° -87.802811° 3.64 acres Wetlands Section 404 W6 30.535714° -87.802479° 3.31 acres Wetlands Section 404 [8J [8J 1) The Corps of Engineers believes that there may be jurisdictional aquatic resources in the review area, and the requestor of this PJD is hereby advised of his or her option to request and obtain an approved JD (AJD) for that review area based on an informed decision after having discussed the various types of JDs and their characteristics and circumstances when they may be appropriate. 2) In any circumstance where a permit applicant obtains an individual permit, or a Nationwide General Permit (NWP) or other general permit verification requiring “pre-construction notification” (PCN), or requests verification for a non-reporting NWP or other general permit, and the permit applicant has not requested an AJD for the activity, the permit applicant is hereby made aware that: (1) the permit applicant has elected to seek a permit authorization based on a PJD, which does not make an official determination of jurisdictional aquatic resources; (2) the applicant has the option to request an AJD before accepting the terms and conditions of the permit authorization, and that basing a permit authorization on an AJD could possibly result in less compensatory mitigation being required or different special conditions; (3) the applicant has the right to request an individual permit rather than accepting the terms and conditions of the NWP or other general permit authorization; (4) the applicant can accept a permit authorization and thereby agree to comply with all the terms and conditions of that permit, including whatever mitigation requirements the Corps has determined to be necessary; (5) undertaking any activity in reliance upon the subject permit authorization without requesting an AJD constitutes the applicant’s acceptance of the use of the PJD; (6) accepting a permit authorization (e.g., signing a proffered individual permit) or undertaking any activity in reliance on any form of Corps permit authorization based on a PJD constitutes agreement that all aquatic resources in the review area affected in any way by that activity will be treated as jurisdictional, and waives any challenge to such jurisdiction in any administrative or judicial compliance or enforcement action, or in any administrative appeal or in any Federal court; and (7) whether the applicant elects to use either an AJD or a PJD, the JD will be processed as soon as practicable. Further, an AJD, a proffered individual permit (and all terms and conditions contained therein), or individual permit denial can be administratively appealed pursuant to 33 C.F.R. Part 331. If, during that administrative appeal, it becomes appropriate to make an official determination whether geographic jurisdiction exists over aquatic resources in the review area, or to provide an official delineation of jurisdictional aquatic resources in the review area, the Corps will provide an AJD to accomplish that result, as soon as is practicable. This PJD finds that there “may be” waters of the U.S. and/or that there “may be” navigable waters of the U.S. on the subject review area, and identifies all aquatic features in the review area that could be affected by the proposed activity, based on the following information: SUPPORTING DATA. Data reviewed for PJD (check all that apply) Checked items should be included in subject file. Appropriately referenced sources below where indicated for all checked items: Maps, plans, plots or plat submitted by or on behalf of the PJD requestor: Map: _______________________________________________________________________. Data sheets prepared/submitted by or on behalf of the PJD requestor. Office concurs with data sheets/delineation report. Office does not concur with data sheets/delineation report. Rationale:_________________. Data sheets prepared by the Corps:_______________________________________________. Corps navigable waters’ study: ___________________________________________________. U.S. Geological Survey Hydrologic Atlas: ____________________________________________. USGS NHD data. USGS 8 and 12 digit HUC maps. U.S. Geological Survey map(s). Cite scale & quad name: _1:24000 Silverhill_______________. Natural Resources Conservation Service Soil Survey. Citation: varies, in DESK from the National Regulatory Viewer – South Atlantic Division. National wetlands inventory map(s). Cite name: in DESK from the National Regulatory Viewer. State/Local wetland inventory map(s): _____________________________________________. FEMA/FIRM maps: _PANEL 01003C0670M eff. 4/19/2019_____________________________. 100-year Floodplain Elevation is: ____________. (National Geodetic Vertical Datum of 1929) Photographs: Aerial (Name & Date): _Google Earth image 11/18/19___________________. or Other (Name & Date): _Photos from site visit 11/18/20___________________. Previous determination(s). File no. and date of response letter: _________________________. Other information (please specify): ________________________________________________. IMPORTANT NOTE: The information recorded on this form has not necessarily been verified by the Corps and should not be relied upon for later jurisdictional determinations. ______________________________ _______________________________ Signature and date of Signature and date of person Regulatory Project Manager requesting preliminary JD (REQUIRED) (REQUIRED, unless obtaining signature is impracticable)1 ___________________________ 1 Districts may establish timeframes for requestor to return signed PJD forms. If the requestor does not respond within the established time frame, the district may presume concurrence and no additional follow up is necessary prior to finalizing an action. Digitally signed by COMEAUX.JESSICA.C.1539451231Date: 2020.12.14 11:18:47 -06'00' ~ ~ □ □ □ ~ ~ □ ~ ~ ~ □ ~ □ ~ ~ ~ □ □ U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 1 of 3 Form Version 29 July 2020_updated I. ADMINISTRATIVE INFORMATION Completion Date of Approved Jurisdictional Determination (AJD): 12/14/2020 ORM Number: SAM-2020-00600-JCC Associated JDs: N/A Review Area Location1: State/Territory: AL City: Fairhope County/Parish/Borough: Baldwin County Center Coordinates of Review Area: Latitude 30.538612° Longitude -87.803911° II. FINDINGS A. Summary: Check all that apply. At least one box from the following list MUST be selected. Complete the corresponding sections/tables and summarize data sources. ܆ The review area is comprised entirely of dry land (i.e., there are no waters or water features, including wetlands, of any kind in the entire review area). Rationale: N/A or describe rationale. ܆ There are “navigable waters of the United States” within Rivers and Harbors Act jurisdiction within the review area (complete table in Section II.B). ܆ There are “waters of the United States” within Clean Water Act jurisdiction within the review area (complete appropriate tables in Section II.C). ܈ There are waters or water features excluded from Clean Water Act jurisdiction within the review area (complete table in Section II.D). B. Rivers and Harbors Act of 1899 Section 10 (§ 10)2 § 10 Name § 10 Size § 10 Criteria Rationale for § 10 Determination N/A. N/A. N/A N/A. N/A. C. Clean Water Act Section 404Territorial Seas and Traditional Navigable Waters ((a)(1) waters):3 (a)(1) Name (a)(1) Size (a)(1) Criteria Rationale for (a)(1) Determination N/A N/A N/A. N/A. N/A Tributaries ((a)(2) waters): (a)(2) Name (a)(2) Size (a)(2) Criteria Rationale for (a)(2) Determination N/A N/A N/A. N/A. N/A Lakes and ponds, and impoundments of jurisdictional waters ((a)(3) waters):(a)(3) Name (a)(3) Size (a)(3) Criteria Rationale for (a)(3) Determination N/A N/A N/A. N/A. N/A Adjacent wetlands ((a)(4) waters): (a)(4) Name (a)(4) Size (a)(4) Criteria Rationale for (a)(4) Determination N/A N/A N/A. N/A. N/A 1 Map(s)/figure(s) are attached to the AJD provided to the requestor. 2 If the navigable water is not subject to the ebb and flow of the tide or included on the District’s list of Rivers and Harbors Act Section 10 navigable waters list, do NOT use this document to make the determination. The District must continue to follow the procedure outlined in 33 CFR part 329.14 to make a Rivers and Harbors Act Section 10 navigability determination. 3 A stand-alone TNW determination is completed independently of a request for an AJD. A stand-alone TNW determination is conducted for a specific segment of river or stream or other type of waterbody, such as a lake, where upstream or downstream limits or lake borders are established. A stand-alone TNW determination should be completed following applicable guidance and should NOT be documented on the AJD Form. I I I I I I I I I I I I I I I I I I I I I U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 2 of 3 Form Version 29 July 2020_updated D. Excluded Waters or FeaturesExcluded waters ((b)(1) – (b)(12)):4 Exclusion Name Exclusion Size Exclusion5 Rationale for Exclusion Determination W2 0.6 acre(s) (b)(1) Lake/pond or impoundment that does not contribute surface water flow directly or indirectly to an (a)(1) water and is not inundated by flooding from an (a)(1)-(a)(3) water in a typical year. The subject wetland is a manmade pond. It is separated from any jurisdictional features by a manmade berm and does not include any culverts connecting it to jurisdictional waters. The wetland is entirely outside of FEMA Flood Hazard areas. Considering the lack of connection between the subject resource and the nearest (a)(1)-(a)(3) water, the water is non-jurisdictional. W3 0.6 acre(s) (b)(1) Lake/pond or impoundment that does not contribute surface water flow directly or indirectly to an (a)(1) water and is not inundated by flooding from an (a)(1)-(a)(3) water in a typical year. The subject wetland is a manmade pond. It is separated from any jurisdictional features by a manmade berm and does not include any culverts connecting it to jurisdictional waters. The wetland is entirely outside of FEMA Flood Hazard areas. Considering the lack of connection between the subject resource and the nearest (a)(1)-(a)(3) water, the water is non-jurisdictional. III. SUPPORTING INFORMATION A. Select/enter all resources that were used to aid in this determination and attach data/maps to this document and/or references/citations in the administrative record, as appropriate. ܈ Information submitted by, or on behalf of, the applicant/consultant: GCOF at Fairhope Falls LLC JD Request (6/01/2020) This information is sufficient for purposes of this AJD. Rationale: An extensive desktop evaluation based on topographic maps, digital elevation models, historic aerial photographs, soil maps, and an analysis of historical impacts to the review area, along with an inspection of the site by Mobile District personnel on November 18, 2020, indicate the ponds labeled as W2 and W3 both exhibited no above-ground hydrologic connection to nearby jurisdictional waters. ܆ Data sheets prepared by the Corps: Title(s) and/or date(s). 4 Some excluded waters, such as (b)(2) and (b)(4), may not be specifically identified on the AJD form unless a requestor specifically asks a Corps district to do so. Corps districts may, in case-by-case instances, choose to identify some or all of these waters within the review area. 5 Because of the broad nature of the (b)(1) exclusion and in an effort to collect data on specific types of waters that would be covered by the (b)(1) exclusion, four sub-categories of (b)(1) exclusions were administratively created for the purposes of the AJD Form. These four sub-categories are not new exclusions, but are simply administrative distinctions and remain (b)(1) exclusions as defined by the NWPR. U.S. ARMY CORPS OF ENGINEERS REGULATORY PROGRAM APPROVED JURISDICTIONAL DETERMINATION FORM (INTERIM) NAVIGABLE WATERS PROTECTION RULE Page 3 of 3 Form Version 29 July 2020_updated ܈ Photographs: Aerial: University of Alabama Air Photos Archive: 1952; Google Earth Pro (2/1997 -11/2019) ܈ Corps site visit(s) conducted on: November 18, 2020 ܆ Previous Jurisdictional Determinations (AJDs or PJDs): ORM Number(s) and date(s). ܆ Antecedent Precipitation Tool: provide detailed discussion in Section III.B. ܈ USDA NRCS Soil Survey: SSURGO .kmz for Google Earth (Export 05/29/2020) ܈ USFWS NWI maps: USFWS NWI Map layer obtained from USGS The National National Regulatory Viewer on July 3, 2020, and submitted with the JD request by the agent ܈ USGS topographic maps: 1940 Silverhill, AL 1:31680; 1941 Silverhill, AL 1:31680, 1942 Silverhill, AL 1:31680; 1953 Fairhope, AL 1:24000, 2011 Silverhill, AL 1:24000 Other data sources used to aid in this determination: Data Source (select) Name and/or date and other relevant information USGS Sources USGS The National Map Web Application: NHD, USGS 3D Elevation Program Hillshade stretched and auto contours, National Regulatory Viewer: LiDAR Digital Elevation Models, NDVI USDA Sources N/A. NOAA Sources N/A. USACE Sources N/A. State/Local/Tribal Sources N/A FEMA/FIRM maps Firmette PANEL: 01003C0670M (eff. 04/19/2019) B. Typical year assessment(s): N/A C. Additional comments to support AJD: N/A Delineated Wetland Line (W2) Isolated Wetland (0.6 Acre) (W3) Isolated Wetland (0.6 Acre) UT to Fish River Fish River : : (W1) (W4) Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS UserCommunity Township: 6 South Range: 3 East Section: 7 Fairhope, AL 05501,100275 Feet Applicant: GCOF Fairhope Falls Project Name: Fairhope Falls West ´ Approximate reviewarea for ApprovedJurisdictionalDetermination                                                                                                                                                                                                                 7 7 7 7 7 7 ,.~. ! • • \ \ \ ' D.S\ Acr~ I t •. ~ y WLF/B1 N30.536317 W87.803293 WLF/B2 N30.536365 W87.803323 WLF/B3 N30.536393 W87.803393 WLF/B4 N30.536370 W87.803492 WLF/B5 N30.536311 W87.803517 WLF/B6 N30.536180 W87.803522 WLF/B7 N30.535966 W87.803472 WLF/B8 N30.535719 W87.803355 WLF/B9 N30.535596 W87.803300 WLF/B10 N30.535519 W87.803255 WLF/B11 N30.535491 W87.803179 WLF/B12 N30.535523 W87.803098 WLF/B13 N30.535595 W87.803058 WLF/B14 N30.535721 W87.803044 WLF/B15 N30.535950 W87.803130 WLF/B16 N30.536146 W87.803212 WLF/D1 N30.538035 W87.803729 WLF/D2 N30.538063 W87.803880 WLF/D3 N30.537990 W87.804052 WLF/D4 N30.537920 W87.804183 WLF/D5 N30.537792 W87.804195 WLF/D6 N30.537632 W87.804088 WLF/D7 N30.537584 W87.803994 WLF/D8 N30.537598 W87.803834 WLF/D9 N30.537665 W87.803668 WLF/D10 N30.537821 W87.803517 WLF/D11 N30.537908 W87.803486 WLF/D12 N30.537998 W87.803538 NOTIFICATION OF ADMINISTRATIVE APPEAL OPTIONS AND PROCESS AND REQUEST FOR APPEAL Applicant: 68V Pay Dirt, LLC File Number: SAM-2020-00600-JCC Date: 12/14/20 Attached is: See Section below INITIAL PROFFERED PERMIT (Standard Permit or Letter of permission) A PROFFERED PERMIT (Standard Permit or Letter of permission) B PERMIT DENIAL C X APPROVED JURISDICTIONAL DETERMINATION D X PRELIMINARY JURISDICTIONAL DETERMINATION E SECTION I - The following identifies your rights and options regarding an administrative appeal of the above decision. Additional information may be found at http://usace.army.mil/inet/functions/cw/cecwo/reg or Corps regulations at 33 CFR Part 331. A: INITIAL PROFFERED PERMIT: You may accept or object to the permit. • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • OBJECT: If you object to the permit (Standard or LOP) because of certain terms and conditions therein, you may request that the permit be modified accordingly. You must complete Section II of this form and return the form to the district engineer. Your objections must be received by the district engineer within 60 days of the date of this notice, or you will forfeit your right to appeal the permit in the future. Upon receipt of your letter, the district engineer will evaluate your objections and may: (a) modify the permit to address all of your concerns, (b) modify the permit to address some of your objections, or (c) not modify the permit having determined that the permit should be issued as previously written. After evaluating your objections, the district engineer will send you a proffered permit for your reconsideration, as indicated in Section B below. B: PROFFERED PERMIT: You may accept or appeal the permit • ACCEPT: If you received a Standard Permit, you may sign the permit document and return it to the district engineer for final authorization. If you received a Letter of Permission (LOP), you may accept the LOP and your work is authorized. Your signature on the Standard Permit or acceptance of the LOP means that you accept the permit in its entirety, and waive all rights to appeal the permit, including its terms and conditions, and approved jurisdictional determinations associated with the permit. • APPEAL: If you choose to decline the proffered permit (Standard or LOP) because of certain terms and conditions therein, you may appeal the declined permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. C: PERMIT DENIAL: You may appeal the denial of a permit under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. D: APPROVED JURISDICTIONAL DETERMINATION: You may accept or appeal the approved JD or provide new information. • ACCEPT: You do not need to notify the Corps to accept an approved JD. Failure to notify the Corps within 60 days of the date of this notice means that you accept the approved JD in its entirety, and waive all rights to appeal the approved JD. • APPEAL: If you disagree with the approved JD, you may appeal the approved JD under the Corps of Engineers Administrative Appeal Process by completing Section II of this form and sending the form to the division engineer. This form must be received by the division engineer within 60 days of the date of this notice. E: PRELIMINARY JURISDICTIONAL DETERMINATION: You do not need to respond to the Corps regarding the preliminary JD. The Preliminary JD is not appealable. If you wish, you may request an approved JD (which may be appealed), by contacting the Corps district for further instruction. Also you may provide new information for further consideration by the Corps to reevaluate the JD. I SECTION II - REQUEST FOR APPEAL or OBJECTIONS TO AN INITIAL PROFFERED PERMIT REASONS FOR APPEAL OR OBJECTIONS: (Describe your reasons for appealing the decision or your objections to an initial proffered permit in clear concise statements. You may attach additional information to this form to clarify where your reasons or objections are addressed in the administrative record.) ADDITIONAL INFORMATION: The appeal is limited to a review of the administrative record, the Corps memorandum for the record of the appeal conference or meeting, and any supplemental information that the review officer has determined is needed to clarify the administrative record. Neither the appellant nor the Corps may add new information or analyses to the record. However, you may provide additional information to clarify the location of information that is already in the administrative record. POINT OF CONTACT FOR QUESTIONS OR INFORMATION: If you have questions regarding this decision and/or the appeal process you may contact: ATTENTION: MS. JESSICA C. COMEAUX U.S. ARMY CORPS OF ENGINEERS CESAM-RD-A POST OFFICE BOX 2288 MOBILE, ALABAMA 36628-0001 Phone: (251) 690-3262 Email: JESSICA.C.COMEAUX@USACE.ARMY.MIL If you only have questions regarding the appeal process you may also contact: MR. PHILIP A. SHANNIN ADMINISTRATIVE APPEAL REVIEW OFFICER CESAD-PDS-O 60 FORSYTH STREET SOUTHWEST, FLOOR M9 ATLANTA, GEORGIA 30303-8803 PHONE: (404) 562-5136; FAX (404) 562-5138 EMAIL: PHILIP.A.SHANNIN@USACE.ARMY.MIL RIGHT OF ENTRY: Your signature below grants the right of entry to Corps of Engineers personnel, and any government consultants, to conduct investigations of the project site during the course of the appeal process. You will be provided a 15 day notice of any site investigation, and will have the opportunity to participate in all site investigations. _______________________________ Signature of appellant or agent. Date: Telephone number: Adjacent Properties to Fairhope Falls Phases 4 and 5 Parcel Number Owner Name Address City State Zip 05-4 7-04-18-0-000-001.002 BALDWIN COUNTY ALABAMA 312 COURTHOUSE SQUARE STE 12 BAY MINETTE AL 36507 05-47-03-07-0-000-011.008 RAMOS, GEORGE & ODILIA PO BOX 743 FAIRHOPE AL 36533 0S-47-03-07-0-000-009.002 THOMPSON, CHARLES DOUGLAS ETAL THOMPSON, 10775 SANDY LN FAIRHOPE AL 36532 0S-47-03-07-0-000-011.002 RINEY, BRIAN LEON 21052-A LANGFORD RD FAIRHOPE AL 36532 05-4 7-03-07-0-000-01 l.001 SCHREINER, ALAN ETAL SCHREINER, SHEILA 21096 LANGFORD ROAD FAIRHOPE AL 36532 05-4 7-03-07-0-000-01 l.005 KISSIER, SHARON LOU (LIFE ESTATE) 12604 MY WAY FAIRHOPE AL 36532 05-4 7-03-07-0-000-01 l.003 RINEY, BRIAN LEON 21052-A LANGFORD RD FAIRHOPE AL 36532 0S-47-03-07-0-000-0ll.004 WEST, DAVID 1505 CELESTE RD SARALAND AL 36571 05-47-03-07-0-000-008.000 JOHNSON, LEWIS JR ETALJOHNSON, MELANIE 11752 ALABASTER DR DAPHNE AL 36526 05-47-03-07-0-000-002.006 HARMON, KYLE BRANDON ETAL HARMON, AMY MA 21418 YOSEMITE BLVD FAIRHOPE AL 36532 05-4 7-03-07-0-000-008.008 ANKROM, KENNETH R ETAL ANKROM, SUSAN S 21503-A LANGFORD RD FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.012 68 VENTURES LL C 29891 WOODROW LANE STE 300 SPANISH FORT AL 36527 05-47-03-07-0-000-008.007 MIDDLETON, RODNEY D ETAL MIDDLETON, CARO 21631 LANGFORD RD FAIRHOPE AL 36532 05-47-04-18-0-000-001.014 BALDWIN COUNTY ALABAMA 312 COURTHOUSE SQUARE STE 12 BAY MINETTE AL 36507 05-4 7-03-07-0-000-008.004 SIMMONS, WILLIAM H JR ETAL SIMMONS, DEBO 120 FAIRHOPE AVE FAIRHOPE AL 36532 05-47-04-17-0-000-004.015 MCMURRAY, WILLIAM A ETAL MCMURRAY, M DAW 20755 LACEY RD SILVERHILL AL 36576 05-4 7-03-07-0-000-008.003 SIMMONS, WILLIAM H JR ETAL SIMMONS, DEBO 120 FAIRHOPE AVE FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.009 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-014.014 BRIDLEWOOD FARMS HOMEOWNERS ASSOCIATION 11045 OLD HWY 31 SPANISH FORT AL 36527 05-4 7-03-07-0-000-008.002 ERINGMAN, JOHN ETAL ERINGMAN, BETTY L 11755 BRIDALWOOD LN FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.013 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-009.007 SMART, LEONARD E ETAL SMART, SHARON K 12640 ST HWY 104 FAIRHOPE AL 36532 0S-47-03-07-0-000-002.016 DR HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.005 SMART, LEONARD ETAL SMART, SHARON 12640 ST HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-009 .004 SMART & SMART INVESTMENTS LL C 12640 HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.014 DR HORTON INC-BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-08-0-000-003.110 SAFFORD, ARKESHA 13026 SOPHIE FALLS AVE FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.052 FAIRHOPE FALLS OWNERS ASSOCIATION INC 29891 WOODROW LN STE 300 SPANISH FORT AL 36527 05-4 7-03-08-0-000-003.168 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-08-0-000-003.111 MURRY, KEVIN L ETAL MURRY, NICOLE MARIE 13006 SOPHIE FALLS AVE FAIRHOPE AL 36532 05-47-03-07-0-000-010.000 SMART, LEONARD ETAL SMART, SHARON 12640 ST HWY 104 FAIRHOPE AL 36532 05-4 7-03-07-0-000-002.020 GUNDERSON, RAMON LAWERANCE ETAL GUNDERSO 12878 SOPHIE FALLS AVE FAIRHOPE AL 36532 05-47-03-07-0-000-002.015 DR HORTON INC-BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.019 D R HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.017 D R HORTON INC -BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.018 DR HORTON INC-BIRMINGHAM 25366 PROFIT DR DAPHNE AL 36526 05-47-03-07-0-000-002.011 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-4 7-03-07-0-000-002.010 FAIRHOPE FALLS OWNERS ASSOCIATION INC 25366 PROFIT DR DAPHNE AL 36526 05-47-04-18-0-000-001.015 STREET, BRENDA MARIA 19211 HUGHEN ST ROBERTSDALE AL 36567 with more than one unit per lot, a separate MOP application wi ll be su bmitted at that time as applicable. The proposed re-plat of the exis t ing lots is shown below: se, SEE SHEET 2 rs J Fm LOT 5 CHINSPAa: REQUREMINTS I ' CX) CJ) i / ' / j / , / LOT 3 I, : \ ! \ ' \ I ,- ! : , __ BELLSOUT DI NSTRUME: 1 NOT In contemplation of and preparation for future development of lots 1-4 and lot 9, the improvements to lots 5 and 7 include sufficient greenspace for lots 1-4, 5, 7, and 9 in their enti rety, with lot 7 functioning 3 SD 21.09 Publix at Point Clear - Fe bru ary 1, 2021 approved by the City of Fairhope Horticulturalist. By staff's count, the proposed landscape plan creates a surplus of fifty-five (55) new trees to be installed above and beyond what is required for the site as well as a surplus of 25 tree credits not applied to the site. The storm water management system includes a wet pond with a littoral shelf and various plantings to support the wetland shelf. The wetland pond is a low impact development (LID) feature that removes 80% of Total Suspended Solids (TSS), thus satisfying the LID requirements of Article V section "F" of the subdivision regulations. The EOR evaluated the nearest downstream drainage structure through which the proposed development's storm flows will pass. The EOR concludes in the drainage report that the drainage system complies with the 10% and downstream adverse effects are not expected. Staff requested the EOR evaluate the installation of level spreader to the retention pond outfall structure to dissipate the energy of the drainage leaving the pond during outfall events. Staff was concerned about outfall flows that must travel across an adjacent private property in order to join the natural conveyance system of Point Clear Creek. The EOR advised a level spreader will not work properly, but as an alternative added an energy dissipating headwall to the pond's outfall to break up high energy flows. Further, a draft drainage easement across PPIN 2773 has been prepared and shall be recorded. The City of Fairhope Subdivision Regulations contain the following criteria in Article V.8.2. 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; • Zoning not appliable -subject development is not located within one of the City of Fairhope's zoning districts. • The City of Fairhope Comprehensive Plan includes commercial nodes at three intersections near subject property: CR44 (Twin Beech Road) and US98 (Greeno Road), CR32 and US98, and CR34 (Old Battles Road) and CR3 (S. Section Street). The development pattern at CR34 and CR3 establishing a commercial node has not emerged, though a commercia l node at CR34 and US98 is a logical location to place a commercial node within the current development pattern, and would likely be supported by a modernized comprehensive plan. 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; • Compliance with the comprehensive plan is described above. The other plans described in this section do not appear to affect subject development. c. The proposed subdivision is not consistent with these Regulations; • Subject development appears to comply with the City of Fairhope Subdivision Regulations d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Staff has not observed any evidence in the application as -submitted indicating non -compliance with applicable state or federal laws and regulations. 5 SD 21.09 Publix at Point Clear -February 1, 2021 e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City." • Staff has not observed any evidence t he development endangers health, safety, we l fare, or property within the planning jurisdiction of the City of Fairhope based upon the information included in the application. Recommendation: Staff recommends PRELIMINARY APPROVAL of case number SD 21.02 Dove Run East. The recommendation of approval includes the following assumptions and conditions: 6 ASSUMPTIONS 1) Though subject application is an MOP and not a traditional subdivision, a final approval process similar to that of a traditional subdivision final "plat" approval shall be required for any improvements to be dedicated to the City of Fairhope. a. All utilities to be dedicated to the City of Fairhope shall be installed to the satisfaction of the City of Fairhope Water and Sewer Superintendent, and a maintenance bond shall be submitted at the time of final plat application. b. As-built drawings, recorded stormwater O&M Plan and Agreement, inspection videos, and all testing requirements of the subdivision regulations shall be submitted with the final approval request. c. Copies of the recorded offsite drainage and utility easements as well as a copy of the recorded re-plat of the various lots/units shall be submitted with the request for final approval. 2) Vertical construction of buildings may occur concurrently with installation of improvements; however, the City of Fairhope Horticulturalist may preclude final certificate of occupancy (CO) of any buildings pending completion of all landscape and greenspace elements included in the landscape plans dated January 12, 2021. 3) All sidewalks shall be installed prior to final CO of the anchor store included on lot 5. 4) Installation of the roadway improvements along US HWY 98 (Greeno Road) and CR34 (Old Battles Road) shall be complete prior to final CO of the anchor store unit within Lot 5. 5) The proposed stormwater drainage system includes the following features: a. Downstream adverse effects are not expected. b. The drainage system complies with the 10% rule. c. A wet pond with littoral shelf is the LID technique for this development, which provides 80% total suspended solid (TSS) removal. d. Post-development flows are less than or equal to pre-development flows and the drainage system is designed for 2,5,10,25,50 and 100 year storm events. e. The retention pond outlet structure includes an energy-dissipating headwall. f. Staff memorializes the hold harmless provisions of Article VI, Section E.1-2. SD 21.09 Publix at Point Clear -February 1, 2021 7 6) Subject property lies within the Police Jurisdiction of the City of Fairhope and thus The City of Fairhope Sign Ordinance approval process shall be followed as required by Ordinance number 1537 for any signage to be installed by the development. 7) Subject property lies within the Police Jurisdiction of the City of Fairhope and thus The City of Fairhope Tree Ordinance approval process is applicable. The City of Fairhope Horticulturalist has reviewed and approved the landscape plans dated 1/12/2021. 8) An NPDES permit shall be obtained from ADEM prior to any land disturbing activities. A copy of the NP DES permit shall be included in the final approval application. a. The NOPES permit process was initiated at the time of MOP submission and a copy of the application was included in the MOP request. 9) The streets within the development are not proposed for dedication to the City of Fairhope or Baldwin County. 10) Lot 7 shall receive covenants and restrictions to serve as green space for the lifetime of the development. See condition of approval "4" related to future changes of use on lot 7. 11) Additional MOP applications will be required for any development of three or more units on lots 1-4 and 9, and any additional units above and beyond the 11 units on lot 5 contemplated by subject application. Future development intentions of lots 6 and 8 is unknown. 12) No waivers from the City of Fairhope Subdivision Regulations have been requested. CONDITIONS OF APPROVAL 1) Prior to approval of the re-plat of the various lots, reconfigure lot 5 and/or lot 7 to include an on-lot connector to lot 7. a. As shown, access to the greenspace on lot 7 from lot 5 is accomplished via pedestrian easement across lot 8. 2) The aid-to-construction cost for this project payable to the City of Fairhope is $92,451.34. Aid-to-construction cost shall be submitted prior land disturbance activities. 3) Addition of a note on the re-plat and wording within the lot 7 covenants and restrictions indicating that any change to a use other than greenspace on lot 7 shall require review and approval by the City of Fairhope Planning Commission or the authority having jurisdiction. A copy of the lot 7 covenants and restrictions shall be included with the application for final approval. 4) Revisions to proposed re-plat of lots 1-9: a. Inclusion of a 10' wide pedestrian easement a long the margin of the property adjacent to the US HWY 98 and or CR34 ROW, as applicable, shall be included on the rep lat of lots 1-4, 6, and 8 to allow future installation of sidewalks. b. The pedestrian easement upon lots 6 and 8 shall align with the installed sidewalks on lot 7. Lots 1-4, 6, 8, and 9 are not included within the actual MOP SD 21.09 Publix at Point Clear -February 1, 2021 ©.AQ~ JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS January 13, 2021 Mr. J. Buford King, LEED AP City of Fairhope 555 S. Section St. Fairhope, AL 56532 RE: AW Battles, LLC JADE No.: PUBLIX-1692 SD 21.09 Publix at Point Clear Dear Mr. King: We respectfully submit on behalf of our client our response to comments January 11, 2021. Enclosed are One (1) 30 x 42 revised plans and Eight (8) 11 x 17 Plat, Site Plan & Green Space Exhibit referenced in our responses . Listed below in bold italic are our responses to the review comments: PRE-APPLICATION SUBMISSION REQUIREMENTS (ADDED TO MOP REQUIREMENTS BY RESOLUTION 2018-03} 1. Please provide a copy of the meeting minutes of the community meeting. A sign-in sheet was provided for the meeting attendees, but no meeting minutes were furnished. Response: See enclosed Meeting Minutes. PRELIMINARY PLAT SUBMISSION REQUIREMENTS 1. Staff requests the B copies of the preliminary plat-site plan on 11x17 paper. Any revised plans shall be on 24x36 paper as well as submitted electronically Response: Enclosed are (1) 30 x 42 revised plans and (8) 11 x 17 plat. Per email from Buford King 30 x 42 plans are acceptable. 2. Please submit a letter for availably from the electrical provider for subject development. Response: Enclosed is a copy of the power Availability Letter. 3. By what means or method will the "preserven on lot 7 be restricted from future development so that it satisfies the greenspace requirements of the development for perpetuity? See Article V, Section "C" for additional greenspace comments. Response: There will be covenants and restrictions placed on Lot 7 and noted on the plat that restricts this lot to open space and prevents it from being developed from any other use for the duration of the shopping center. POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928 -3443 WWW.JADENGINEERS.COM Mr. J. Buford King, LEED AP January 13, 2021 Page2 4. Staff is concerned about the excessive number (26) of live oak trees proposed for removal by the development. Subject property is located within the Fairhope Police Jurisdiction and thus Tree Ordinance number 1444, which requires that "every effort" is made to preserve heritage trees, is applicable. The City of Fairhope Horticulturalist may require evaluation of the landscape plan by the Tree Committee to rule on the removal of trees proposed by subject development in advance of Planning Commission consideration of Case number SD 21.09. Response: The grading and site plan has been adjusted to preserve as many trees as possible on site. Unfortunately there is a lot of topography on this site which makes preservation while developing adequate facilities difficult. With the understanding that we unfortunately will have to remove some trees as depicted on the demolition plan we are proposing planting an additional 43 Live Oak and 20 Pine trees on site to enhance and revegetate the site above the standard Landscape Ordinance requirements. Additionally, we have preserved existing trees in various species and calipers ranging from 11 "-40" DBH. This preservation equates to 209 tree credits. We have only utilized 104 of the 209 available tree credits to meet the site requirements. 5. Not shown for all lots. A typical! FFE may be shown for the lots not developed by this application for MOP -consult with the City of Fairhope Buildi ng Official for more information. Response: Typical minimum FFEs have been added to the plans and plat. 6. Sidewalks are not reflected along the entirety of Greeno Road and not reflected at all along Old Battles Road. Response: We respectfully request that this project be allowed to provide sidewalks within the interior of the development, rather than along the frontage of Greeno Rd. We feel that this is a safer option and that it allows for better connectivity and pedestrian flow throughout the development. Sidewalks have been added along Old Battles Rd on Lot No. 5 and Lot No. 7. Lot numbers 8 and 6 of the re-plat are not owned by the developer and will not be a part of this development. 7. Please clarify the conflict between th e 17 units listed on th e application and the 16 units listed in the site data table. Further, how many units are proposed for lots 1-4 and for the balance of lot 5? Are units proposed for the region of lot 5 at the intersection of Old Battles Road and Greeno Road? This review assumes lot 7 will receiv,e some type of covenant or restriction that requires lot 7 to serves as greenspace for perpetuity and may not be developed. Response: The intent is for this MOP application to include Lots 5 and 7 with a total of 16 units. All of the proposed units included in this MOP application will be located on Lot 5 and the unit breakdown is as follows: 1 anchor grocery unit, 10 inline units adjacent to the anchor, 2 units in the out-building in front of the inline retail, and the potential for 3 more future units on the southeast corner of Lot 5. If, at any time in the future, Lots 1-4 or Lot 9 are to be developed with more than one unit, a separate MOP application will need to be submitted at that time. The application has been updated to reflect 16 units, not 17. This MOP application does, however, plan to provide the necessary greenspace required for the future development of Lots 1-4 and Lot 9 in addition to the greenspace required for the development of Lot 5. The greenspace will be provided on Lot 7 and Lot 5. Mr. J. Buford King, LEED AP January 13, 2021 Page 4 2. Further, provide additional justification for the 30% greenspace credit of the retention pond -how does this retention pond promote active or passive recreation? Response: We have incorporated additional Pine Tree Plantings, Lattoral Shelf Plantings, and evergreen shrub plantings to create a long term soil stabilization as well as stormwater runoff filtration while creating a visual screen and parklike setting for the area. The lattoral shelf plantings will attract many different types of wildlife to the existing retention water/pond area which can be viewed from the surrounding walkways and dog park areas. Additionally, the lattoral shelf plantings can be used as a teaching example of how to use natural elements to help treat and protect our waterways from stormwater runoff. The Pine trees and viburnum plantings create a visually appealing and parklike setting for people utilizing the site. 3. Lot 7 does not appear to comply with the definition of a "preserve" as contemplated by table 4·1 . Lot 7 was previously developed and is thus not an "An undeveloped area that contains significant natural features or habitat worthy of preservation. Features such as large stands of trees, water elements, or prominent topography characterize preserves. A preserve may be used for passive recreation or as a scenic and visual buffer. It generally contains little or no constructed improvements although trails may access the preserve." Further, lot 7 is isolated from the rest of the development. Staff does not support greenspace on an isolated lot not physically integrated into the development. Please consult table 4*-1 for other greenspace options. Response: The revised development and landscape plans indicated a fully designed green space for lot 7. This area is connected with a walking trail from the sidewalk along battels road over to the internal sidewalk system of the shopping center. The pedestrian corridor is within a 30' easement that has a wooden fence outline the boundary of the trail. The fully designed green space/ park feature, its direct connection to the Publix center, and the restrictions that have been placed on it via the plat and ECR agreements should fully comply with the open space requirements for this project. Lot 7 has been designed as a walking/recreational area and preserve. The existing large caliper pecan and oak trees that have been saved will create ambiance and shade for the area. A chipped hardwood mulch path with steel edging has been incorporated into the design to allow for minimal impact on the existing trees root system while creating a completely pervious pathway. A decorative wood fence lines a concrete walkway tying lot 7 into the proposed development. Additionally the proposed pathway also ties into the new sidewalk along the front of lot 7 at Battles Road. The existing crape myrtles preserved on the front of lot 7 with the new live oak plantings installed will create a true parklike and preserve setting while creating a nice greenspace for employees and citizens to utilize in the heart of this new development. 4. It is not known if the roads adjacent to greenspace (other than lot 7 along Old Battles Road) will be dedicated to Baldwin County. If the streets within the site remain private, this section is not applicable. Response: NIA . Streets within the development will be private. 5. Subject application indicates the various lots will receive a re·plat to create the proposed lot lines. Please reflect the elements required by this section on the replat. Further, a note on the replat related to lot 7 may be required to make certain the greenspace on lot 7 is preserved for perpetuity and restricts further development of the property•which is dependent upon how the comments related to Article V, Section C.4. are addressed. Mr. J. Buford King, LEED AP January 13, 2021 Page 10 area for parking and access. Trees, shrubs, grass and other ground cover shall be planted in the same ratio as required in perimeter landscaping. Response: All calculations shown on sheet L-16. 5. A continuous landscape strip of at least seven (7) feet in width at every fourth parking row, with solid protective curbing. Vehicles shall not overhang more than two (2) feet into landscaped areas. Response: Per our meeting with staff the project complies with the intent of a landscape strip is provided so that no more than 4 full parking rows are provided. It should also be noted that the requested parking field design matches the recently approved Publix parking lot layout for Hwy 104 and Hwy 181. 6. Please revise the continuous landscape strips so that the strips are placed every fourth row (one strip appears to be out of sequence). Please provide the landscape statistics (verify 10% of the parking area is landscaped) as required by this section and section 20.5-3 (2). Platinum Beauty Variegated Mat Rush, Japanese Yew, Dwarf Podocarpus and Red Drift Groundcover Rose are not listed in section 20.5-15 and shall be approved by the City of Fairhope Horticulturalist. Parking space over/under story tree quantities were verified as adequate in section 20.5-4 (5), above. Response: Per our meeting with staff the project complies with the intent of a landscape strip is provided so that no more than 4 full parking rows are provided. It should also be noted that the requested parking field design matches the recently approved Publix parking lot layout for Hwy 104 and Hwy 181. 7. Please evaluate the two entrances along Old Battles Road -the Japanese Yew or similar plantings 4' tall my cause a visual obstruction to the turning motion to or from Old Battles Road. Response: The Japanese yew have been adjusted slightly to ensure they are not included in the Clear Visibility triangle standards. 8. The 5' strip required by this section does not appear to be placed around lots 7 and 8, PPIN 2774, and the portion of PPIN 2773 adjacent to the vehicular use area on the west side of the grocery store. The buffer zone landscaping described in the next (11) section will likely satisfy both sections (10) and(11). Response: Buffer zones satisfy this requirement. 9. Please revise the landscape plans to include one of the buff er zone landscaping options for the areas adjacent to single family residential properties. Response: A staggered double row of 6' Nellie R. Stevens holly has been added around the existing single family property (as shown and recorded on the Fairhope GIS maps under current use) Lot 6 and the Northwest Corner of the development to meet the buffer standards. 10. Please coordinate submission of the Parking Lot buffer zones, incompatible land use buffers (above) and vehicular use area buffers of this section when preparing revisions. Response: All Buffer areas have been included. 11. The sweet viburnum proposed for the retention pond screening does not encircle the entire pond. Further, please cross reference drawing L-15 with drawing C-19. The 4:1 side slope required by this section is reflected on drawing L-15, however a 3:1 slope is reflected on drawing C19. Please Mr. J. Buford King, LEED AP January 13, 2021 Page 11 coordinate the side slopes in the drawing revisions to comply with this section and thus comply with both Ordinance 1444 and the subdivision regulations. Response: The plantings around the retention pond area have been extended not only at the edge of the retention area but to tie in and screen the non-decorative portion of the dog park chain link fence while leaving the view from the dog park open to the water so that the wildlife and water element can be seen and enjoyed by the patrons to the property. See greenspace response for more information. 12. Please revise the tree protection detail on drawing L-14 to coordinate with the tree fencing detail on drawing l-1 to reflect the 20' minimum fence distance from heritage trees. Response: Detail has been updated. 13. Drawing l-2 indicates five (5) trees within the public right-of-way (ROW) for which tree removal is requested. Please submit restitution payment in the amount of $6,500.00 prior to land disturbing activities (this shall be a condition of approval of the MOP case). The City of Fairhope Horticulturalist will rule upon the tree removal request. Response: Respectfully, Please see the updated landscape plans that show we are proposing replacement with new live oak trees in the ROW for trees mandating removal due to the required roadway widening, utility and drainage/grading issues. Perry C. Jinright, Ill, P.E., LEED AP Managing Member Enclosure \sr P.ubli1 ........ 6.) The outfall of this project has a combined onsite and offsite drainage basin of approximately 53 acres that drains from the east towards the West where it drains into Point Clear Creek. This location in Point Clear Creek has a combined upstream drainage area of approximately 554 acres. 53 of these acres (approximately 9.5%) is represented by this project. In accordance with Article V Sec. F 7.a. a hydrologic analysis is required to demonstrate that the detention facility will not exacerbate flooding downstream . In order to accurately model the anticipated flows of the basin, we had t o create hydrographs that matched the peak discharge rates of the regression equations provided by StreamStats. Our model was calibrated to the 100- year peak flow that was determined by StreamStats Region 4 Regression Equation. The Post Development hydrologic analysis indicates downstream flows are within the StreamStats standard of error for the respective storm event. We also check the flow capacity of the nearest downstream structure which is the double 1o'x5' box culvert for point clear creek at Battles Road. this culvert would have been designed to the 25-year storm per Baldwin County design standards. Per the enclosed culvert calculations neither the 25- or so-year event has any significate post development impact to this roadway crossing. The anticipated headwater for both storms has minimal differences for both storm conditions. As such, No Adverse Effects are anticipated by the project to the downstream drainage of Point Clear Creek. There are drawings included in this report that depicts the design of the sites grading, pipe network, detention ponds and respective outfall structures. This report includes all calculations, drainage maps, and charts that were used to model this drainage design . Water Quality Calculations The City of Fairhope's development regulations require that the project provide storm water treatment in its storm water management system. The regulations have the following formula that shall be used to determine the volume of storm water runoff from the development shall be treated. Form11/a from Article F of city development reg11/atio11s: WQv= Px Rvx A /12 Rv = 0.015 + 0.009212([) I= drainage area % imperoio11s (50 % wo11/d be 50) P= 85% rain event= 1.8 in ches A = Approximate Drainage Area (acres) WQv= req11ired storage in acre-feet This projects single wet pond will provide adequate storage that will exceed this requirement. The city's development regulations list the wet detention pond as an acceptable method to comply with the 80% Total Suspended Solids Removal efficiency requirement. A.) Required Treatment Volume (TV): routing calculations where performed using Haestad Method's, Pond Pack Version 10. The combined detention pond system and the calibrated Section Street Hydrograph was designed under the SCS method by using Hasted Method's, Pond Pack Version VBi. Point Clear Creek was modeled using the StreamStats Program. All of the input data for our ditch computations have been included in this report. The project meets the 10% rule since detention is not being waived on the project. The Pond Pack computation with the 554-acre drainage basin included in this report represent a hydrologic analysis for the predevelopment verses post development condition of the combined hydrographs of the upstream drainage area plus the routed post detention ponds release. The projects drainage report indicates that the project will have post development runoff rates that are less then predevelopment conditions. The Post Development hydrologic analysis indicates downstream flows that are within the StreamStats standard of error for the respective storm event. Per the results, the storm water leaving the site in is post development condition compared to predevelopment for this proposed development will have No Adverse Effects to adjacent properties. Traffic l·mpact Study Publix Shopping Center Fairhope, AL Prepared for: RW BattleS', LLC Prepared by: HSA Consulting Group 1315 Country Club Road Gulf Breeze, FL 32563 October 9, 2020 Old Battles Road right-in right-out driveway (west of US 98)-The Excel sheets are presented in Appendix H. Results show that a westbound right turn lane is not needed. CONCLUSIONS/ RECOMMENDATIONS This analysis has shown that the surrounding roadway network generally can accommodate the proposed project trips. The only recommended improvements are: • Southbound right turn lane on US 98 at Old Battles Road (recommended length is 375' including 100' taper; slightly shorter length may be necessary due to proximity to driveway north of intersection) • Northbound left turn lane and southbound right turn lane at the US 98 full access driveway at the north end of the site (both lanes recommended to be 3 75' including 100' taper) • Southbound right turn lane at the US 98 right-in right-out driveway north of Old Battles Road (recommended length is 375' including 100' taper) No other improvements are needed at the analyzed US 98 intersections (CR 32, Old Battles Road and Twin Beech Road). -22- Ot,Q5 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS Owner: RW BA TILES, LLC Date: December 8, 2020 Engineers: JADE CONSULTING, LLC Time: 4:00 PM Project Name: Publix at Pointe Clear-Multiple Occupancy Project (MOP) Place: Property Owner Signature CHADWICK, MARGARET A 22596 CO RD 49 SILVERHILL, AL 36576 05-46-09-29-0-000-067 .003 EQUITY TRUST COMPANY CUSTODIAN FOR BENEF 203 BELLMONT AVE FAIRHOPE, AL 36532 05-46-09-29-0-000-067 .009 05-46-09-29-0-000-067 .002 GRON, WILLIAM JR ETUX TONYA REYNOLDS 7897 OLD BA TILES RD FAIRHOPE, AL 36532 05-46-09-29-0-000-067 .006 05-46-09-29-0-000-067 .007 HEAD, FRANK C JR ETUX NANCY SMITH 18323-A GREENO RD S FAIRHOPE, AL 36532 05-46-09-29-0-000-068.001 JVN HOLDINGS L L C 8262 AL HWY 9 ANNISTON, AL 36207 05-46-08-28-0-000-020. 002 I , - l<.)~ }J;(OJt_.Qa- POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 WWW.JADENGINEERS.COM Nix Center Fairhope, AL Email Page 215• I I 0.8.QS JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS Owner: RW BA TILES, LLC Date: December 8, 2020 Engineers: JADE CONSUL TING, LLC Time: 4:00 PM Project Name: Publix at Pointe Clear -Mu ltiple Occupancy Project (MOP) Place: Property Owner Signature T & K PROPERTIES LL C PO BOX 769 POINT CLEAR, AL 36564 05-46-09-32-0-000-001.000 I WILLETT, MICHAEL ANTHONY ETUX MARY ALICE PO BOX 101 POINT CLEAR, AL 36564 05-46-09-29-0-000-067.001 05-46-09-29-0-000-067 .004 POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 WWW.JADENGINEERS.COM Nix Center Fairhope, AL Email P a g ~ 4j5 ~8R5 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS Publix at Pointe Clear --Neighborhood Meeting Minutes Date : Tuesday, December 8, 2020 Time : 4:00 p.m. Place: James P. Nix Center City of Fairhope Fairhope, AL 36532 Attendees: See Sign-in Sheet Minutes: General introductions of owner and engineers Engineer and owner introduced the project There were no significant questions or comments Meeting End Time:4 : 30 PM POST OFF I CE BOX 1929 • FAIRHOPE , ALABAMA 36533 TELEPHONE (251) 928-3443 WWW.JADENG I NEERS .COM Publix Development Comments Response by the Engineer of Record (EOR) is indicated in blue text. Sanitary Sewer: Sewer laterals serving commercial business must come to a manhole. No Tees in 8" sewer mains. Response : Sanitary sewer laterals have been revised to connect at manhole locations . Extend gravity sewer and set manhole (Northeast Corner) to property boundary for future growth. Response : A SSMH was added just north of the drive connection to Greeno Road with an 8" stub out for future extension (see Sheet C7). Sanitary Sewer laterals for drains of containment areas for solid waste dumpsters and Grease containers is a concern due to the introduction of rainwater, especially during flooding events. Please clarify preventative methods to mitigate inflows to this type of drainage structure. Response : Per discussions with Jason Langley , area drains were removed from dumpster enclosures . All proposed SSMH's will be installed with inflow dishes. Proposed grease traps shall provide sealed lids or inflow dishes. Manholes outside of paved perimeter of property shall be raised above finished grade a minimum of 3ft. (Flood line where finished grade is not applicable). Coordinate with Fairhope Utilities for further clarification. Response: RI M elevations for proposed SSMH 12 and 13 along with the existing SSMH the project is connecting to were revised to be 3' above finished grade. Existing manhole within Old Battles Village where development will access shall be raised minimum of 3ft and lined after new sewer line is installed. (See Water and Sewer Specifications) Coordinate with Fairhope Utilities Response : Callout for c onnection to existing SSMH revi sed to provide for raising RIM elevation to 70 .75' and lining the interior of the manhole pe r City construction s tandard specifications. There is an aid-to-construction cost associated with upgrading the Lift Station within Old Battles Village that accepts sanitary sewer from this development. Costs will be for capacity increases and back up power supply. Please provide estimated sanitary sewer flows from this development and include within the application within Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities Response : Estimated sanitary sewer flows from this development are included with this submittal. Water: Water line size from 12" main on east side of Greeno Rd onto property should be 12" DI Utilizing gate valves on three sides of tee for isolation. Stub out going north on west side off Greeno Rd to property line for future development. Stub out should be laid to property line, capped, and marked at that location. Response : 12" water line extension carried under Greeno Road with 12" stub provided to the north for future extensions . All encased water mains shall be Ductile Iron minimum Class 350 using lock gasket or equivalent restraint. Response: Utility notes and plan call/ outs revised to specify ductile iron c lass 350 pipe in encasement and under pavements. Crossing paved roadvvays whether encased or open cut shall be Ductile Iron pipe meeting same specifications as encased crossings . Response : Utility notes and plan ca/louts revised to specify ductile iron class 350 pipe in encasement and under pavements. All water services shall be¾", 1", 2", and 3" (meter connections). No½ sizes are allowed. Response: Water service ca/louts revised to reflect whole meter sizes . On future developed lots utilize tapping sleeve (Current plans show tee) Also use approved Ball Corp stops, Tubing, and Ball Curb stops with lock wing (See Standard Specifications for Water and Sewer) for future water meter installation. (2" and smaller) Response : Water service stub for these lots was revised to provide for tapping saddle, corporation stop, service line , and curb stops . Fire line backflow preventer shall be a Double Check Detector Assembly. Watts 709DCDA series or equivalent. Re s ponse : Note added to Utility Notes for back flow preventers to be Watts 757DCDA or approved equal. All testable backflows must be outside building either in ground (vault) or above ground at building protected from damage and weather conditions. Response : Per phone discussion with Jason Langley the 8" backflow for the Publix building is located behind the back of bui l ding and wi ll be insulated . The fire backflows for the other buildings will be within the sprinkler closets where noted on plans . Water main installed on Old Battles Road must extend to Greeno Rd and connect to existing 6" water line (Coordinate with Fairhope Utilities) utilizing a Tee with an 8" stub out with valve pointing South for future development. Response : Water extension plans revised to connect to existing 6" water line and prov ide for B" stub to the south for future extension. Extending 8" water main as shown on current plains will require coordinating with Fairhope utilities for connecting customers along Old Battles Road (Approximately 8 services) the customers are currently supplied by a 2" water line that will be abandoned. Response : Per phone discussion with Jason Langley, note added to plans requiring the existing 2" water line remain in service until the new B" water line has been installed, tested , and service connections added for the existing water services . Contractor to provide for connection of these existing water services to the new water line. Jason S. Langley Water/Wastewater Supe rintendent Fairhope Public Utilities September 01, 2020 Sherry Rutl1 JADE Consulting, LLC 208 ~lorth Greeno Rd, Suite C F airno11e, Alabama 36532 ATO 2.1 SS 01.D SHELL RO-s .. :1-e MOIHLE, Al-l 6601 T: ZS.14 7181&'1 r: lS1471 MIO ww,, . .s i't.o:im RE : Proposed 8 ingle Commern ia I Building -S Gfe.e110 Rd and Old Battles Rd Dear~ s. Ruth: This lette r is in response to your r ·eAuesrfor information on theav·aila.bilty .of se1vi ee at the above 1oc·aliot1 by AT &J. This letter aeknowledgesthat the above referen ced locali'on is loeated in a11 are~ served cy AT&T. Any setvi ~e ,1rmo9ementa for the t11e ·proposed development at this location will be su)lject to late,r discussions and ag.ree·mehi s bet\oVeen the develope r ahd AT&T. Please be ,;dvised that this letter is hot a cornrnilinent by AT&T to provide seivic.e to tJ1i.s prop,osed developrtient. Please contact me at the. phone nurnbe'r includ.ed in this le.It er with' arry qu,estioti& Thank you for con tacting AT&T. Sincerely , Vllada Mitchell MGR O SP Pla1rning & Engi'ne.erirl g Destgn Baldwin County Planning and Zoning Exempt Subdivision Zoning Verification Robertsdale Office 22251 Palmer Street Robertsdale, AL 36567 Phone: (2 51) 580-1657 Fax: (251) 580-1656 Foley Office 201 East Section Street Foley, AL 36535 Phone: (251) 972-8523 Fax: (251) 972-6820 AN APPROVED E.XEMPT SUBDIVISON ZO:NlNG VERIFICATION DOES NOT CONSTITUTE APPROVAL FOR AN EXEMPT SUBDIVISION Applicant Name: RW Battles, LLC Date: ------- Mailing A ddress: 418 Scott Street City: Montgomery State: _A_L ______ Z ip code: _3_6_1_0_4 __ _ Telephone: ( 334 ) 481 _ 0510 Fax: (__J __ -e-mail: wroark@helmsroark.com Site Information E-911 Address of Site: US Hwy 98 and Old Battles, Fairhope, AL ParcelIDNumber: 05-See attachedProjecUnfotmation Sheet ---------------- Proposed Use: Multiple Occupancy Project (MOP) The following items must be submitted at the time of application: YES YES YES YES YES Completed Exempt Subdivision Zoning Verification application. Plot Plan or Survey of original parcel, drawn to scale indicating any existing structures (with dimensions) and the setbacks from property lines. Plot Plan or Survey of proposed division, drawn to scale indicating any existing structures (with dimensions) and the setbacks from proposed property lines. Agent Authorization Form (if person other than property owner is applying) Any other information deemed necessary to complete the review. This certificate is valid for a six (6) month period after date of issuance . I hereby certify that the information stated on and submitted with this application is true and correct. I also understand that the submittal of incorrect information will result in the revocation of this verification and any worked performed will be at the risk of the applicant. Will~~ 1/13/21 Signature of Applicant Date Request for an Exempt Subdivision Letter 2 REQUEST FOR AN EXEMPT SUBDIVISION LETTER I/We would like to request a subdivision exemption letter from the Baldwin County Subdivision Regulations for the following type division to be made: Parcel Identification Number: 05-See .attached Project_informatLon Shee~ Check the box showing which utilities are available: Water: YES Public provider ___ Well Wastewater: YES Public provider ___ Septic tank Check the appropriate box: \ Family division (legally related family members: spouse, children, Siblings, parents, grandparents, grandchildren, or step-related individuals of the same status). Each parcel shall have its own ingress/egress and utility access or easement that runs with the land of not less than 30 feet in width;[§ 4.2(a)J; If requesting a family division of land, name of person or persons that property is to be deeded to: Their relationship to me is: __ Spouse Grandchildren __ Siblings Parents __ Daughter __ Grandparents Son __ Step-related individuals of the same status \ NA \ The public acquisition by gift or purchase of strips or parcels of land for the widening or opening of streets or for other public uses[§ 4.2 (b)}; \ NA \ A "one-time" split of a single parcel into two resultant parcels, if, and only if, the parcel existed and has not been divided since February 1, 1984. Submit copy of the deed in effect as of February 1, 1984. Each resulting parcel shall meet the minimum lot size and width requirements of Section 5.4 (a) of the Baldwin County Subdivision Regulations.[§ 4.2 (c)}; \ YES \ Common property lines are being moved, no new parcel s are to be cre ated. The revised parcels shall meet the minimum lot size and width requirements of Section 5.4(a). [§ 4.2 (d)} I certify that to the best of my knowledge, all information supplied with this request is complete and accurate. I acknowledge that failure to submit the above stated information along with this form will result in the request being returned to the undersigned for completion. Will Roark Print Name(s) of Property Owner(s) or Authorized Agent Mailing Address: 418 Scott St Montg o mery, AL 36104 Phone Num her: c334j81-o51 o \MIi Roack 't!2::e. 12:i) 1/13/21 Date: For Office Use: File No. _______ _ MS4Area ETJ ------- Owner's signature provided _Yes _No Date File Entered: _____ _ Part of Recorded Subdivision Yes No Request for an Exempt Subdivision Letter 4 N BANCROFT STSECTION ST NMAGNOLIA AV N SCHOOL STN CHURCH STSAXE LNNSUMMITST PINE AV EQUALITY ST City of FairhopePlanning Commission February 1, 2021 ¯MAGNOLIA AVN CHURCH STSD 21.10 - Magnolia Mixed Use Legend COF Corp. LimitsB-2 - General Business DistrictB-3b - Tourist Resort Commercial Service DistrictB-4 - Business and Professional DistrictP-1 - ParkingR-2 - Medium Density Single-FamilyR-4 - Low Density Multi-FamilyR-5 - High Density Dwelling ResidentialCOF Planning Jurisdiction ¯ ¯ ^ Project Name:Magnolia Mixed Use- MOPSite Data:.31 acresProject Type:MOPJurisdiction:Fairhope Planning JurisdictionZoning District:B-2PPIN Number:254510 and 343620General Location:North side of Magnolia Avenue just east of Church StreetSurveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:Wise Properties-TN, LLCSchool District:Fairhope West Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Carla Davis --"4 • l -• • • • • (" Filing Information Name: WISE PROPERTIES~TN, LLC 03/30/2015 2014 Annual Report 03/30/2014 2013 Annual Report 02/19/2013 2012 Annual Report 11/30/2012 Articles of Amendment Obligated Member Entity Changed From : No Value To: Yes OME Effective Date Changed From: No value To: 11/30/2012 03/28/2012 2011 Annual Report Principal Address 1 Changed From: 149 ACORN OAKS CIRCLE To: 298 ACORN OAKS CIR Principal Postal Code Changed From: 37405 To : 37405-2076 Principal County Changed From: HAMIL TON To: HAMIL TON COUNTY 04/15/2011 2010 Annual Report Principal Address 1 Changed From: 1150 New Pineville Road To: 149 Acorn Oaks Circle Principal County Changed From: Hamilton County To: Hamilton 10/08/2010 Registered Agent Change (by Entity) Registered Agent First Name Changed From: JOHN To : Gary Registered Agent Last Name Changed From: WISE Ill To: Patrick Registered Agent Middle Name Changed From: S To: R Registered Agent Physical Address 1 Changed From: 307 N MARKET To: Suite 202, Market Court Registered Agent Physical Address 2 Changed From: PO BOX 4261 To : 537 Market Street Registered Agent Physical City Changed From : CHATTANOOOGA To: CHATTANOOGA Registered Agent Physical Postal Code Changed From : 374050000 To: 37402 06/14/2010 2009 Annual Report Principal Address 1 Changed From: 307 N. MARKET To: 1150 New Pineville Road 06/03/2010 Notice of Determination 08/03/2009 2008 Annual Report 06/03/2009 Notice of Determination 04/04/2008 2007 Annual Report Principal Address Changed Registered Agent Physical Address Changed 04/04/2007 2006 Annual Report 06/08/2006 2005 Annual Report Principal Address Changed Registered Agent Physical Address Changed 05/18/2005 2004 Annual Report Member Count Changed 04/02/2004 2003 Annual Report 7/17/2019 4:16:18 PM 80078-4804 A0229-0859 A0156-1345 7119-0390 A0113-0215 A0070-3177 6780-1876 A0034-0976 A0023-0315 6579-0166 ROLL 6550 6290-0168 6030-2503 5804-1688 5460-1764 5097-2859 Page 2 of 3 Filing Information Name: WISE PROPERTIES-TN, LLC 01 /29 /2003 2002 Annual Report 08 /05/2002 2002 Annual Report Principal Address Changed Reg istered Agent Physical Address Ch a nged Fiscal Year Close Changed 05/29/200 1 Initial Filing Active Assumed Names (if any) 7/17/2019 4:16:18 PM Date 4713-2360 4561-2185 4212-0245 Expires Page 3 of 3 Summary of Request: Public hearing to consider the request of FST Wise Properties-TN, LLC for Site Plan review approval of Magnolia Mixed Use, a 18-unit multiple occupancy project. The subject property is zoned B-2 General Business District and approximately .31 acres (13,288 square feet). The property is located on the north side of Magnolia Avenue just east of Church Street. A MOP case was submitted simultaneously with this Site Plan application. Consequently, staff report for the MOP and the Site Plan Review will be similar. Figure 1: Ground Floor Plan The applicant proposes a 3-story mixed-use building. As proposed, the ground floor consist of two office spaces and a parking garage with 16 parking spaces (6 of which are compact spaces). One commercial unit is 525 sf and the other unit is 2080 sf, thus providing 23.3% commercial space on the ground floor. Use for the two commercial spaces was not provided but will be available for future rental space. Figure 2: 2nd and 3rd Floor Plans The second and third floor plans are identical, consisting of 8 residential units and 1 common commercial space on each floor for a total of 16 residential units and 2 commercial units. Each of the commercial units ) .,, , I P "-!t< N6 "'"E•~ f •+--1- ' ..--=====d=========±=======,-.:.;.;,,i r .. are 1850 sf. Along with the commercial space on the ground floor, there is a total of 6,350 sf commercial space proposed. 12 of the residential units are 1BR and 4 are 2BR. The applicant stated all units will be long-term rentals and will not be short-term rentals. Figure 3: First Elevation Materials primarily consist of brick and stucco. Materials are illustrated on included elevations. Plans also illustrate a building height, including parapet wall, of 40’ and appear to be measured from the from the midpoint of the front façade to the top of the roof. I~ I ':; ~ jl I I --r--- 1 I I I ==t=-1 I I I I --1=- I I I I I -{-- I I 1.1.e.o· ----,---- I I PfU;F INls+ED Iv.ETA!.. FASC,IA PTO. STL. ORAGKETI; M IC-KVE:Ne!=R PTD. STL. ED6E AN<>LE PTD. 5TL. RAILINOS STOREFRONT PTO. STL. I FV-ILINGS AW 8R,A,,C.KET5 1 11s.o· 11!5.0 ' ------------------------------------------------------~111 .0' __ _ 1 '-0 " The applicant proposes the building built to the front and rear property lines and will provide an 8’ sidewalk within the ROW that includes two tree wells planted with Chinese Pastiche trees. There are currently four parallel parking spaces within the ROW. Two of those space will need to be removed to allow ingress/egress, leaving to spaces per applicant comments. There is approximately 5’ between either side of the building and the side property lines. Drainage, as well as most utilities are provided within the 5’ spaces. Balconies are proposed that project over City sidewalks. A hold-harmless agreement is provided as required by the City. Garbage will be collected in 10 individual garbage bins stored within the parking garage. The property owner has a management team that will be responsible for taking out the trash cans and returning them. Site History The subject property consists of two lots currently undeveloped. Comments Per the Central Business District section of the Zoning Code (Article 5, Section B.) parking shall be located behind buildings. A quick study of the surrounding properties within the same block reflects parking has been located behind the building in all but one instance and that is a hotel with parking in a shared parking deck. See illustration below for examples. f------n· ------, ~ SOODEO GRASS ~ l SWALE ~RETE SIOEWAI..K SEE DETAIL se e DETAIL See OETAl- FSTO IN SODDED GRASS SWALE 'i MAGNOLIA AVENU E 60 FT. R/W -- Requiring parking to be located behind a building impacts the character of the streetscape, as well as influences architectural scale. It appears, at least within the same block, the City has historically been consistent in requiring parking behind buildings. Staff is not opposed to ground-level parking garages within buildings, but special consideration should be given to ensure the intentions of the City’s comprehensive plan and regulations are met. Without room ‘back-of-house’ where will utilities be located? Reviews should also consider how projects provide ground-floor commercial space. To address the later, the Planning Commission passed a zoning text amendment that, to summarize, requires 50% of the ground floor to be commercial. The recommendation has yet to be considered by City Council who must ultimately rule on the recommendation. While the proposed project does not provide 50% of the ground floor as commercial space, they have made significant efforts to meet the spirit of the requirement. With a total of 11,160 sf on the ground floor, a 50% requirement would result in 5,580 sf commercial space needed. The proposed project provides 2,650 sf commercial on the ground floor and 1,850 sf on the second and third floors for a total of 6,304 sf. Regarding utilities, the electrical transformer will be located within a vault under the sidewalk and the rest will be located on the sides of the building. The applicant has agreed to provide gates that will screen areas on the side of the building, but visual plans were not provided. Commissioners may wish to consider the appearance of the gates since they abut public sidewalks. Other equipment will be located on the roof and will be screened by parapets per the applicant’s comments. Mixed-use is encouraged within the CBD. Staff reviewed the character of the surrounding properties and While staff is not opposed to ground-level parking decks, it does present challenges that must be overcome. Without having room back-of-house, where are utilities located/accessed? How is commercial space provided? A Traffic Study was not warranted as the proposed development will not appear to increase the average daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. Information was provided by the applicant that supports this determination. The site will be serviced by Fairhope Utilities for electric, gas, water, and sewer. AT&T will be the telephone provider. Drainage is connecting to an existing stormwater conveyance system. It should be noted, an administrative replat will be required prior to issuance of a building permit to combine the two lots into one. Finally, staff briefly discussed an alternative curbing option other than currently proposed, but was unable to continue discussions due to matters beyond our control. The ultimate solution should not greatly impact the proposed development so staff recommends a conditional of approval that all sidewalks, curbing, and striping located in the City ROW be approve by the City of Fairhope Public Works. 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; • Meets. b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends approval of case SD 21.10 with the following conditions: 1. Approval of the Site Plan review case (SR 21.01) by City Council. 2. Sidewalks, curbing, and striping shall be coordinated with Public Works prior to installation. PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC02COVERSITE PLANGRADING & DRAINAGE PLANforCONTACTSMagnolia 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 DETAILS311 Magnolia AvenueC05C06 CONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallC07EROSION & SEDIMENT CONTROL PLANLEGAL DESCRIPTIONELECTRICAL DEPARTMENTCITY OF FAIRHOPEMR. MICHAEL ALLISON555 SOUTH SECTION ST.FAIRHOPE, ALABAMA 36532251-928-8003Fairhope, Alabama 36532Developer:PLANNING/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 14th, 2021Name of Project to which this Certificate Applies: Magnolia 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, ALABAMASITEPUBLIC WORKS DEPARTMENTCITY OF FAIRHOPEMR. RICHARD JOHNSON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003D01 DEMOLITION PLAN Wise Properties-TN, LLC298 Acorn Oaks Cir.Chattanooga, TN 37405423-634-1900LOT 1 AND 3 OF A REPLAT OF LOT 1 OF WOOD CHURCH AS SHOWN BY MAP ON PLATTHEREOF RECORDED @ SLIDE 2462-A, PROBATE COURT RECORDS, BALDWIN COUNTY,ALABAMA.C08PEDESTRIAN CIRCULATION PLANUNIVERSITY OF SOUTH ALABAMA Magnolia Beach µ"" Good Samaritan "' 28 FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FLCEX. CONCRETEEX. SIDEWALKEX. FENCE2312EX. WATER SERVICES80010204020 SCALESHEETD0120190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallDEMOLITION PLANDEMOLITION NOTESDEMOLITION LEGENDFENCE REMOVALREMOVAL - ASPHALT/CONCRETE/GRAVELASPHALT SAWCUTREMOVE PAVING AND BASE MATERIAL1DEMOLITION SYMBOLSINSTALL PERIMETER SEDIMENT BARRIERS 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.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566REMOVE FENCE, POSTS, AND FOOTINGS2DISCONNECT UTILITIES SERVING THE SITE3Magnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaI I f I I f I I I r I I I ' ! I I I I ! I ' I I ! , I I ( \ \ \ \ .__ ~ f. :'"\ CY .\. /\_ I I I j I ! - -\ \ \ \ \ \ \ ) .. , ... ..;: .·:: • \' .. I I I I I J I i ! __ l__----4,_---\ \ \ \ \ \ \ " . , . f I J I --0 0 0 I I I I I ~ E===i I DNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97WHEEL STOP (TYP.)SEE DETAILPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYGARBAGE CAN (10)STORAGE AREASODDED GRASSSWALESODDED GRASSSWALESODDED GRASSSWALE155'72'610COMMERCIAL2,080 SF+/-FFE=110.25PARKING GARAGEFFE = 113.00'CCCCCCCOMMERCIAL525 SF+/-FFE = 115.55STAIR STAIR 8'20'8'24'3'8'16'7'8' CONCRETESIDEWALK, 2.0%CROSS SLOPE,RUNNING SLOPE TOMATCH ROAD GRADE5.7'5.4'5.1'10'3'X8' TREE WELLW/ 3" DBH CHINESEPISTACHE TREE23.5' CONCRETESIDEWALKSEE DETAIL23.5' CONCRETESIDEWALKSEE DETAIL36' CONCRETEPAVINGSEE DETAIL8'EXISTING ROLLCURBSTRIPE OUTTO PARKING SPACESFOR DRIVE ISLELOCATIONSHEETC0120190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANCONTRACTOR 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. AND MUST BESTORED WITHIN THE SITE.DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACECAPABLE OF SUPPORTING 75,000 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.SITE PLAN NOTESAND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONSTHE 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 = 0.31 ACRES.REGULATIONS.INSPECTIONS.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.PROPOSEDEXISTINGSITE PLAN LEGENDTRAFFIC CONTROL ARROWCURB & GUTTERMEDIUM 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 (1 SPACE/RESIDENCE)=PARKING REQUIREMENT SPACES16BUILDING (UNDER ROOF)SITE ANALYSIS11160 SFSITE ACREAGE (PROPOSED)±0.31 AC (13288 SF)BUILDING SETBACKS:FRONT YARD:SIDE YARD:REAR YARD:MAXIMUM BUILDING HEIGHT:0 FT 0 FT 0 FT 40'BUILDING HEIGHT40 FTPROVIDED PARKING16 SPACESREQUIRED PARKING16 SPACES (SEE PARKING DATA)MAX. GROUND COVERAGE RATIO:— — —JURISDICTIONCITY OF FAIRHOPEPERVIOUS AREA0.05 ACRES (16.13%)IMPERVIOUS AREA0.26 ACRES (83.87%)ALLOWED:PROPERTY AREALAND USAGE--0.31 ACRESBUILDING AREA (UNDER ROOF)83.87%0.26 ACRESIMPERVIOUS PAVING 0.00 ACRESPERVIOUS PAVING 0.00 ACRESDESCRIPTION% OF PROPERTY AREAAREA0.00%0.00%GRASSED/LANDSCAPED AREA 0.05 ACRES16.13%ZONINGB-2 (CBD)TOTAL PROVIDED =16*CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS23.OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.24.REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED25.TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN26.COMPLETED.XTHE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama*SIX COMPACT SPACES PROVIDED (37.5%).STANDARD PARKING QUANTITYCOMPACT PARKINGCSCALE: NTSHANDICAP PARKING DETAILINTERNATIONAL ACCESSIBLESYMBOL AND SIGNAT EACH ACCESSIBLEPARKING SPACEEDGE OF CONCRETE4" BLUE4" BLUE60°1. DIMENSIONS ARE TO THE CENTERLINE OF MARKINGS.NOTES:2. CRITERIA FOR PAVEMENT MARKINGS ONLY, NOT PUBLIC SIDEWALK CURB RAMP LOCATIONS.FOR RAMP LOCATIONS REFER TO PLANS.3. BLUE PAVEMENT MARKINGS SHALL BE TINTED TO MATCH SHADE 15180 OF FEDERAL STANDARDS 595A.CHEVRONS 2' O.C.20'8'4" BLUE8'4" BLUE4. DIAGONAL OR PERPENDICULAR PARKING SPACES SHALL BE A MINIMUM OF NINE (9) FEETWIDE MEASURED FROM CENTER TO CENTER OF THE BLUE DEMARCATION LINES.8' VANSTRIPING OR FACEOF CURB, REFER TO SITE PLAN4" WHITE4" BLUE2"HC SIGNAGEMOUNTEDTO WALL0 FT 5.4 FT & 5.7 FT 5.1 FT PROVIDED:40'f---- t 11111 ° 0 ~ ~ ~ ~ / \ 9 ( -4---- ~: I I i I I ~ --I -I j -- --( ( ,bl I I I I I I L I I I I I ~ - ,---, '1 I 11 I I 11 I -: I '-- I 11 I -I 11 I I -Ei i,g I' I/ .l!k:::!!i. '--" T< I+ ~- I ~ I .------, - I H ---'lU t;> ~~ f-- ~ -I ~ I If--L _J I ~ I 1---~---ll- ~ ' J __ l __ L 7 > I 1Js ) I I I +',lill r s ~I I IV ~I I i---~ n I n n, r I I . · ._,:._,, •• , -I!"""" GAS - v,,+1 •• , W ---W ---W ---W ---W ---W --G~s- s -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS --G ~, C1 J> (/) I XX32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97FFE=115.55'FFE=110.25'FFE=113.00'JB#A2TOP=110.77INV=107.77111 LF 12"HDPE @ 6.9%TIE TO INTERNAL ROOFDRAIN LINEAND TRENCH DRAINTIE TO 12" LINESTUBBED OUTBY CITY'SCONTRACTORPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLY108112115110107JB#A1TOP=103.13INV=100.1332 LF 12"HDPE @ 1.0% MIN.29 LF 12"HDPE @ 1.0% MIN.SODDED GRASSSWALESODDED GRASSSWALE24 LF 6"HDPE @ 1.0% MIN.STAIR STAIR 8" TRENCH DRAINBOTTOM SLOPE @ 0.5%SHEETC0220190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGE PLANSITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THEBUILDING PAD.23.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 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.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 SAVE AREAS, SILT BARRIER INSTALLATION,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.MAXIMUM CUT OR FILL SLOPE IS 3H:1VCONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE ENDOF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED.21.22.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.24.ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.25.PROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINTHPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)UNDERDRAINROOF DRAINUDX"MITERED END SECTION (MES)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 BE26.REMOVED TO THE RIGHT OF WAY. Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaI f I t: ru I ~ C, ~"' I I I C, ! :t> l'c'J i I f:V l/2'0EPF c,>c :t> "' I C, :t> "' L C, :t> "' I G1 :t> "' ~--_J 1., G1 ~ I G1 ~ I"' 1--I--G1 :t> "' I I, n I i I I 7 , I \ 11 ffh'l I 1, I -- -- -TOP 106.6 INV 104.7 12"PVC INV 104.2(12)\ic ===== II II II II ~:: "'" OIi Ill "" zll wll "'" ~II TOP 106~7\ iv INV115.2./f.l, ~~ I~ I -I I 7 -1 -- -- ------ -□ ■ ~ ■ □ ■ ~ ... ~ ...ia.., l=I C ----c::J-c=i FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97CEPCONSTRUCTION EXIT PAD(TYP.) SEE DETAILMUPSTSXXSBSEDIMENT BARRIER(TYP.) SEE DETAILXXXXXXXXXXXXXXXXXXXMUPSTSWWWWWWWPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR SHEETC0320190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLAN1.2.3.4.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 UNDEVELOPED.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 = 0.31 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.24.1.2.3.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 14.5.4.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS.CONSTRUCTION SEQUENCE - PHASE 2PERFORM ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1.INSTALL STORM SYSTEM AND UTILITIES.AREAS WHEN BROUGHT TO GRADE.2.AND CONSTRUCTION EXIT.INSTALL CURBING AND STONE BASE.3.ONCE INSPECTION IS COMPLETE AND APPROVED, SITE WORK CAN BEGIN (PHASE 2).REQUEST BMP INSPECTION.1.2.CALL FOR AN INSPECTION FROM THE QCP.ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS.STABILIZE ANY AREAS DISTURBED BY BMP 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. 26.27. SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, INDICATING THE 1/3 FULL VOLUME. Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEFIPSBCEPbags, brush piles and variousEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPFabric inlet protection to be installedand converted to curb inlet protectiononce throat is poured.FIPCIPWMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama5.CONSTRUCT BUILDING.28. WATTLES ARE SHOWN OFF THE PROPERTY FOR GRAPHICAL PURPOSES ONLY. WATTLES SHALLBE PLACED BETWEEN THE BUILDING AND PROPERTY LINE.I 7 I J ~ I I I I ~~2~f~~ II II II II II II II II II II II II II II II :: II L _ _f_ __ l I t \ \ \--~-7 ___ __L_ __ \ \ \ \ \ \ \ \ \ " CODE PRACTICE DESCRIPTION 0 lilJL.QllNG OlEIIPORARY SEEDING O""""""' SEEDING 00 FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97WWWWWWWWWWSSSSSSSSSSSSSSSSSSSSWWPAVEMENT PATCH(TYP.) SEE DETAIL2" DOMESTICWATER LINEBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEW2" WATER METERSS8"X2" TAP, SADDLE,& VALVEPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR DOGHOUSE SSMHRIM=112.07INV=MATCHELECTRICAL METERLOCATIONCONTRACTOR TOVERIFY EXACTLOCATIONPAVEMENT PATCH(TYP.) SEE DETAIL35 LF 6" PVCSDR26 @ 1.04% MIN.UNDERGROUND VAULTFOR TRANSFORMERGAS METERLOCATIONC.O.SHEETC0420190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaTHE 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 TRANSFORMER VAULT 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 MINIMUMPLASTIC 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.POST INDICATOR VALVEVALVEWATER METEREXISTINGSSGFIRE HYDRANT ASSEMBLYMANHOLEWATERSANITARY SEWERTHRUST BLOCKUNDERGROUND ELECTRICGASUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWFHSSCLEAN OUTWWC.O.UTILITY PLAN LEGENDSSr -H: -1 - -- -I 1~ --D --~l - ---D Dd - -I 7 -u i I V V "J --I 1 I J " l :::::t:: ---2. I !, I 0 0 ,f, IX] A 1:( • ,f, IJ,-4 , □ l __ o ---~~-_J ... j l""""""""I ---, I 7 I 7 i DNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97PROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR SHEETC0520190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, 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 POURINGCONCRETE AND/OR PAVING TO ENSURE THE MAXIMUM SLOPESINDICATED ON THIS DRAWING ARE NOT EXCEEDED. NOTIFY THEENGINEER IMMEDIATELY WITH ANY DISCREPANCIES.II I -.. 1-•·-I. ·-. : . _._ 6..-\ / (( I I ,-11 I 1 1/2"0EPF I I I 111 --a l H I~ -I I I I I~ --1L --. _J nn ~ I D I -I'\ I I V I I "-++--1 : § 1t=J~i I I I -----... - --II 1111111 I 1111111 C-------rl {._ (/ l R I _) -r~ I~~ Ill 11 I ~ t---"'1"==1-=:.::ic; LI 111 -1 Ill r, I I> I I~ 1', I I I I I I I SHEETC06DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Magnolia Mixed UseDevelopment311 MAGNOLIA AVEFAIRHOPE, AL 3653220190527TGS1/14/21N.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 EDGEHDPE 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"2'-0"JUNCTION BOX FRAME AND COVER24"Ø HEAVY DUTY COVERNOTE:BOX SIZE SHALL BE ADEQUATE TO ACCOMMODATE SIZES AND ANGLES OF ENTRY OF ALL PIPESENTERING STRUCTURE WITH AMINIMUM WALL THICKNESS OF 6"BETWEEN PIPES.SCALE: NTSJUNCTION BOX (JB) DETAILTO CREATE A WATER TIGHT SEALPRECAST REINFORCED CONCRETEMANHOLE SECTIONCONFORMING TO LATESTREVISION OF ASTM C913REINFORCED CONCRETE COLLARSAS NEEDEDFLEXIBLE JOINT SEALANT - TO FILLAT LEAST 75% OF JOINT CAVITYSET FRAME IN FULLBED OF MORTAR6"3'-0" MIN.8"MINREINFORCED TO MEETH-20 LOADINGOUTSIDE OF PIPE+2" CLEARANCEMIN. 0.14 SQ. IN. STEEL PERVERTICAL FOOT, PLACEDACCORDING TO ASTM C913SPECIFICATIONSSTEPS ON ALL STRUCTURESOVER FOUR FEET TALLREFER TO SPECS3" CLEARMORTAR ALL JOINTSIMPRINTED WITH "STORM"AGGREGATE FOUNDATION6" COMPACTED GRADED18"MIN.18"MIN.JOINTOVERLAP 1/3 CIRCUMFERENCE18"18"MIN.MIN.PIPE SECTIONISOMETRIC VIEWFILTER FABRICFILTER FABRICSTORM PIPE JACKETOF THE PIPESCALE: NTS4.5"WHEEL STOP DETAIL9"6'PRECAST CONCRETE PARKINGBUMPER (TYP.), PAINTED YELLOWSTAKE TO ASPHALTWITH (2) #6 REBAR12" LONGSCALE, ITTS SHEETC07DRAWNDATESCALEJOB 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/TON20190527TGS1/14/21N.T.S.UNDISTURBED 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)Magnolia Mixed UseDevelopment311 MAGNOLIA AVEFAIRHOPE, AL 365324'4'2'WOOD STAKESTAKE WITHIN 2' OFTHE END OF WATTLE8" STRAW WATTLEEMBEDDED IN A2'CROSS SECTIONSCALE: NTSWATTLE INSTALLATION DETAIL2" DEEP TRENCH8" STRAW WATTLEEMBEDDED IN A2" DEEP TRENCH50' 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-WAYPROFILEl Qi-------0---01-------oi--------oi-------- RKnow what'sbelow.before you dig.Call(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"- - -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.COVERSHEETC08DRAWNDATESCALEJOB No.SEALAFFIXREVISIONDATECONSTRUCTION DETAILSCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656620190527TGS1/14/21N.T.S.Magnolia Mixed UseDevelopment311 MAGNOLIA AVEFAIRHOPE, AL 36532PIPEREQ'D. MIN. 1 1/2 INCH BITUMINOUSCONCRETE PATCH WEARINGSURFACE (MIX 429)EXISTINGASPHALTPAVEMENTEXISTINGBASE COURSEREQ'D. SS1 ORSS1h TACK COAT 1'1'REQ'D: SAW CUT(TYP. )BACKFILL MATERIALMIN.MIN.MIN.MIN.TRENCHWEARING SURFACE1'BASE MATERIAL1'REQ'D. 6 INCHMIN. THICKNESS OF BASE MATERIALPAVEMENT PATCHSCALE: NTSI VIA E-MAIL WITH ATTACHMENTS January 7, 2021 Larry Smith, PE S.E. Civil Engineering and Surveying, LLC 800 Holcomb BLVD Suite 2F Fairhope, AL 36532 SD 21.10 Magnolia Mixed Use- MOP Dear Larry, This review package is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff review comments. Attached you will find staff’s review checklist for the various requirements of the above- referenced submission. Level of acceptance is indicated with an “x” in the checkboxes in the review checklist. Missing or outstanding items, or items requiring revision, resubmission, or follow-up correspondence are further described in the comments section of each item. All comments are indicated in bold italic text in the checklist. Items requiring additional information, or revision and resubmittal are indicated in red text. The virtual DRC meeting is Friday January 8, 2021 at 9:30 AM. Review comments related to the Site Plan (Case number SR 21.01) accompanying this MOP review will follow under separate cover. The application is scheduled for Planning Commission consideration on Monday, February 1, 2021. A response to this letter is required no later than 9:00 AM on Thursday January 14, 2021. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide eighteen (8) copies of the revised site plan drawing on 11x17 paper as well as one complete set of revised drawings on 24x36 paper. Please include all revisions in Adobe pdf format electronically. The City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. Please feel free to contact me via email or by phone at (251) 928-8003 with questions. Respectfully, Carla L. Davis City Planner City of Fairhope ~ L Dcw-u- MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 1     Last amended 1/4/2021    Date of review: January 4, 2021 Project: SD 21.10 MOP Magnolia Mixed Use The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in red text. Pre-Application Submission Requirements (added to MOP requirements by resolution 2018-03) Article IV, Section B.1a-b. Pre-application Conference and Community meeting a. Pre‐Application Conference – All applications for major subdivisions, village subdivisions and Multiple Occupancy Projects must attend a mandatory pre‐application conference with City staff prior to making application so the developer may become familiar with the comprehensive plan and other rules which may affect the development. A pre‐application conference with the Planning Director and/or his/her authorized agent may be scheduled at the mutual convenience of both parties. b. Community Meeting – After the pre‐application meeting and prior to making application for a major subdivision, village Subdivisions or Multiple Occupancy Project the applicant must conduct a community meeting to solicit public input. (1) Notice of Community Meeting – The applicant shall notify all persons owning property adjacent to any specific property that is the subject of the application stating the date, time, location, nature and subject of the meeting. The location of the meeting shall be at a public facility unless the location of the development makes a public facility impracticable. Names and addresses shall be from the latest records of the county revenue office and accuracy of the list shall be the applicant’s responsibility. Where land adjacent to the subject property involves leasehold property, the names and addresses of the landowner and the leasehold improvements shall be notified. Upon application for a major subdivision, village subdivisions and Multiple Occupancy Projects, the following community meeting information must be provided: i. Copy of notice mailed to neighboring properties for the community meeting stating date, time, location, nature and subject of the meeting. ii. Copy of site plan or other descriptive information discussed iii. Attendance sign in sheet. iv. Meeting minutes ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Preliminary Plat Submission Requirements Article IV, Section C.1. Two (2) copies of the preliminary plat or site plan and two copies of all plans shall be submitted initially for staff review. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 2     Last amended 1/4/2021    Article IV, Section C.1. Following staff review and comments, formal submission of the preliminary plat shall include eighteen (8) copies of the preliminary plat and one (1) copy of all plans. ☐N/A ☐Accepted ☒Follow-up information required Cross Reference: Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format Comments: Staff requests the 8 copies of the preliminary plat-stie plan be on 11x17 paper. Any revised plans shall be on 24x36 paper as well as submitted electronically. Response: Provided. Article IV, Section C.1. Preliminary Plat Application Checklist ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Application for Subdivision Plat Approval ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certificate of County Zoning (IF APPLICABLE) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Memorandum of Transmittal for Extra-Territorial Development (IF APPLICABLE) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1. Certification of Property Owner Notification List ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(1) Vicinity map at a scale not less than 1: 9600 ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments Article IV, Section C.1.b.(2) Name and location of the proposed subdivision and names and location of any adjacent subdivisions. The name of the proposed subdivision shall not duplicate or closely approximate the name of any other subdivision covered by these regulations. The Commission shall have the final authority to designate the name of the subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 3     Last amended 1/4/2021    Article IV, Section C.1.b.(3) Names and addresses of the following:  owner  designer  applicant  all associated investors  record owners of lands immediately adjacent to subdivision. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(4) North point, linear and graphic scales, and date. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(5) Contour map at two-foot interval. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(6) Blocks and lots with dimensions and bearings for all lot lines and boundaries. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: For an MOP this will likely be N/A in most cases. Comments: Article IV, Section C.1.b.(7) Building set back lines shall be shown on the plat as required by the zoning ordinance or in absence of zoning, as required by deed restrictions. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross-Reference Article IV, Section H.2.(d) as applicable for MOPs in unzoned areas.   Comments: In the CBD. The site analysis chart depicts a 0 lot line; however there is a sodded grass swale surrounding the perimeter. Response: The site analysis chart has been revised to show “allowed” and “provided” setbacks. Article IV, Section C.1.b.(8) Plan and profiles of all proposed utilities with connections (8) Plan and profiles of all proposed utility with connections to existing utility system and all proposed improvements. Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. The applicant shall submit one copy of utility letters stating availability of service. Utility letters and layout must be submitted from electric, water, sewer, phone, trash provider, and gas (if applicable), stating the property may be adequately served by such utility. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Approval of private utility connections for water and sewer shall be subject to the standards of Article VIII, Sections E. and G., respectively of the Fairhope Subdivision Regulations, and Chapter 12 of the Code of Ordinances of the City of Fairhope. Comments: I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 4     Last amended 1/4/2021    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 ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(12) Street lighting plan ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(13) and Article V, Section D.5.a.(9) Tree protection plan for all required street trees or trees over 20” DBH. Tree protection fences shall be installed prior to land disturbance activities. (See Appendix G) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Ordinance number 1444, Tree Ordinance Comments: Article IV, Section C.1.b.(14) Minimum finished floor elevations for every lot. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: This project is one 3 story building. Article IV, Section C.1.b.(15) Submit a topographic survey with an aerial photograph with plat overlay. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(16) Pedestrian circulation plan ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 5     Last amended 1/4/2021    Article IV, Section C.1.b.(17) Site data box including but not limited to:  Total acreage of site  Acreage of common area(s) o Greenspace requirements of Article V, Section “C” are now applicable to an MOP per resolution 2018-02 effective 11-28-2018, as amended by resolution 2020-01 effective July 6, 2020.  Total number of lots or units  Square footage of each lot  Site Density  Number of units proposed ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: If the unit count includes more than 30 dwelling units, a second entrance may be required to comply with the International Fire Code. Comments: Article IV, Section C.1.b.(18) Applicants shall provide site data and all applicable permits relative to items such as soils, wetlands, flooding, drainage, natural features and potential archeological features. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.b.(19) Maximum drawing size and scale shall be limited to 24"x 36” and 1:100, respectively ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: See Article IV, Section C.1. for staff request regarding eighteen (18) copies of drawings in 11x17 format following initial staff review. Comments: For the applicant’s information Article IV, Section C.1.b.(20) Digital copy of all plans in Adobe PDF format ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Staff requests the digital copy of all plans be in Adobe PDF format supplied on a compact disc. Article IV, Section C.1.c. Street Plan Requirements: (1) Location of existing and proposed streets within and adjacent to subdivision (2) Widths and purpose of existing and proposed rights-of-way (ROW) and easements (3) Clear identification of ROW and location of any street included in Master Plan (4) Proposed curb radii for each street intersection or significant street curves (5) Proposed street names (6) Typical section for proposed streets, centerline profiles of all proposed streets with finish grades, at a scale of: 1"=50' horizontal and 1"=5' vertical, or 1"=100' horizontal and 1"=10' vertical ☒N/A ☐Accepted ☐Revise and Resubmit per comments I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 6     Last amended 1/4/2021    Commentary: For an MOP it is likely streets will not be dedicated to the city and will not comply with this section. Make certain it is clear what is and is not to be dedicated to the City or the County as applicable. Comments: Article IV, Section C.1.d. Drainage plan prepared by professional engineer, including proposed method of storm water detention and means of controlling erosion during construction. Any portion of the land in the proposed subdivision subject to periodic inundation by storm drainage, overflow or ponding shall be clearly identified on the plat. Lands lying within the flood plain, V or A Zones, shall be clearly identified on the plat. Storm-water detention facilities shall be shown in the plans and calculations provided. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section F.3.a., b., and c. Comments: Article IV, Section C.1.e. Engineering Plans: all engineering plans shall be signed and stamped by the registered professional engineer of record. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.f. Phased development: where a phased development is proposed, the preliminary plat shall include all phase lines and a master plan showing the continuity of development proposed for the entire project. Each phase shall satisfy the requirements of these regulations individually. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.1.g. State or County ROW detailed highway improvements plan: If any state right-of-way or any improvement thereon is proposed to be changed or modified, a detailed Highway Improvements Plan, with the written approval of the responsible official of the Alabama Highway Department, showing all existing features within the rights-of-way and all proposed changes, including, but not limited to, changes in traffic patterns, markings, signs, curbs and barriers, neutral zones, signals, warnings, plantings and landscaping. There shall be submitted with and as a part of the Plan a written statement setting forth means proposed for traffic control and safety during construction and for restoration of the site. All of the foregoing shall also apply to rights-of-way controlled by the County, except that the County Engineer's approval shall appear on the Plat to be reviewed by the Planning Commission. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 7     Last amended 1/4/2021    Article IV, Section C.1.h. Traffic Data and Traffic Study: Applications shall include trip generation data showing the projected average daily traffic (ADT) in a 24-hour period and projected peak-hour traffic generated by the development in the subdivision application. Peak hour traffic shall generally be the hours between 7 A.M. and 9 A.M. for morning and 4 P.M. and 6 P.M. for the evening and include the consecutive 60 minute segment in which traffic counts are projected to occur. In instances where the proposed application will have peak periods that differ from the general peak periods above, the Planning Commission may require that the analysis be conducted for the alternative peak periods. Trip generation data shall be based on the most recent edition of the Institute of Traffic Engineer’s Trip Generation Manual or actual data about similar developments in Alabama with the same types of uses and site conditions. A traffic study shall be required for all applications that will generate an average daily traffic (ADT) count of 1,000 trips or more, or which will generate 50 trips or more during any peak hour period. An agent selected by the City and paid for by the applicant shall perform the traffic study. The traffic study shall be used to determine what on-site and off-site street or traffic improvements may be necessary due to the development. The Planning Commission may condition the approval of the application on the applicant paying for or constructing those improvements or portions of improvements that are needed due to the traffic impact of the application based on all potential land uses. The traffic study shall include the following data along with an analysis of the data: (1) Estimates of trip generation for the proposed development showing projected inbound and outbound vehicle trips for morning and evening peak periods to identify the maximum combined hourly traffic volume associated with the peaking characteristics of the site development combined with the adjacent street traffic. (2) Projected traffic impact and trip distribution on existing and planned streets within the development and at major signalized and unsignalized intersections within ½ mile of the project site (study area) areas likely to be impacted by the development. Intersections of particular concern to the City may be added or omitted from the traffic study at the direction of the Planning Director; (3) Assignment of trips generated by the proposed development on existing and planned streets within the development and areas likely to be impacted by the development and within the project study area; (4) Intersection turning movements and traffic counts on all existing and planned intersections likely to be impacted by the proposed development. Traffic counts must be less than 3 years old to be used as base volumes for the traffic analysis; (5) Corresponding intersection levels of services shall be calculated for the peak periods for the intersections within the study area, utilizing the Highway Capacity Software (HCS) latest version, or Synchro traffic software, for the existing conditions and opening year of the project site. Intersections shall be considered deficient if Level of Service (LOS) D is exceeded, and improvements to meet this LOS threshold shall be identified; (6) Site access volumes and major unsignalized intersections within the study area shall be evaluated using the Manual on Uniform Traffic Control Devices (MUTCD) to demonstrate the need for installation of a traffic control signal, (7) Auxiliary turn lane requirements shall be evaluated at the site access points to identify if right turn and left turn ingress lanes are needed. Site access points that generate 40 or more right turns in one hour will be required to construct a right turn ingress lane. The need for constructing a left turn ingress lane shall be considered based on the Appendix criteria for left turn lane warrants; (8) Potential mitigating measures or trip reduction options. MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 8     Last amended 1/4/2021    ☐N/A ☒Accepted ☐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. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: Currently this signage is furnished and installed by COF staff. Article IV, Section C.1.k. County Engineer Correspondence In the case of applications for a preliminary plat outside the City limits but within the jurisdiction of these regulations, the applicant shall be required to submit evidence in writing that plans for the subdivision shall have been received by the County Engineer for his/her review. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article V, Section A. When lands proposed to be subdivided lie outside the corporate limits of the City, the minimum design standards of Baldwin County shall apply when such standards are more restrictive than those of the City. All approvals of the Commission shall be subject to the more restrictive requirements of Baldwin County and the approval of the County Engineer shall be a condition precedent to approval for construction of improvements. Comments: Article IV, Section C.1.l. Payment of filing fee as specified in the City’s most recent schedule of fees. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.2. Staff Review 2. Staff review – Applicants for a preliminary plat shall first submit the preliminary plat and plans to the Planning Director and/or his/her authorized agent for staffs review. The Director shall determine if the submittals meet all of the requirements of Section C.1., above. Incomplete, partial, or inaccurate submittals will not be accepted, but will be returned to applicant for re-submission for a later hearing. Staff shall review the I I I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 9     Last amended 1/4/2021    application and provide comments to the applicant. Following staff review and comments the applicant shall submit revised drawings for review by staff and the Planning Commission. The revised plans submitted shall reflect staff’s initial review comments. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.5. Pre-Construction Conference 5. Pre-construction Conference – An onsite pre-construction conference with City representatives is required prior to initiation of any land disturbance activities. Construction of said improvements shall in no way obligate the Commission to grant Final Approval of the Plat, nor shall it obligate the City Council to accept such improvements for public maintenance. No owner or developer shall proceed with any site work under authority of preliminary plat approval until the completion of the preconstruction conference. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section C.6. a. and b. Expiration and Revocation 6. Expiration and Revocation - a. Any substantial deviation from the approved submittals during construction or failure to provide for traffic control, safety, environmental protection controls and/or best management practices and restoration of the site shall be grounds for the immediate suspension of the Preliminary Plat Approval and/or issuance of a stop work order. The Planning Commission shall have the power to reinstate Preliminary Approval when it is satisfied that conditions resulting in suspension have been mitigated. b. If a final plat is not submitted within two years or less after preliminary approval has been given, the preliminary approval shall expire and the preliminary plat shall be null, void and of no force or effect. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article IV, Section H.2 d. and e. Multiple Occupancy Project Requirements d. The minimum setback for any building(s) constructed in connection with a project from the property lines shall be twenty feet (20’) on all sides for unzoned property. Property within City of Fairhope’s corporate limits shall comply with the minimum set back requirements of the City of Fairhope Zoning Ordinance. e. No building or other improvement to be constructed in connection with a project shall exceed thirty-five feet (35’) in height for unzoned property. The 20 foot minimum setback requirement may be increased by the Planning Commission based on the size of the building, the location of the driveways, and other factors. Property within the City of Fairhope corporate limits shall comply with the height requirements of the City of Fairhope Zoning Ordinance. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: This project is being constructed in the CBD. The plans depict a 40’ building height. However, the rear corner of the building does exceed a little over 40’. Response: The elevations have been updated to show the building height at 40’. I I I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 10    Last amended 1/4/2021    Greenspace Requirements (added to MOP requirements by Resolution 2018-02 as amended by Resolution 2020-01) Article V, Section C.2. Applicability and Requirements: the regulations in this Section C. shall apply to any development, whether or not in the City Limits. Greenspace amounts to be provided shall be calculated based on the net density of a subdivision and applied to the gross area of the subdivision to determine the required greenspace for the subdivision. For the purposes of this section, net density of a site is the resulting number of units per acre after removing public or private rights-of-way, storm water infrastructure, wetlands, water course and undevelopable land based on topography or physical constraints. Multiple Occupancy Project Greenspace Amount All commercial 10% Residential Greenspace Amount Less than 3 units per acre 10% 3 units per acre 15% 4-6 units per acre 20% More than 6 units per acre 25% ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Zoning Ordinance Article IV. Site Design Standards Section A. Open Space Commentary: Residential includes but is not limited to Mobile Home Developments and Manufactured Home Developments as defined by the City of Fairhope Zoning Ordinance, Baldwin County Zoning Ordinance, or Baldwin County Subdivision Regulations as applicable. Comments: Article V, Section C.3. Eligible Greenspace - Greenspace eligible for meeting the requirements of this section shall: a. be usable land for public active or passive recreation purposes. b. be located in FEMA FIRM map zones AO, A99, D, or VO. c. not be located in any wetland areas as defined by the Federal Government. d. not include any retention, detention or similar holding basins, unless: 1.The wet holding basin is clearly integrated into an open space/park site with adjacent land available for pedestrian facilities and passive recreation provided by the applicant. 2. Wet holding basin banks shall not exceed a 3:1 slope. 3. Greenspace credit for wet holding basins shall not exceed 30% of the surface area of the wet holding basin at the basin’s static water level. e. not include any right-of-way. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section C.4. Greenspace Design Requirements - All eligible greenspace shall conform to the following design requirements: a. Maximize public exposure and public access to greenspace. I I - I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 11    Last amended 1/4/2021    b. Streets shall align adjacent to greenspace. c. Greenspace shall not be located adjacent to a collector or arterial street, provided however, greenspace may be located adjacent to, but outside any highway construction setback lines. d. Due regard shall be shown for all natural features such as lakes, ponds, water courses, historic sites and other similar features which, if preserved, will add attractiveness and value to the property. e. The amount, distribution, location, and type of greenspace provided shall be context sensitive with the built environment around it. f. Refer to table 4-1 which indicates the categories, types, and general sizes of greenspace that are to be used to meet the City requirements for greenspace. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section C.5. Greenspace Street Design – All construction, radii, and other specifications of the city are required to be met. a. In those locations that a public street is adjacent to the required greenspace, it is permissible to construct a street according to the following standards: (1) ROW: 50 feet (2) Paved: 18 feet minimum (3) On Street Parking: Posted one side; minimum width of 7 feet for parking; spaces must be painted on the paved surface. (4) Signage: The street must be posted as a one-way street. b. In those instances where it is permissible to construct a smaller street the following design guidelines must be adhered to: 1) There shall be no cul-de-sac; 2) The street must provide thru access; and 3) Valley gutter, roll down, or saucer type curbs designed and constructed to City standards may be used adjacent to the park area. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section C.6. Greenspace for a Phased Project - Where a project is proposed to be phased, all or part of the greenspace areas may be located at the edge of the first phase as long as additional greenspace from future phases will be contiguous and in addition to that required on the first phase. All of the design requirements indicated above shall be applicable to any and all phased development. The percentage of greenspace shall be calculated on a cumulative basis in order to ensure that the greenspace requirement is met. Previously dedicated greenspace shall be subtracted from the minimum total percentage to ensure that the minimum percentage required by City is not exceeded. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section C.7. Greenspace Maintenance - All required greenspace shall be indicated on the recorded plat as a public access and use easement. The plat must also have a note that the property is not dedicated to the City of Fairhope and that the City of Fairhope is not responsible for maintenance of any or all required greenspace. Lakes, ponds, watercourses or similar sites will be accepted for maintenance only if sufficient land is dedicated as a public recreation area, park or greenspace. Such areas must be approved by the Recreation Board and accepted by the City Council before approval of the plat. I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 12    Last amended 1/4/2021    ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section C.8. Greenspace Hardship - Where there are unique and inherent characteristics of the land proposed for development, the Planning Commission may, by vote, reduce the greenspace requirements in whole or part. The Commission, however, may not require additional land area as is stated in Section C 2. However, a reduction of the greenspace requirements is totally contingent on the unique qualities of the land that are inherent, not man made, and would deprive a property owner of a reasonable return on the use of the land. It is the sole responsibility of the property owner to portray any and all “hardships” to the Planning Commission for final determination. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Storm Water Standards Article V, Section F.3.a.(3)(a)(1) Storm Water Standards – Submittal Requirements - Minimum Requirements- Drainage Plan a. Minimum Requirements - All proposed subdivisions shall demonstrate compliance with this Section F., these Regulations, and all applicable state and federal laws and regulations by submitting a minimum of two (2) hard copies and one (1) electronic copy of the following plans and calculations: (1) Drainage Plan with adequate provision for storm and flood water control by channel, conduit or basins, which takes into account the ultimate or saturated development of the tributary area in which the proposed subdivision is to be located, and which includes but shall not be limited to: (a) Contour map of proposed development areas, with both existing and finish contours at not greater than two-foot intervals; (b) Existing drainage systems, including any structures immediately downstream that may be affected by the project; (c) Proposed drainage system, including onsite and offsite drainage areas; (d) Structure location, type and size, slope, c.f.s., elevations of inlet and outlet, velocity, headwater elevation, tail-water elevation, etc., relative to the overall subdivision and/or staged phase of the subdivision; (e) Differential runoff calculations for pre-development and post development conditions; (f) The effect of the subdivision on existing upstream and downstream facilities outside the area of the subdivision; and (g) Other pertinent information necessary for review of the drainage plans as may be required by the Commission. (h) A drainage narrative, including but not limited to, the following: 1. Any and all historical and existing drainage conditions. 2. Name, location, size of receiving watersheds and any special considerations required by the watershed. 3. The calculation method and assumptions used. 4. Discussion of adequacy of volume of retention and drainage design. 5. Method of discharge. 6. How the design takes into account (Section F paragraph 3.b.) the potential for adverse effect. ☐N/A ☒Accepted ☐Revise and Resubmit per comments I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 13    Last amended 1/4/2021    Cross Reference: Article V, Section F.3.b. Adverse Effects Comments: Article V, Section F.3.a.(3)(a)(2) Storm Water Standards – Submittal Requirements - Minimum Requirements- Erosion and Sediment Control Plan (2) An Erosion and Sediment Control Plan which includes, but shall not be limited to: (a) Architectural and engineering drawings, maps, assumptions, calculations, and narrative statements as required to accurately describe the development and measures taken to meet the objectives of storm-water management; (b) Data on historical runoff, developed runoff, detention pond details, and method of discharge. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section F.3.a.(3)(a)(3) Storm Water Standards – Submittal Requirements - Minimum Requirements- Operations and Maintenance Plan (3) Operations and Maintenance (O&M) Plan and Agreement for maintenance of detention facilities and other storm water quantity and quality BMPs during development and documents providing for continued inspection and maintenance after completion of development and sale of all lots, such documents running as a covenant with the lands. (a) An Operations and Maintenance (O&M) Agreement signed by the developer or owner for any required detention facilities or other storm water quantity and quality BMPs must be submitted with the maintenance plan prepared by the design engineer for each BMP. The maintenance plan must include a description of the storm water conveyance system and its components, inspection priorities, schematics for each BMP, and inspection schedule for each water quantity and quality BMP. The O&M Agreement must be recorded prior to final plans approval. If the final configuration of the storm water system or BMPs differs from the original design on the approved plans, the O&M Agreement must be revised, finalized, and rerecorded. Failure to follow the O&M Agreement could result in enforcement action. (b) The long-term maintenance plan within the O&M Agreement contains the inspection priorities and schedule for the storm water BMPs. The owner is responsible for inspecting the storm water system and BMPs according to the schedule and submitting reports to the Planning Director or his authorized representative every five years to document that inspections have been completed and necessary maintenance has been performed. The first inspection report is due December 31 of the third year after construction has been completed. Inspection reports are then due by December 31 of every fifth year following submittal of the first report. The Planning Director or his authorized representative must be notified of any change in ownership. Failure to file the five year inspection reports and perform required maintenance activities could result in enforcement action. (c) Prior to the full release of the performance bond for any new or substantially improved storm water facilities, an Alabama registered engineer shall submit to the Planning Director or his authorized representative certification that the proposed storm water management system and BMPs for the development are complete and functional in accordance with the approved plans and shall also provide as-built drawings for the storm water management systems and BMPs. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 14    Last amended 1/4/2021    Article V, Section F.3.a.(3)(a)(4-6) Storm Water Standards – Submittal Requirements - Minimum Requirements (4) Basic Design Data and calculations including routing calculations in legible tabulated form and proof of adequacy of volume of retention and sizing computations for low flow structures. (5) Copy of notice of coverage and storm water pollution plan for coverage under the Alabama Department of Environmental Management for issuance of NPDES Permit, and permits from any other agency, where required; and, (6) Any additional engineering information City of Fairhope Staff or the Planning Commission deems necessary to make a decision on subdivisions and other development where adequacy of drainage is reasonably questioned. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section F.3.b. Storm Water Standards – Submittal Requirements - Adverse Effects b. Adverse Effects - Where it can be reasonably anticipated that additional quantity or velocity of runoff from development of a subdivision will overload existing downstream drainage facilities, approval shall be withheld until there is submitted to the Commission a plan to mitigate damage to downstream property which would or might result from the subdivision under consideration. Downstream drainage structures should be considered when sizing detention outfall structures, with proof of this submitted to the Commission. The hydraulic elevations resulting from channel detention shall not adversely affect adjacent properties. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: Make absolutely certain the engineer clearly addresses downstream adverse effects. Comments: Article V, Section F.3.c. Storm Water Standards – Submittal Requirements - Additional Engineering Plans and Calculations c. Additional Engineering Plans and Calculations - (1) In every case where new streets are to be constructed, and in cases where subdivisions provide frontage only upon existing right-of-way and there exists in the opinion of the Commission the potential for damage from uncontrolled storm-water runoff, the project engineer shall include in his plans the design and calculations required for adequate control of stormwater. (2) For projects not exceeding 200 acres, routing calculations shall be in legible tabulated form. Proof of adequacy of volume of retention and sizing computations for low flow structures shall be submitted. For projects exceeding 200 acres, the engineer shall provide detailed, documented verification of adequacy of design. (3) No proposals for under-sizing shall be submitted except with plans and profiles of the entire undersized downstream area with convincing evidence that the hydraulic gradients proposed will not adversely affect existing facilities maintained by the City or County. (4) A special design drawing shall be submitted for any single drainage structure of 20 square feet in area, or larger. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 15    Last amended 1/4/2021    Article V, Section F.3.d. Storm Water Standards – Submittal Requirements - Certifications and Seals d. Certifications and Seals – (1) All plans, and design calculations submitted shall bear the seal, original signature, name, address and telephone number and certification of the project engineer, who shall be registered to practice as a Professional Engineer in the State of Alabama and who is qualified by reason of education and experience in the field of storm water design. (2) The engineer shall seal and sign each sheet of the plan assembly. (3) The engineer shall affix his certification to the first sheet of each plan assembly and design calculation, which certificate shall read substantially as follows: "ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number _________, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision Regulations and to all other rules, regulations, laws, and ordinances applicable to my design. ______________________________ Project Engineer ___________________________ Date ______________________________________________________ Name of Project to which this Certificate Applies Plans which are certified consist of Page _____ thru_____, each of which bears my seal and signature." (4) The calculations, construction plans, and plat shall have the following statement: “A property owners association (POA) is required to be formed. The POA is required to maintain any and all storm water facilities and structures located outside of the publicly accepted right-of-way”. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 16    Last amended 1/4/2021    Article V, Section F.4.a.-f. Storm Water Standards – Stream Buffers a. An undisturbed streamside buffer (buffer) is an area along a shoreline, wetland, or stream where development and redevelopment is restricted or prohibited. The primary function of the buffer is to physically protect and separate a stream, lake, bay, or wetland from future disturbance or encroachment. Buffers can provide storm water management and sustain the integrity of stream ecosystems and habitats. Buffers can be applied to new developments and redevelopment by establishing specific preservation areas and providing management of the buffers through easements or homeowner’s associations. For existing developed areas, an easement is typically required from adjoining landowners. Waivers in accordance with Article VII may be requested if the developer or landowner can demonstrate hardship or unique circumstances that make compliance with the buffer requirement difficult. b. A buffer layer in the City’s GIS system has been developed to show buffer limits along streams within the City’s planning jurisdiction. The following Buffer widths used to develop the buffer layer for streams, are shown in the following table and are measured from the top of bank as defined in Article II of these sub- regulations. Buffer widths for ponds, Mobile Bay, jurisdictional wetlands as determined by the Alabama Department of Environmental Management and the Army Corps of Engineers, and any lakes, ponds, and isolated wetlands are also shown in the table. The buffer requirement applies to streams beginning at a point where the drainage area is 100 acres or greater. Feature Buffer Width (feet) Fish River 100 Other Watersheds 50 Mobile Bay 50 Wetlands (Jurisdictional and Isolated) 30 Ponds/Lakes/Isolated wetlands 30 c. The buffer applies to all properties except those properties that are an existing lot of record and/or included on an approved preliminary subdivision plat (as of appropriate date). d. Allowable uses in the buffer include: flood control structures; utility easements as deemed necessary and approved by the Planning Director or his authorized representative; natural footpaths; greenways, paved roadways; pedestrian and bikeway crossings perpendicular to the streamside including approaches, dock and ramp access, and other uses as determined by the Planning Director or his authorized representative. All buffer disturbances associated with allowable uses shall be to the minimal extent practicable and all disturbed areas shall be stabilized as soon as possible. e. The vegetated target for the buffer shall be undisturbed natural vegetation. Any of the allowable uses shall be designed and constructed to minimize clearing, grading, erosion, and water quality degradation. f. Land in the buffer shall not be used for principal structures and accessories, such as swimming pools, patios, etc. All new platted lots shall be designed to provide sufficient land outside of the buffer to accommodate primary structures. Buffers should be delineated before streets and lots are laid out to minimize buffer intrusion and to assure adequate buildable area on each platted lot. Land within the buffer can serve to meet the minimum lot requirements. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 17    Last amended 1/4/2021    Article V, Section F.4.h.-j. Storm Water Standards – Stream Buffers (Continued) h. In order to maintain the functional value of the buffer: dead, diseased, or dying trees that are in danger of falling and causing damage to dwellings or other structures may be removed at the discretion of the landowner; debris in the buffer that is a result of storm damage may be removed; and, invasive plant species may be removed if they are replaced by native species. A buffer restoration plan must be approved by the Planning Director or his authorized representative. i. Stream boundaries including each buffer zone must be clearly delineated on all grading plans, subdivision plats, site plans and any other development plans. The outside limit of the buffer must be clearly marked on-site with permanent signs placed every 100 feet prior to any land disturbing activities. Stream and buffer limits must also be specified on all surveys and recorded plats and noted on individual deeds. Buffer requirements must be referenced in property owner’s association documents and shall be labeled on the plat. j. When a landowner or his representative obtain permits from ADEM or the Army Corps of Engineers that results in impacting the buffer then approved mitigation of these impacts based on the permit conditions supersede the applicable components of the buffer requirements in areas covered by the permit. The buffer requirements for areas not covered by the permit shall be applicable to the remainder of the proposed development site. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section F.5.a. Storm Water Standards – Flow Control-Scope of Design a. Scope of Design - All subdivisions or other developments shall be provided with adequate storm water drainage facilities. The project engineer shall provide a design adequate to control storm water peak flows, runoff volume and velocity in accordance with paragraph 7 of this section. In general, the project engineer shall use design storm criteria based on the site-specific conditions that relate to protection of life and property. Culverts shall generally accommodate a 25-year storm frequency under arterial roadways; drainage systems within subdivisions should accommodate a 2 through 25-year storm frequency; bridges shall accommodate a storm frequency of 50 years. When recommended by City of Fairhope Staff, the Planning Commission may require a storm frequency design as great as 100 years. (1) There shall be no storm water pumps. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 18    Last amended 1/4/2021    Article V, Section F.5.b. Storm Water Standards – Flow Control-Design Standards and Calculations b. Design Standards and Calculations - The method of determining storm water runoff, plans, and designs shall be based on principles of good engineering practice and the following standards: (1) Calculations shall be based on the Rational Method (Q=cia) for small basins, up to 100 acres, where: Q=estimated peak discharge in cubic feet per second c=coefficient of runoff (from table below) I=rainfall intensity, inches per hour, for a design storm derived from the time of concentration tc = time of concentration in minutes, from figure 4-13 of the Alabama Department of Transportation of Hydraulic Manual, included in Appendix D. a=drainage area in acres Recommended values for “c” may be found in table 4-2 of the Alabama Department of Transportation Hydraulics Manual, included in Appendix E. It is recommended that the intensity, “I” be obtained from the Intensity-Duration-Frequency curve for Mobile produced by the National Weather Service. (2) When the proposed development lies within a large watershed where flows from upstream drainage areas are passing through the proposed development, a rainfall-runoff model such as the Soil Conservation Service (SCS) technical release 20 (TR-20) should be used to calculate offsite flow. Flow should be calculated using a 25-year, 24-hour rainfall, the depth of which can be obtained from SCS Technical Release 55 (TR-55). This flow shall be taken into account when designing detention outfall structures if the upstream flow passes through the proposed detention pond. The effects of (and on) upstream and downstream ponds in the watershed shall be analyzed. (3) All proposed conduits or channels shall be of sufficient capacity to accommodate potential runoff from developed area, including the entire upstream drainage area. The project engineer shall include in his submittals evidence that he has included in his design the tributary area(s). If an existing channel runs through a proposed development, the engineer must consider this flow when designing detention and outfall structures. (4) In general, inlets shall be provided so that surface water is not carried across any intersection, or for a distance of more than 600 feet in the gutter. When calculations indicate that gutter capacities are at maximum, catch basins shall be used to intercept the flow at that point. (5) Open channels and ditches shall be so designed as not to create a traffic hazard or to cause erosion. The minimum slope for paved ditches shall be 0.5 percent and for non-paved ditches shall be one percent. Maximum design flow velocities shall conform to the current edition of the Alabama Highway Department Hydraulics Manual. (6) Cleanout access shall be provided at a maximum spacing of 300 feet for pipes 24 inches or less in diameter and 400 feet for pipes exceeding 24 inches. Cleanouts shall also be provided at each change in line and grade. (7) Concrete box culverts shall be designed and constructed according to requirements of the Alabama department of Transportation Standard Specifications for Highway Construction, current and the Alabama Department of Transportation Special Standard Highway Drawings. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Alabama Highway Department Hydraulics Manual, Alabama Department of Transportation Standard Specifications for Highway Construction, Alabama Department of Transportation Special Standard Highway Drawings. MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 19    Last amended 1/4/2021    Comments: Article V, Section F.5.c.-d Storm Water Standards – Site Facilities and Conformity with Other Standards c. Site Facilities – (1) The developer shall be required to carry away, by pipe or open channel, any spring or surface water existing prior to or as a result of the subdivision. Adequate provisions shall be made within each subdivision for drainage facilities required. (2) Where a public storm water system is available, the developer shall be required to connect his facilities thereto. If no public outlet exists, the project engineer shall recommend means to adequately dispose of storm water runoff. (3) The storm and sanitary sewer plans shall be made prior to other utility plans. (4) The storm water system shall be separate from and independent of any sanitary sewer system. d. Conformity with Other Standards - All drainage facilities shall be constructed in conformity with state specifications and all other state and federal laws and regulations. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article V, Section F.5.e.-f. Storm Water Standards – Flood Prone Areas and Lands Outside the City e. Flood Prone Areas – (1) Low lying lands along watercourses subject to flooding or overflowing shall be included in the drainage and shall not be available for improvements except as specifically authorized by the City’s flood control ordinance. (2) Low areas subject to periodic inundation and areas subject to excessive erosion shall not be developed or subdivided unless and until the Planning Commission may establish that: The nature of the land use proposed would not tend to be damaged appreciably by water; The area may be filled or improved in such a manner as to prevent periodic inundation; Minimum floor elevations may be established such as to prevent damage to buildings or structures; There is adequate provision to eliminate such flooding. f. Lands Outside the City - Within the extra-territorial jurisdiction of the Fairhope Planning Commission, all engineering plans shall be subject to the more restrictive requirement of these provisions or of Baldwin County's Storm Water Management Plan. In those areas, the County Engineer's review shall be completed and his certificate of review shall accompany all plans submitted to the Commission. The following outline is provided to help insure that certain critical elements of design are in compliance with the objectives of design: (1) Volume of retention for entire project (2) Tributary (Q) peak runoff to basin (3) Balanced maximum outflow rate from low flow structure (4) Ratios of inflow to outflow (differential rates) (5) Sizing of overflow facilities (6) Stability of dikes (7) Safety features (8) Maintenance features ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Baldwin County Storm Water Management Plan Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 20    Last amended 1/4/2021    Article V, Section F.6. Storm Water Standards – Erosion Control Erosion Control - a. Surface water runoff originating upgrade of exposed areas shall be controlled to reduce erosion and sediment loss during period of exposure. All land disturbing activities shall be planned so as to minimize offsite sedimentation damage. b. No grading or earth moving operations shall commence until erosion and sedimentation control measures shall have been implemented. c. All disturbed areas shall be stabilized as quickly as is practicable with permanent vegetation and erosion/sediment control measures. The duration of exposure to erosive elements shall be kept to a minimum. d. Detention ponds shall be stabilized by means of grassing, sodding, erosion control netting, or a combination thereof. Sediment shall be removed from the pond prior to acceptance, and any disturbed areas shall be re- grassed. The use of red clay as a means of stabilizing detention ponds is prohibited. e. Temporary vegetation and/or mulching shall be provided protect exposed high-risk erosion areas during development. f. When the increase in peak rates and velocity of storm water runoff resulting from a land disturbing activity is likely to cause damaging accelerated erosion of the receiving channel, plans shall include measures to control velocity and rate of release so as to minimize damage to the channel. g. No land disturbing activity shall be permitted in proximity to a lake, natural watercourse or adjacent property unless a buffer zone is provided along the boundary thereof to confine visible siltation and to prevent erosion; provided, however, that this prohibition shall not prevent such activity undertaken as a part of the construction of such lake or watercourse channel. h. The angle for graded slopes and fills shall not exceed that which can be retained by vegetation cover or other adequate erosion control methods. Provision shall be made for planting or otherwise protecting slopes within the shortest possible time from exposure thereof. i. Erosion and sedimentation control measures, structures and devices shall provide control from the calculated post-development peak runoff. Runoff rates and computations may be calculated from procedures contained in the “National Engineering Field Manual for Conservation Practices” and shall be based on rainfall data published by the National Weather Service for the area and/or official local records. j. Engineer shall provide for permanent protection of on-site or adjacent stream banks and channels from the erosive effects of increased velocity and volume of storm-water runoff resulting from land disturbing activities. k. Erosion and sediment control plans and details shall be based on the current edition of the “Alabama Handbook for Erosion Control, Sediment Control and Storm Water Management on Construction Sites and Urban Areas”. Erosion control plans shall be prepared by a certified professional in erosion and sediment control such as a Certified Professional in Erosion and Sediment Control (CPESC). ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: National Engineering Field Manual for Conservation Practices and Alabama Handbook for Erosion Control, Sediment Control and Storm Water Management on Construction Sites and Urban Areas Comments: Erosion control must be addressed by the engineer/developer. I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 21    Last amended 1/4/2021    Article V, Section F.7.a. Storm Water Standards – Detention and Retention Facilities a. The purpose of storm water retention and detention is to protect downstream properties from increases in flood heights due to development. A combination of storage and controlled release of storm water shall be required for road construction, non-residential developments of one acre or more, multi-family residential developments of one acre or more, and single-family developments of three acres or more. The requirement for a combination of storage and controlled release of storm water is not required for minor subdivisions; however, if the Planning Commission deems that the intensity of the development could cause off-site storm water flow impacts during or after development, a combination of storage and controlled release shall be required. (The effective acreage for a project is not limited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which governs.) Storage and controlled release facilities may be required on smaller projects if it is determined in the Planning Commissions discretion that the intensity of the development could cause off-site storm water flow impacts during or after development. The retention or detention (whenever detention requirements are addressed by these regulations, requirements also apply to retention facilities) facilities must be designed to control peak flow from the outlet of the site such that post- development flows are equal to or less than pre-developed peak flows for the 2-year, 5-year, 10-year, 25-year, 50-year and 100-year design storms. However, detaining the discharge from a site can sometimes exacerbate flooding downstream due to peak flow timing and/or the increased volume of runoff coming from a site. If detention facilities are indiscriminately placed in a watershed and changes to the peak flow timing are not considered, the detention facility may result in an increase of the peak flow downstream. Another impact of new development is an increase in the total runoff volume of flow. Thus, even if the peak flow is effectively attenuated, the longer duration of higher flows due to the increased volume may combine with downstream storm water conveyance systems to increase downstream peak flows. Applicant must demonstrate through hydrologic analyses that the detention facility will not exacerbate flooding downstream. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Project is tying into existing inlets and drainage with City of Fairhope utilities. I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 22    Last amended 1/4/2021    Article V, Section F.7b.- e. Storm Water Standards – Detention and Retention Facilities (Continued) b. Such facilities shall be owned, operated and maintained by the development entities and shall not be accepted for inspection and maintenance by the City of Fairhope. The burden shall be on the developer and his engineer to provide evidence in support of any proposal to alter or modify the requirement for detention. Storm water runoff from new development or significant redevelopment must not adversely affect downstream properties. In determining whether runoff from the new development or significant redevelopment causes an adverse impact, the following procedures will be used: (1) Attenuate post-development peak discharges to a level not to exceed the pre-development discharges for the 2-year through 100-year recurrence intervals. (2) Apply the “ten percent” rule. This rule is based on the premise that at a point downstream of a development site where the drainage area above the development is 10 percent or less than the total drainage area at a point downstream of the development; then impacts related to storm water runoff from the development are minimal from this point downstream. This rule recognizes that in addition to controlling the peak discharge from the outlet of a detention facility, these facilities change the timing of the entire outflow hydrograph for the stream or river in question. Where required, channel routing calculations must proceed downstream to a confluence point where the drainage area being analyzed represents ten percent or less of the total drainage area. At this point, if the effect of the hydrograph routed through the proposed storage facility on the downstream hydrograph is assessed and shown not to increase flows in downstream hydrographs, detention can be waived. If increased flows are found, then backwater calculations and determination of flood elevations for the areas impacted by increased flows, if any, must be prepared. Where downstream increases in peak flows or flood elevations are shown, detention will be required on site to attenuate storm water runoff from post-development to pre-development rates. In the event that the City has developed a Comprehensive Plan for the area, the recommendations within the Comprehensive Plan will establish the requirements for detention. The City retains the right to require detention in areas of known flooding when detention will not exacerbate downstream flooding. (3) The release rate from any detention facility should approximate that of the site prior to the proposed development for the 2-year through 100-year storm events, with emergency overflow capable of handling at least the 100-year peak discharge except where waived or altered by the Planning Commission. Design of the detention pond shall be to insure that detention facilities will survive overtopping occurring for any reason, including clogging of controlled outlets for the 100 year storm event. Detention systems must be constructed during the first phase of major developments to eliminate damage to adjacent properties during construction. In this regard, the detention systems shall be designed to function as sediment traps and cleaned out to proper storage volumes before completion. If deposition of sediment has occurred, detention systems must be restored to their design dimensions after construction is complete and certified as part of the as-built submittal. c. Detention facilities shall be provided with obvious and effective control structures. Plan view, sections and details of the structure shall be included in submittals. Sizing of the low flow pipe shall be by inlet control or hydraulic gradient requirements. Low flow pipe shall be not smaller than eight inches in diameter, except in parking lot and roof retention where the size shall be designed for the particular application as approved by the Commission. d. The overflow opening or spillway shall be designed to accept the total peak runoff of the improved tributary area. Proper engineering judgment, with 25-year, 50-year or greater storm frequencies considered, shall be exercised in secondary routing of discharge greater than the basic design storm for the protection of downstream properties. e. Aerators are required for all retention ponds. The Public Works Director shall approve the specifications for said aerator. ☒N/A ☐Accepted ☐Revise and Resubmit per comments I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 23    Last amended 1/4/2021    Comments: Article V, Section F.8.a.-d. Storm Water Standards – Post Development Water Quality Best Management Practices a. Storm water quality BMPs for new development and significant redevelopment are required for projects that disturb three acres or more or subdivisions with four or more lots. (The effective acreage for a project is not limited to a fractional part of the total concept; even though developed in phases, it is the total area of the conceptual plans which governs). The BMPs must be designed to achieve the goal of removing at least 80% of the average annual post-construction total suspended solids (TSS) load. The storm water quality BMPs will be considered in compliance with this requirement if; (1) BMPs are sized to capture and treat the water quality treatment volume, which is defined as the runoff volume resulting from the first 1.8 inches of rainfall from a site; and, (2) Appropriate structural storm water BMPs are selected, designed, constructed, and maintained. Storm water quality BMPs may be required on smaller projects if it is determined in the Planning Commission’s discretion that the intensity of the development could cause off-site storm water impacts during or after development. b. The storm water quality treatment goal is designed to capture 85% of the annual storm water runoff. Storm water quality BMPs must be designed to treat the runoff from the first 1.8 inches of rainfall. Each site’s storm water quality treatment volume is also based on its percent impervious cover. The treatment standard is the same for all sites unless other secondary pollutant reduction goals are established by ADEM; for instance, through the establishment of Total Maximum Daily Loads (TMDLs). The storm water quality treatment methodology to determine treatment volume is as follows: WQv = P × Rv ×A/12 Where: WQv = water quality treatment volume, acre-feet P = rainfall for the 85% storm event (1.8 inches) Rv = runoff coefficient (see below) A = drainage area in acres Rv = 0.015 + 0.0092I I = drainage area impervious cover in percent (50% imperviousness would be 50) c. This storm water quality treatment goal is designed to give the developer flexibility in meeting the 80% TSS reduction goal on each site. BMPs may be selected to meet the storm water quality requirements in numerous ways through the application of low-impact site design and layout, non-structural BMPs, and structural BMPs. d. The City encourages use of low-impact site design practices that reduce the impact of development on storm water quality and quantity. Low-impact site design practices are meant to: (1) Minimize the impervious cover on a site, (2) Preserve the natural infiltration ability of the site, (3) Route storm water to “micro controls,” such as rain barrels, rain gardens, etc. that treat small portions of site storm water from the site, and, (4) Minimize long-term BMP maintenance by preserving and using natural features of the site. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 24    Last amended 1/4/2021    Article V, Section F.8.e.-g. Storm Water Standards – Post Development Water Quality Best Management Practices (Continued) e. A developer should consider low impact site design practices early in the design process in an effort to reduce the overall water quality treatment volume requirement. These practices tie directly into the storm water quality program, the WQv calculation, and/or the storm water treatment volume. These practices should only be implemented when not in conflict with other City regulations. f. Structural storm water controls, or Best Management Practices (BMPs), are engineered structures designed to treat storm water or mitigate the impact from storm water runoff. The following table presents a pre-approved listing of structural BMP practices. These BMPs have been assigned a TSS removal capability, based upon existing research, and can be used by developers to meet the pollutant reduction goal of 80% TSS removal. The structural BMPs have been divided into two categories: (1) General application BMPs are assumed to achieve the 80% TSS reduction. (2) Limited application BMPs which have to be used in combination with other BMPs to achieve the 80% reduction goal. These BMPs may not be applicable for certain sites and require frequent intensive maintenance to function properly. Pre-Approved BMPs BMP Removal Efficiency for Total Suspended Solids (TSS) Structural Control TSS Removal (%) General Application BMPs Wet Pond 80 Storm Water Wetland 80 Bioretention Area* 80 Sand Filter 80 Enhanced Swale 80 Limited Application BMPs Filter Strip 50 Grass Channel 50 Organic Filter 80 Underground Sand Filter 80 Submerged Gravel Wetland 80 Infiltration Trench 80 Gravity (Oil/Grit Separator) 40 Proprietary Structural Control Varies Dry Detention Basin 60 g. The increase in the frequency and duration of bank full flow conditions in stream channels due to development is the primary cause of accelerated streambank erosion and widening and downcutting of stream channels. Therefore, streambank protection criterion applies to all development sites for which there is an increase in the natural flows to downstream feeder streams, channels, ditches, and small streams. On-site or downstream improvements may be required for streambank protection, easements or right-of-entry agreements also may need to be obtained. ☐N/A ☒Accepted ☐Revise and Resubmit per comments *Cross Reference: Section 20.5-17 (1) and (2) Ordinance 1444 Tree / Landscape Ordinance Required Native Plants for Bio Retention/Detention Use I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 25    Last amended 1/4/2021    Comments: Article V, Section F.8.h.-i. Storm Water Standards – Post Development Water Quality Best Management Practices (Continued) h. The developer should determine if existing downstream streambank cover is adequate to convey storm water velocities for post-development conditions. This can be accomplished by first obtaining post-developed velocities for the “Streambank Protection” 2-year storm event in the downstream conveyance system. These velocities are then compared to the allowable velocity of the downstream receiving system. If the downstream system is designed to handle the increase in velocity as a result of the proposed development, the developer should provide all supporting calculations and/or documentation to demonstrate that the downstream storm water conveyance system will not be compromised as a result of the development. (1) If the increased velocities are higher than the allowable velocity of the downstream receiving system, then the developer may choose to reinforce/stabilize the downstream conveyance system. The proposed modifications must be designed so that the downstream post-development velocities for the 2-, 5-, 10-, and 25-year storm events are less than or equal to either the allowable velocity of the downstream receiving system or the predevelopment velocities, whichever is higher. The developer must provide supporting calculations and/or documentation that downstream velocities do not exceed the allowable range once the downstream modifications are installed. (2) The developer may use on-site controls to keep downstream post-development discharges at or below allowable velocity limits. The developer must provide supporting calculations and/or documentation that the on-site controls will be designed such that downstream velocities for the three storm events are within an allowable range once the on-site controls are installed. (3) Another approach to meet the stream bank protection requirement is to provide 24 hours of extended detention on-site, for post-developed storm water runoff generated by the 1-year, 24-hour rainfall event (4.5 inches) to protect downstream channels. The required volume for extended detention is referred to as the Streambank Protection Volume (SPV). The reduction in the frequency and duration of bank full flows through the controlled release provided by extended detention of the SPV will reduce the bank scour rate and severity. i. Stormwater BMPs with either a permanent pool of water or that will hold storm water for an extended period of time can potentially provide mosquito breeding habitat. However, if structural BMPs are properly designed, installed, and maintained, mosquito problems can be minimized. BMPs with open water (such as storm water ponds) shall require aeration for mosquito control. The Public Works Director shall approve the specifications for the aerator. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Project is tying into existing inlets and drainage with City of Fairhope utilities. I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 26    Last amended 1/4/2021    Article V, Section F.9. Storm Water Standards – Location and Easement a. Drain-ways, whether conduit or open channel, shall be located within the right-of-way insofar as is practicable. b. Where topography or other conditions render impracticable the inclusion of drainage within road rights-of- way, perpetual unobstructed easements not less than fifteen (15) feet in width shall be provided across the property with access to the road right-of-way. Such easements shall be clearly delineated on the plat as areas dedicated to public use as drainage easements, with provision for maintenance by the landowners. The City shall not maintain such easements. c. Off premises drainage easements and improvements lying outside the proposed subdivision may be required of the Owner to handle runoff into a natural drainage channel. d. Where a subdivision or development is traversed by a watercourse, drainway, channel or stream, there shall be provided a storm-water easement conforming substantially to the lines of such water course and of such width and construction as is adequate for the intended purpose, including maintenance operations. e. No storm water detention shall be located in public right-of-way for any private development. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article V, Section F.10. Storm Water Standards – Maintenance a. Acceptance for maintenance by the public of lakes or ponds which constitute a part of storm water drainage control is generally prohibited by storm water provisions herein. Any decision to the contrary must originate with the City Council. b. Maintenance outside the street right-of-way shall be the responsibility of the legal entity established by the developer for the continued maintenance of common areas. No formal acceptance of streets and utilities shall be made by the City Council and no building permits shall be issued until developer has made provisions for continued maintenance of such common areas, including off-street drainage and detention. As part of the final plat submittal, the owner/developer shall verify in writing that a legal entity shall be responsible for continual maintenance. In the extra-territorial jurisdiction where street acceptance is the County's responsibility, the County Engineer may decline to sign approval for recording of plat unless maintenance provisions meet his approval. c. All erosion and sedimentation protection facilities shall be regularly maintained as required to insure that they function effectively. d. Means for perpetual and periodic maintenance of the facilities shall be established by the owner of the development as a condition prerequisite to approval of the development by the Commission. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 27    Last amended 1/4/2021    Article V, Section F.11.a.-e. Required Use of Low Impact Development (LID) Techniques a. The use LID techniques is required and is to be determined from an entire site development perspective by the engineer of record for the project. The design and integration of LID techniques shall promote the health, safety, and general welfare of the community and shall be designed to work in a complimentary fashion with the drainage plan for the proposed development. The LID techniques are required within the municipal limits of the City of Fairhope and the planning jurisdiction of the City of Fairhope based on the rain events experienced in the area, geology, slopes, and other natural features. The design engineer is encouraged to submit additional LID based techniques to be utilized in the proposed development. b. The use of LID techniques is required in any and all proposed developments where the stormwater regulations apply. The design engineer shall rely on verifiable professional engineering judgment on which LID techniques to deploy in each proposed development based on the particular characteristics of the subject property. The intent of the requirements for the use of LID techniques is that the development shall implement as many LID techniques as practical and appropriate for the development. Plans and calculations shall show the efficacy of each LID technique and include a quantitative analysis of their performance. Plans shall clearly identify each LID technique on a grading and drainage plan with appropriate details and cross-references to the drainage calculations. c. If a project, due to the natural characteristics of the property, cannot successfully implement any LID techniques the applicant may submit a waiver request for consideration. The waiver request shall be submitted at the time of the application and provide verifiable engineering documentation that LID techniques cannot be used. The City shall have the right, but not the obligation, to engage such third party engineers, consultants and other professionals as necessary and appropriate to advise the City as to whether a particular application complies with and is otherwise in concert with this subsection 10 (a “Third Party Professional”). In the event the City engages a Third Party Professional in connection with a particular application, the City will forward all application materials to the Third Party Professional along with a request for a cost estimate from the Third Party Professional for his/her role in the review of such application. Upon presentation by the Third Party Professional of a cost estimate to the City, the City shall provide same to the applicant, and the applicant shall deposit with the City a cash sum equal in amount to the cost estimate of the Third Party Professional (the “Cash Deposit”). Upon completion of all work by the Third Party Professional relative to such application and payment by the City of all fees and expenses of the Third Party Professional from the Cash Deposit, if any portion of the Cash Deposit remains, the City shall refund it to the applicant. If the Cash Deposit is insufficient to pay the fees and costs of the Third Party Professional, the applicant shall immediately remit to the City such funds as are necessary to make up any shortfall. d. The Third Party Professional shall submit a finding report to the City Planning Department. The City Planning Department shall forward a copy of the finding to the applicant or the applicant’s agent. The City Planning Department shall include, as part of the application materials to the Planning Commission a recommendation regarding the waiver. e. The Planning Commission shall consider the waiver, the applicant’s documentation, and Third Party Professional finding and City Planning Department recommendation and make a final determination as to the waiver request. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 28    Last amended 1/4/2021    Article V, Section F.11.f.(1)-(5) Required Use of Low Impact Development (LID) Techniques (Continued) f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (1.) Wet Basins: The City finds the potential benefits of wet basins are, among other items, allowing sedimentation to fall out of stormwater, attenuating flows, assisting in evapotranspiration, and improving the stormwater quality. Special design considerations are: groundwater elevations, large surface areas are encouraged, special attention should be given in pervious soil, surface area of the basin should take into account nutrient loading from lawns for example in order to treat and improve stormwater quality to the maximum extent possible, ensuring that an adequate base flow is provided to maintain water levels, they are not recommended to be constructed in an inline facility, utilize low slopes, the use of forbays are recommended, upstream and downstream areas shall be considered in the design in accordance with Fairhope standards. Recommended characteristics are: The approach slopes should be 4:1 or less around the perimeter, side slopes 3:1 or less (below the water level, beyond the safety bench), safety bench just below water elevation (4’ wide, 6”-12” deep), energy is dissipated prior to entering the basin, can be excavated below the ground surface. (2.) Rain Gardens: The City finds the potential benefits of rain gardens are, among other items, small scale flow attenuation, infiltration, limited evapotranspiration, allowing sediments to be trapped, and water quality treatment. Special design considerations are: Typically smaller areas and drainage areas are used for rain garden design, special attention should be given in pervious soils, recommended for use in hydrologic soil groups A and B, not recommended in high swell soils. Recommended characteristics are: Small scale and frequent use in drainage areas, the choice of landscaping materials, soil mix, and other characteristics are crucial to the success of a rain garden. Rain gardens can be highly visible and utilized as a visual amenity in a proposed development. (3.) Permeable Pavement Systems: The City finds the potential benefits of permeable pavement systems are, among other items, flow attenuation, infiltration, and filtration of stormwater. There are many products and strategies that can be utilized and the City is open to the use of varied products in accordance with manufacture recommendations. Consultation with the city prior to design of the product to be utilized is suggested. Special design consideration are: Use in areas with hydrologic soil groups A and B, special attention should be given in pervious conditions, not recommended in areas with high swell soils, ground water tables should not impact the ability of water to infiltrate, the technique works best in low slopes. (4.) Sand Filter: The City finds that the potential benefits of sand filters are, among other items, flow attenuation, infiltration, reducing sedimentation, and providing filtration of storm water. Special design considerations are: Best used in small drainage areas, special attention should be given in pervious soils, recommended use in areas with soils with good permeability in hydrological soil groups A and B, not recommended in high swell soils. (5.) Grass Swales: The City finds that the potential benefits of grass swales are, among other items, in straining stormwater, providing limited quality treatments, while providing some moderate flow attenuation. Special design considerations are: Typically work best in smaller drainage areas where volumes are reduced, special consideration should be given in pervious soils, not recommended with high swell soils, should have low slopes, adjacent areas and layout should be considered in the design. Suggested characteristics where topography, soils, and slope permit vegetated open channels and spaces should be considered as a significant or a primary means of stormwater conveyance. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: The plat depicts the perimeter of the site to have sodded grass swales. I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 29    Last amended 1/4/2021    Article V, Section F.11.f.(6)-(11) Required Use of Low Impact Development (LID) Techniques (Continued) f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (6.) Grass Buffers: The City finds that the potential benefits of grass buffers are, among other items, in straining stormwater, providing limited quality treatments, while providing some moderate flow attenuation. Special design considerations are: Typically work best in smaller drainage areas where volumes are reduced, special consideration should be given in pervious soils, not recommended with high swell soils, should have low slopes, adjacent areas and layout should be considered in the design. Suggested characteristics where topography, soils, and slope permit vegetated open channels and spaces should be considered as a significant or a primary means of stormwater conveyance. (7.) Constructed wetland channels or wetlands: The City finds that the potential benefits of constructed wetland channels or wetlands are, among other items, flow attenuation, buffering of flooding events, evapotranspiration, sedimentation, and treatment of stormwater quality. Special design considerations are: Not recommended in high swell soils, low slope, forebay is recommended, primary benefit of pollutant removal, not volume reduction, adjacent areas should be considered in the design. (8.) Step Pool Stormwater Conveyance Structures: The City finds that a step pool stormwater conveyance structure may attenuate stormwater flows, provides evapotranspiration, reduce sediment transport, and water quality treatment. Special design considerations are: Not recommended in high swell soils. Adjacent areas should be taken into consideration in order to ensure long term viability of step pool structures and adjacent erosion. (9.) In-line stormwater storage: The City finds that in-line storage may provide for attenuation and limits sedimentation. Special design considerations are: Designed to be self-cleaning where possible or suitable clean out access is provided and designed into the system, designed to surcharge non-sensitive areas with no flooding in parking lots, structures, or other typically occupied spaces. (10.) Site design for habitat, wetland, and water body conservation: The City finds that site design that incorporates the natural features of the property can help to minimize erosion and reduce stress on natural water conveyance and attenuation systems by preserving a natural vegetated state of native plants, water courses, and flood prone areas. Suggested characteristics are: The technique may be used in conjunction with the City’s planned unit development or village subdivision processes to propose alternative street layouts and design so that impervious areas and other improvements are sited with due regard to the natural elements of the property. Special design considerations: To consider adjacent areas in the design since important natural features that utilize this LID technique often extends past property lines or the phases of proposed development. (11.) Restoration of Habitat or Wetlands and Water Bodies: The city finds that the restoration of habitat or wetland and water bodies can be productive to improve the environment by minimizing erosion and reducing stress on natural water conveyance and attenuation systems by preserving a natural vegetated state of native plants, water courses, and flood prone areas. Suggested characteristics are: This technique may be used in conjunction with the City’s planned unit development or village subdivision processes to propose alternative street layouts and design so that impervious areas and other improvements are sited with due regard to the natural elements of the property. Use only native plants in the development process and take special consideration to restore portions of the site to predevelopment native ecological communities, water bodies or wetlands with more than 10% of the development footprint. Special design considerations: To consider adjacent areas in the design since important natural features that utilize this LID technique often extend past property lines or the phases of proposed development. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 30    Last amended 1/4/2021    Article V, Section F.11.f.(12)-(15) Required Use of Low Impact Development (LID) Techniques (Continued) f. The following LID techniques are available for use by applicants given the particular circumstances and characteristics of the proposed subdivision: (12.)Greenways: The City finds that greenways provide for beneficial use of LID for potentially active and passive recreation opportunities and wildlife corridors. This technique allows for the creative integration into a development proposal that is frequently linked with other natural or recreation systems that extend past the property lines of the proposed development. Suggested characteristics: Typically, greenways are easier to integrate into a development proposal on larger acreages. They are frequently utilized as linear parks and often include sensitive wetland areas, steep slopes, gullies or other natural land forms, creeks, and unique wildlife habitat for protected species. (13.) Restoring Channel Morphology and Natural Function: The City finds that restoring channel morphology and natural function provides for flow attenuation, infiltration, and reduces sedimentation. Special considerations are: Typically works most effectively in larger development proposals where a substantial linear footage of channel can be restored. It is important to consider the upstream and downstream current and future characteristics so conversation of land use in accounted for in the design. (14.) Bio-Retention: The City finds that bio-retention provides for flow attenuation, infiltration, limited evapotranspiration, reduced sedimentation, and stormwater quality treatment. Suggested characteristics are: To be used as both a stormwater and aesthetic feature frequently throughout developments. Special attention should be given to plant and ground cover considerations given the volume and duration of the designed stormwater. Special design considerations are: Typically work best in small drainage areas with frequent use and distribution, special attention is required in pervious soils and should be used in areas with high permeable soils (hydrologic soils groups A and B), not recommended in high swell soils. (15.) Level Spreader: The City finds that level spreaders can be an effective tool to evenly distribute flows and return volumes and velocity to a predevelopment distribution pattern. There are limited stormwater straining and water quality improvements. Suggested characteristics are: Level spreaders are intended to work in a complimentary fashion with other LID techniques such as, but not limited to, sand filters and grass buffers. Special design considerations are: Typically, level spreaders are used downstream of an outfall and have a low slope with stabilized and vegetated buffers both up and downstream. They typically are installed a suitable distance from the property line (30’-35’ is suggested) so that flow energy is dissipated, and predevelopment sheet flow characteristics are generated. Special consideration should be given in areas with highly erodible soils. (16.) Additional information regarding LID techniques is included in the document Planning For Stormwater, Developing a Low Impact Solution, a publication of the Alabama Cooperative Extension Service. This document is available for download from the Alabama Cooperative Extension Service website. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 31    Last amended 1/4/2021    Upsizing Article V, Section G. Planning Design Standards-Upsizing 1. Purpose - These upsizing standards shall implement the Comprehensive Plan for the physical development of the City by setting the location, character and extent of adequate public utilities. This design and arrangement shall promote the wise and efficient expenditure of public funds and establish the extent to which water and sewer and other utility mains, piping or other facilities shall be installed as condition precedent to the approval of the plat. These standards shall promote the following goals in the Comprehensive Plan: (a) define priority growth areas that will guide the future extension of public infrastructure; (b) prioritize projects that “pay their way” through covering the cost of necessary support services; (c) require that the location and alignment of infrastructure systems are efficient and cost-effective; and (d) provide for balance between maintenance and reconstruction of existing streets, services or facilities and expansion into new areas. 2. Applicability - Whenever any portion of the required improvements for the subdivision is part of planned future facilities for the City serving an area larger than the subdivision, the Planning Commission may require that the applicant construct the improvements to the capacity of the City plans. The applicant will be responsible for that portion of the costs required to serve the proposed subdivision, and the City shall reimburse the developer for those incremental costs to expand the improvements to the planned capacity. The Planning Commission may condition the approval of the preliminary plat on an agreement between the City and the applicant as to the equitable apportionment of those costs. The City’s participation shall be based on at least three contractor bids comparing the construction costs of the minimum required improvements and construction costs of the improvements as planned by the City. The agreement shall be subject to approval by the City Attorney. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Commentary: Consult with Fairhope Public Utilities to determine if any upsizing is required. Comments: Need to specifically show electric transformers and gas meters. Response: We have added the gas meters and electric transformer location. Per conversations with Mike Allison, the transformer will need to be in a vault. Construction Standards Article VI, Section A. Construction Standards-General The sub-divider shall be required to install or construct improvements hereinafter described prior to having released bond or other surety which guarantees the installation of such improvements. All improvements required shall be constructed in conformity with these regulations and in conformity with Chapter 19, Streets, Sidewalks, and Other Public Ways, of the Code of Ordinances for the City of Fairhope, as amended. All improvements shall be designed and sealed by a Project Engineer. The Project Engineer shall carry Errors and Omissions Insurance at a minimum coverage of at least $1,000,000. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 32    Last amended 1/4/2021    Article VI, Section B. Construction Standards-Streets and Lanes The sub-divider is required to pave all streets and lanes with a suitable hard surface, all weather type of pavement in compliance with city standards and the requirements of Chapter 19 of the Code of Ordinances, as amended. 1. Sub-grade – All streets, roads and lanes shall be so graded by the sub-divider that pavements, curbs, and sidewalks can be constructed to the required cross: section. Before commencing grading, the entire right: of: way shall be cleared of all stumps, roots, brush, and other objectionable materials as well as trees not intended to be preserved. Stumps, boulders and other obstructions shall be removed to a minimum depth of two feet below finish sub grade. Compaction of sub grade shall be not less than one hundred percent, Modified Proctor Density. Suitable materials from roadway cuts may be used in the construction of fills, approaches or at other locations as required. Fill shall be in layers not exceeding eight inches thickness and shall be compacted to not less than one hundred percent, Modified Proctor Density. 2. Pavement Base - After preparation of the sub grade, the base shall be constructed to a thickness of six inches. Base may be a mixture of sand clay, sand shell or plain shell. Base shall be compacted to one hundred percent Modified Proctor Density. 3. Following establishment and testing of the base, emulsified or cutback asphalt shall be heated or otherwise prepared to insure uniform distribution and a coat thereof sprayed on the prepared base, application rate to be determined by requirements of state specifications. 4. Wearing Surface shall consist of a surface course constructed with asphaltic concrete. It shall be constructed in one layer, not less than an average weight of one hundred sixty five pounds per square yard at an average thickness of not less than one and one half inches. Wearing surface shall conform to the lines, grades, and typical cross sections shown on the Plans. A cross slope of not less than one: quarter inch per foot shall be maintained from centerline to curb line. Plant mix shall conform to state specifications for the type work. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Commentary: In many MOPs, streets and lanes are not dedicated to the City. Make certain it is clarified if streets and lanes are dedicated to the city – if so, this section is required. If not, this section is N/A. Comments: Article VI, Section C. Construction Standards-Curbs and Gutters Curbs and gutters shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations. On streets requiring curb and gutter, either valley type or barrier type concrete curb and gutter which meets the City's standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Curbs and gutters shall be designed and installed in accordance with good engineering practice. Face of curbs shall be not less than six inches in height. Backfill behind curbs shall slope to the back of the curb for drainage. Markings shall be added to the curb to indicate the location of water and sewer laterals. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Table 5.3, Appendix “A” City of Fairhope Subdivision Regulations Commentary: In many MOPs, streets and lanes are not dedicated to the City. Make certain it is clarified if streets and lanes are dedicated to the city – if so, this section is required. If not, this section is N/A. I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 33    Last amended 1/4/2021    Comments: Article VI, Section D. Construction Standards-Sidewalks Sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope, except on those streets which are eligible for the rural design standard expressed in Table 5.3, Appendix A of these regulations, or as elsewhere provided for in these regulations. On streets requiring sidewalks, concrete sidewalks which meet the City's standards and specifications expressed in Chapter 19 of the Code of Ordinances, as amended shall be installed. Sidewalks shall be designed and installed in accordance with good engineering practice. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Chapter 19 of the City of Fairhope Code of Ordinances, as amended. Commentary: for an MOP, treat this section in much the same way as a typical subdivision. Though there may be internal sidewalks not dedicated to the City, there may be perimeter sidewalks in ROWs that are dedicated to the city or County. Make certain what is and is not dedicated is clear. Comments: Sidewalks must be a minimum if 8’ for new construction. Please provide renderings of what the sidewalk will look like in its entirety. Please specifically identify the width as well. Response: We have added a dimension, cross slope, running slope and call out for it to be 8 feet concrete sidewalk. Article VI, Section E.1.-2.. Construction Standards-Storm Water 1. Scope of Work - The scope of work shall consist of furnishing all labor and materials necessary to complete the work as designed and approved. The Work includes, but is not limited to, grading, channel adjustment or relocation, installation of culverts and bridges, construction of retention structures and ponds, erosion and sedimentation protection measures, dikes, diversion of flow, ditch- checks, seeding, sodding, planting, fertilizing, excavation, backfill and general supervision of the Work. 2. Control of the Work - The Work shall at all times be subject to inspection by the project engineer and the representatives of the City and, where applicable, the County Engineer and/ or any other Agency which has jurisdiction or regulatory oversight of the project. Where work is found not in conformity with these regulations, Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition, or applicable law, the work shall be suspended on the written order of the engineer or of the City's representative until work is brought into conformity. All work shall meet the more restrictive requirements of these regulations, the County’s regulations or of other applicable rules or laws. Persons engaged in performance of the Work shall take all necessary precautions and shall provide adequate safeguards and measures for protection of the Work and of the public and shall save harmless the City, the Engineer and their officers and employees from any and all claims for damages arising or which might arise from the prosecution of the Work. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition Comments: I I - I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 34    Last amended 1/4/2021    Article VI, Section E.3.- 5. Construction Standards-Storm Water(Continued) 3. Incidental Work - The contractor shall at all times provide for protection of the public such barricades, signs, lights or other warnings as may be required by conditions of the Work. In the event that a hazardous condition exists and the contractor fails to provide adequate protection, or in an emergency, the City shall take the action necessary to protect the Work and the public and the cost thereof shall be assessed against the developer who holds License to Construct. Any disturbed areas within public rights-of-way shall be reconstructed to the condition prevailing before being disturbed. Where connection or other modification to existing publicly maintained structures is necessary, the contractor shall restore such structure to its former condition. Riprap shall be placed by the contractor at the upstream and downstream ends of culverts as directed by the Project Engineer. All reservoir and open channel areas shall be seeded, fertilized and mulched, sodded, paved, or lined as shown on the plans. The contractor shall employ such measures as are necessary for control of erosion and sediment and the protection of adjacent properties during construction. The contractor shall also maintain all retention ponds and flow control structures during construction so as to protect adjacent properties. General maintenance of the Work shall be the contractor’s responsibility until final acceptance thereof. 4. Licenses and Bonds – Contractors shall have appropriate State and local licenses for the type of work he or she will be performing. The contractor shall also obtain a Performance Bond and a Labor and Materials Bond, or provide a letter of credit. A Maintenance Bond in accordance with City Code Section 19-2(f) shall also be furnished. 5. General Specifications - Any item of work not covered by the specifications herein shall conform to the minimum requirements of Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition and any requirements of the Alabama Department of Environmental Management. Where the plans require open ditches they shall be constructed with a maximum slope of 2:1 unless the plans provide otherwise. Ditches shall have flat bottoms. All roadway cross-drain pipes shall be a minimum diameter of 18 inches and shall be reinforced concrete culvert meeting state specifications. Other culverts shall conform to state specifications. Culverts shall be placed in excavated trench to the line and grade shown on the plans. The maximum width of the excavated trench shall not exceed the outside diameter of the culvert by more than one-half the diameter on either side of the pipe. Material for backfill of culvert trenches shall consist of small diameter uniform material and shall be free of large rock or other unsuitable material. Backfill shall be placed in uniform lifts not exceeding eight inches in thickness and shall be compacted to not less than 95% relative density. Backfill shall be placed uniformly on each side of the culvert. All pipes shall be laid in conformity to state specifications. Not less than 12 inches cover shall be placed over any culvert 48 inches or less in diameter and 24 inches of cover shall be placed over pipes exceeding 48 inches in diameter. When a battery of pipes is used, a clear spacing of one-half the pipe diameter shall be provided between adjacent pipes. Wherever possible, box culverts should be used in lieu of multiple pipes. Maximum allowable cover, pipe class and strength requirements shall conform to manufacturer's recommendations and state specifications. No pipe less than 18 inches in diameter shall be used within public roadways or streets. Headwalls of reinforced concrete shall be constructed on all pipe culverts and shall conform to the plans and state specifications. In the event that the City or the project engineer determines that significant erosion or sedimentation is occurring because of land disturbing activity, the contractor shall stop all construction and take necessary protective action. ☐N/A ☒Accepted ☐Revise and Resubmit per comments I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 35    Last amended 1/4/2021    Cross Reference: Alabama Department of Transportation Standard Specifications for Highway Constructions, current edition Comments: Article VI, Section E.6. – 9. Construction Standards-Storm Water(Continued) 6. Warranty after Completion - All facilities subject to acceptance for maintenance by the public shall be warranted for a period of two years after date of acceptance by the developer. A surety bond guaranteeing such maintenance shall be a condition precedent to acceptance for maintenance by the governing body. 7. Applicability of General Law and Regulations - All plans and the Work shall fully conform to all rules, regulations, codes, laws, and ordinances which may reasonably apply thereto. In the event of conflict between provisions, the most restrictive provision shall apply. 8. As-Built Drawings – A copy of the construction as-built drawings stamped by the engineer shall be submitted to the Commission as verification that the project has been built in accordance with his or her design. 9. ESRI ArcMap Shapefiles - Electronic ESRI ArcMap shapefiles including but not limited to locations of all storm drainage piping, structures, inlets, ponds, swales, ditches, and any other forms of stormwater storage, treatment, or conveyance. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: City Code Section 19-2(f) Maintenance Bond Comments: For the applicant’s information. Article VI, Section F. Construction Standards-Water System a. All subdivisions shall have water service. The water service shall be provided by either Fairhope Public Utilities or an approved water service. b. Primary water service may be individual well type systems that have been approved by the Baldwin County Health Department and the Fairhope Public Utilities Water Department. c. All water systems constructed within a subdivision and all water systems constructed outside of a subdivision but servicing a subdivision shall be constructed in accordance with those certain “Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities” d. Water meters shall be placed inside the property line at the start of the utility easement. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Cross Reference: Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the water system private or they may wish to dedicate it to the city or whomever is the water provider. Make certain what is and is not dedicated is clear, including fire hydrants on private property. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. Comments: Contractor will need to set a manhole where the development sewer lateral comes into the sewer main in street. No taps for commercial sewer (greater than 4’) allowed without a manhole. Set “dog house” manhole per water and sewer specs, pipe shall be SDR 26 minimum. Per the water and sewer superintendent . Response: A doghouse manhole has been added to the plans. The sewer line is called out to be SDR 26. 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. I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 36    Last amended 1/4/2021    ☐N/A ☒Accepted w/ conditions ☐Revise and Resubmit per comments Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the water system private or they may wish to dedicate it to the city or whomever is the water provider. Make certain what is and is not dedicated is clear, including fire hydrants on private property. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. If a fire hydrant is not within 450’ of the site another option is to install fire sprinklers in the building (if not already required) but this must be coordinated with the Building Official. Consult with the building official whenever a waiver from the fire hydrant requirement is requested. It may be possible that a note is added to the plat requiring any dwellings to be sprinkled if the fire hydrant is not within 450’ of the property. If the sprinkled building option is chosen, adequate water supply is required and must be verified by the water provider. If the property is outside the Fairhope Permit Jurisdiction, a letter of acceptance may be needed from the appropriate building department to allow sprinkled buildings. Depending upon the classification of the building, a nearby fire hydrant may still be required. Comments: Appears to be a fire hydrant at the intersection on N Church and Magnolia but uncertain if it is within 450 of the project site. Response: The fire hydrant is located 160 feet from the building corner and 400 feet from the furthest point of the building as the hose lays. Article VI, Section H. Construction Standards-Sanitary Sewerage 1. All subdivisions shall have sanitary sewer service. The sewer service shall be provided by either the Fairhope Public Utilities or an approved sewer service. 2. All sanitary sewer systems constructed within a subdivision and all sanitary sewer systems constructed outside of a subdivision but servicing a subdivision shall be constructed in accordance with those certain “Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities” which is on file at the City of Fairhope Water & Sewer Department. 3. Individual septic tank type systems that have been approved by the Baldwin County Health Department and the Fairhope Public Utilities Sewer Department may be utilized. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Cross Reference: Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities Commentary: for an MOP, treat this section in much the same way as a typical subdivision. The developer may wish to keep the sewer system private or they may wish to dedicate it to the city or whomever is the sewer provider. Make certain what is and is not dedicated is clear. If these utilities are to be dedicated, the final plat shall reflect easements for those utilities. Comments: Article VI, Section I. Construction Standards-Permanent Monuments Monuments shall be set at all points where the exterior boundaries of the subdivision intersect, including points of curvature and points of tangency on curved boundaries. All monuments and interior lot corners shall be marked as prescribed by the most recent edition of the Alabama Society of Professional Land Surveyors Document Standards of Practice for Surveying in the State of Alabama. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article VI, Section K. Construction Standards-Inspection of Improvements When all required improvements have been installed, the sub-divider shall call for a final inspection. The Planning Director and/or his/her authorized agent and other City Department representatives shall inspect the I I I I MULTIPLE OCCUPANCY PROJECT (MOP) PRELIMINARY APPROVAL CHECKLIST 37    Last amended 1/4/2021    site to determine if the required improvements are satisfactorily installed according to plans, specifications, standards and applicable laws and ordinances. To determine if the streets are installed to minimum standards, the sub-divider shall select an independent testing laboratory approved by the City to make the necessary tests. Tests shall be conducted at the expense of the sub-divider as required by Chapter 19 of the Fairhope Code of Ordinances. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Chapter 19 of the Fairhope Code of Ordinances (testing requirements) Comments: For the applicant’s information Article VI, Section L. Construction Standards-Requirement to Complete Improvements Sub-divider shall be responsible for providing all required minimum improvements in the subdivision. This shall be accomplished by full installation of such improvements before the Final Plat is submitted to the Planning Commission for approval. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Commentary: At the preliminary plat stage this section is for the applicant’s information. As stated previously, for MOPs it is vitally important to clarify what utilities, streets, fire hydrants, etc. are to be dedicated to the city, or as applicable, the County. At final plat, all those items will require a maintenance bond. Comments: For the applicant’s information Article VI, Section M. Construction Standards-Underground Utilities All utilities in all proposed subdivisions shall be installed underground. 1. The Planning Commission may waive this section in all or part based on evidence that underground installation is not in the best interest of the environment or is financially not feasible. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: For the applicant’s information Reviewed By: Carla Davis Date of Review: January 5, 2021 I I I I I I 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 November 18, 2020 Re: Magnolia Residential 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. Wise Properties-TN, LLC, is requesting the Magnolia Residential Project. This development will consist of two commercial units and 24 residential units. The property is located on Magnolia Avenue just west of Section Street. The parcel number of the parcels are 05-46-03-37-0-006-036.505 and 05-46-03-37-0-006- 036.504. S.E. Civil Engineering will hold a Community Meeting at 11:00 AM at the site on Wednesday, December 2th, 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 date and time. Should you have any questions or concerns, please contact me at (251)-990-6566. Sincerely, Larry Smith, PE larry@secivil.pro Magnolia Mixed Use MOP Community Meeting Meeting Minutes Meeting Date: December 2, 2020 Meeting Time: 11 am Meeting Location: Project Site, 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 Mixed Use, introduced the project with the 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 24 residential units. Larry provided a site plan of the proposed site. The property owners asked who the architect was on the project. Questions included how many stories the building would be, who the one bedroom units would be marketed for and would they be rented or sold. Larry told them that the building is projected to be three stories and he was unware of who the units would be marketed to. During the discussion, it was brought up that the units were 684 square feet. Many residents voiced that they were opposed to the high density of the building. It was asked what the setbacks were and Larry told them that the building would be three feet off of the property line. The building will also have inset balconies. They asked how the storm water would be handled. Larry explained that the water would be routed to the rear of the property and the storm water pipes would tie into the inlet just across the property line. The property owners voiced their concerns about parking. Larry told them that the building would have its own flat parking area with one parking place per unit. A grass ditch would carry runoff to the inlet in the rear. The two commercial units would use street parking along Magnolia Avenue. The property owners pointed out that there could be as many as two cars per unit. Civil ~ Engineering & Surveying Someone asked if the parking lot would be gated and Larry explained that at this time the plans do not show a gate. Property owners voiced their concerns about the number of potential garbage cans. The project shows a rollout container instead of individual garbage cans. Another concern was where construction material would be held during construction. Someone asked about the timing of the construction and the new sewer pipes that the city will be installing soon. At the end of the meeting it was asked what the next step was for this project. Larry said it should go before the Planning Commission Meeting in February. Larry ended the meeting by thanking everyone there. Next Steps:  Planning Commission will present the MOP application on Monday, February 1, 2020 at 5 PM 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 December 09, 2020 Larry Smith S. E. Civil Engineering 880 Holcomb Blvd. Fairhope, Alabama 36532 RE: Proposed Mixed-Use Development PPINs: 254510 & 343620 Dear Mr. Smith: This letter is in response to your request for information on the availability of service at the above location by AT&T. This letter acknowledges that the above referenced development is located in an area served by AT&T. Any service arrangements for the proposed 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 this location. 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 Fairhope Public Utilities Gas Department Planning Review Case Number: _SD 21.xx________________ PPIN: ________________________ Date Submitted: _______________ Return to planner by: ___________ Planner: _____________________ Project Name: _Magnolia Mixed Use________________ Project Location: _______________ Number of Lots: _______________ Gas In service territory: Yes _X__ No ___ Residential ___ Commercial ___ Mixed ___ Project will feed from: Magnolia Loop feed located at: Existing Infrastructure adequate, if not what infrastructure is required? X Total costs to developer per the standards __________ General Notes for Developer (check if needed) _____ All ROW’s need to be to grade prior to installation _____ All property lines must be clearly marked prior to electric installation __X___ All gas to be installed by the City of Fairhope or authorized contractor ___X__ Any other comments, list below: TBD-Gas could be available depending on load and an established area for gas meters and equipment, also gas would have to be bored under Magnolia Ave that would cause some paving issues. Gas review by and Date: _Terry Holman 1-5-2021_________________________________________ MEMORANDUM DATE: January 22, 2021 TO: Planning Commission FROM: Hunter Simmons, Planning and Zoning Manager RE: Revised Floor Plans for SR 21.01 and SD 21.10 The following staff report was reviewed based on the second and third floor plans as shown in Figure 1 below. After reviews were complete, an amended plan was received as shown in Figure 2. On both plans, staff color-coded floor plans to differentiate between 1 and 2 BR residential units and commercial units. Should the Planning Commission wish to approve the Site Plan with the amended plan shown in Figure 2, staff recommends revising the first condition of approval to read: 1. Required parking shall be allowed within a ground-floor parking garage, and not behind the building as required by Article V, Section B of the Zoning Ordinance. Figure 1: 2nd and 3rd Floor Plan as seen in staff report. C-OHHO"I ... OMt-'rRC. '°'- S-P.>...c.- e:s-":>r Figure 2: Revised 2nd and 3rd Floor Plan as Proposed. NSUMMITSTFAIRHOPE AV N SCHOOL STSAXE LN N CHURCH STMAGNOLIA AV ATKINSON LN GENEVIEVE LN N BANCROFT STSECTION ST NSTIMPSON AV PINE AV OAK AV EQUALITY ST City of FairhopePlanning Commission February 1, 2021 ¯ MAGNOLIA AVN CHURCH STSR 21.01 - Magnolia Mixed Use Legend COF Corp. Limits B-2 - General Business DistrictB-3b - Tourist Resort Commercial Service District B-4 - Business and Professional District P-1 - Parking R-2 - Medium Density Single-FamilyR-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential COF Planning Jurisdiction ¯ ¯ ^ Project Name:Magnolia Mixed Use- Site PlanSite Data:.31 acresProject Type:Site Plan ReviewJurisdiction:Fairhope Planning JurisdictionZoning District:B-2PPIN Number:254510 and 343620General Location:North side of Magnolia Avenue just east of Church StreetSurveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:Wise Properties-TN, LLCSchool District:Fairhope West Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Hunter Simmons . Summary of Request: Request of FST Wise Properties-TN, LLC for Site Plan review approval of Magnolia Mixed Use, a 18-unit multiple occupancy project. The subject property is zoned B-2 General Business District and approximately .31 acres (13,288 square feet). The property is located on the north side of Magnolia Avenue just east of Church Street. A MOP case was submitted simultaneously with this Site Plan application. Consequently, staff report for the MOP and the Site Plan Review will be similar. Figure 1: Ground Floor Plan The applicant proposes a 3-story mixed-use building. As proposed, the ground floor consist of two office spaces and a parking garage with 16 parking spaces (6 of which are compact spaces). One commercial unit is 525 sf and the other unit is 2080 sf, thus providing 23.3% commercial space on the ground floor. Use for the two commercial spaces was not provided but will be available for future rental space. Figure 2: 2nd and 3rd Floor Plans The second and third floor plans are identical, consisting of 8 residential units and 1 common commercial space on each floor for a total of 16 residential units and 2 commercial units. Each of the commercial units ) .,, , I P "-!t< N6 "'"E•~ f •+--1- ' ..--=====d=========±=======,-.:.;.;,,i r .. are 1850 sf. Along with the commercial space on the ground floor, there is a total of 6,350 sf commercial space proposed. 12 of the residential units are 1BR and 4 are 2BR. The applicant stated all units will be long-term rentals and will not be short-term rentals. Figure 3: First Elevation Materials primarily consist of brick and stucco. Materials are illustrated on included elevations. Plans also illustrate a building height, including parapet wall, of 40’ and appear to be measured from the from the midpoint of the front façade to the top of the roof. I~ I ':; ~ jl I I --r--- 1 I I I ==t=-1 I I I I --1=- I I I I I -{-- I I 1.1.e.o· ----,---- I I PfU;F INls+ED Iv.ETA!.. FASC,IA PTO. STL. ORAGKETI; M IC-KVE:Ne!=R PTD. STL. ED6E AN<>LE PTD. 5TL. RAILINOS STOREFRONT PTO. STL. I FV-ILINGS AW 8R,A,,C.KET5 1 11s.o· 11!5.0 ' ------------------------------------------------------~111 .0' __ _ 1 '-0 " The applicant proposes the building built to the front and rear property lines and will provide an 8’ sidewalk within the ROW that includes two tree wells planted with Chinese Pastiche trees. There are currently four parallel parking spaces within the ROW. Two of those space will need to be removed to allow ingress/egress, leaving to spaces per applicant comments. There is approximately 5’ between either side of the building and the side property lines. Drainage, as well as most utilities are provided within the 5’ spaces. Balconies are proposed that project over City sidewalks. A hold-harmless agreement is provided as required by the City. Garbage will be collected in 10 individual garbage bins stored within the parking garage. The property owner has a management team that will be responsible for taking out the trash cans and returning them. Site History The subject property consists of two lots currently undeveloped. Comments Per the Central Business District section of the Zoning Code (Article 5, Section B.) parking shall be located behind buildings. A quick study of the surrounding properties within the same block reflects parking has been located behind the building in all but one instance and that is a hotel with parking in a shared parking deck. See illustration below for examples. f------n· ------, ~ SOODEO GRASS ~ l SWALE ~RETE SIOEWAI..K SEE DETAIL se e DETAIL See OETAl- FSTO IN SODDED GRASS SWALE 'i MAGNOLIA AVENU E 60 FT. R/W -- Requiring parking to be located behind a building impacts the character of the streetscape, as well as influences architectural scale. It appears, at least within the same block, the City has historically been consistent in requiring parking behind buildings. Staff is not opposed to ground-level parking garages within buildings, but special consideration should be given to ensure the intentions of the City’s comprehensive plan and regulations are met. Without room ‘back-of-house’ where will utilities be located? Reviews should also consider how projects provide ground-floor commercial space. To address the later, the Planning Commission passed a zoning text amendment that, to summarize, requires 50% of the ground floor to be commercial. The recommendation has yet to be considered by City Council who must ultimately rule on the recommendation. While the proposed project does not provide 50% of the ground floor as commercial space, they have made significant efforts to meet the spirit of the requirement. With a total of 11,160 sf on the ground floor, a 50% requirement would result in 5,580 sf commercial space needed. The proposed project provides 2,650 sf commercial on the ground floor and 1,850 sf on the second and third floors for a total of 6,304 sf. Regarding utilities, the electrical transformer will be located within a vault under the sidewalk and the rest will be located on the sides of the building. The applicant has agreed to provide gates that will screen areas on the side of the building, but visual plans were not provided. Commissioners may wish to consider the appearance of the gates since they abut public sidewalks. Other equipment will be located on the roof and will be screened by parapets per the applicant’s comments. Mixed-use is encouraged within the CBD. Staff reviewed the character of the surrounding properties and While staff is not opposed to ground-level parking decks, it does present challenges that must be overcome. Without having room back-of-house, where are utilities located/accessed? How is commercial space provided? A Traffic Study was not warranted as the proposed development will not appear to increase the average daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. Information was provided by the applicant that supports this determination. The site will be serviced by Fairhope Utilities for electric, gas, water, and sewer. AT&T will be the telephone provider. Drainage is connecting to an existing stormwater conveyance system. It should be noted, an administrative replat will be required prior to issuance of a building permit to combine the two lots into one. Finally, staff briefly discussed an alternative curbing option other than currently proposed, but was unable to continue discussions due to matters beyond our control. The ultimate solution should not greatly impact the proposed development so staff recommends a conditional of approval that all sidewalks, curbing, and striping located in the City ROW be approve by the City of Fairhope Public Works. Recommendation: Staff recommends approval of case SR 21.01 with the following conditions: 1. In lieu of the applicant providing over 5,580 sf of commercial space, parking in a ground-floor garage, and not behind the building as required by Article V, Section B of the Zoning Ordinance shall be acceptable. 2. The hold harmless agreement for balconies over sidewalks will be provided to the building department with permit application. 3. Sidewalks, curbing, and striping shall be coordinated with Public Works prior to installation. PROPOSED SITE IMPROVEMENT PLANSTABLE OF CONTENTSC02COVERSITE PLANGRADING & DRAINAGE PLANforCONTACTSMagnolia 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 DETAILS311 Magnolia AvenueC05C06 CONSTRUCTION DETAILSRKnow what'sbelow.before you dig.CallC07EROSION & SEDIMENT CONTROL PLANLEGAL DESCRIPTIONELECTRICAL DEPARTMENTCITY OF FAIRHOPEMR. MICHAEL ALLISON555 SOUTH SECTION ST.FAIRHOPE, ALABAMA 36532251-928-8003Fairhope, Alabama 36532Developer:PLANNING/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 14th, 2021Name of Project to which this Certificate Applies: Magnolia 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, ALABAMASITEPUBLIC WORKS DEPARTMENTCITY OF FAIRHOPEMR. RICHARD JOHNSON555 SOUTH SECTION STREETFAIRHOPE, ALABAMA 36532251-928-8003D01 DEMOLITION PLAN Wise Properties-TN, LLC298 Acorn Oaks Cir.Chattanooga, TN 37405423-634-1900LOT 1 AND 3 OF A REPLAT OF LOT 1 OF WOOD CHURCH AS SHOWN BY MAP ON PLATTHEREOF RECORDED @ SLIDE 2462-A, PROBATE COURT RECORDS, BALDWIN COUNTY,ALABAMA.C08PEDESTRIAN CIRCULATION PLANUNIVERSITY OF SOUTH ALABAMA Magnolia Beach µ"" Good Samaritan "' 28 FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FLCEX. CONCRETEEX. SIDEWALKEX. FENCE2312EX. WATER SERVICES80010204020 SCALESHEETD0120190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallDEMOLITION PLANDEMOLITION NOTESDEMOLITION LEGENDFENCE REMOVALREMOVAL - ASPHALT/CONCRETE/GRAVELASPHALT SAWCUTREMOVE PAVING AND BASE MATERIAL1DEMOLITION SYMBOLSINSTALL PERIMETER SEDIMENT BARRIERS 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.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566REMOVE FENCE, POSTS, AND FOOTINGS2DISCONNECT UTILITIES SERVING THE SITE3Magnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaI I f I I f I I I r I I I ' ! I I I I ! I ' I I ! , I I ( \ \ \ \ .__ ~ f. :'"\ CY .\. /\_ I I I j I ! - -\ \ \ \ \ \ \ ) .. , ... ..;: .·:: • \' .. I I I I I J I i ! __ l__----4,_---\ \ \ \ \ \ \ " . , . f I J I --0 0 0 I I I I I ~ E===i I DNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97WHEEL STOP (TYP.)SEE DETAILPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYGARBAGE CAN (10)STORAGE AREASODDED GRASSSWALESODDED GRASSSWALESODDED GRASSSWALE155'72'610COMMERCIAL2,080 SF+/-FFE=110.25PARKING GARAGEFFE = 113.00'CCCCCCCOMMERCIAL525 SF+/-FFE = 115.55STAIR STAIR 8'20'8'24'3'8'16'7'8' CONCRETESIDEWALK, 2.0%CROSS SLOPE,RUNNING SLOPE TOMATCH ROAD GRADE5.7'5.4'5.1'10'3'X8' TREE WELLW/ 3" DBH CHINESEPISTACHE TREE23.5' CONCRETESIDEWALKSEE DETAIL23.5' CONCRETESIDEWALKSEE DETAIL36' CONCRETEPAVINGSEE DETAIL8'EXISTING ROLLCURBSTRIPE OUTTO PARKING SPACESFOR DRIVE ISLELOCATIONSHEETC0120190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallSITE PLANCONTRACTOR 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. AND MUST BESTORED WITHIN THE SITE.DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACECAPABLE OF SUPPORTING 75,000 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.SITE PLAN NOTESAND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONSTHE 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 = 0.31 ACRES.REGULATIONS.INSPECTIONS.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.PROPOSEDEXISTINGSITE PLAN LEGENDTRAFFIC CONTROL ARROWCURB & GUTTERMEDIUM 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 (1 SPACE/RESIDENCE)=PARKING REQUIREMENT SPACES16BUILDING (UNDER ROOF)SITE ANALYSIS11160 SFSITE ACREAGE (PROPOSED)±0.31 AC (13288 SF)BUILDING SETBACKS:FRONT YARD:SIDE YARD:REAR YARD:MAXIMUM BUILDING HEIGHT:0 FT 0 FT 0 FT 40'BUILDING HEIGHT40 FTPROVIDED PARKING16 SPACESREQUIRED PARKING16 SPACES (SEE PARKING DATA)MAX. GROUND COVERAGE RATIO:— — —JURISDICTIONCITY OF FAIRHOPEPERVIOUS AREA0.05 ACRES (16.13%)IMPERVIOUS AREA0.26 ACRES (83.87%)ALLOWED:PROPERTY AREALAND USAGE--0.31 ACRESBUILDING AREA (UNDER ROOF)83.87%0.26 ACRESIMPERVIOUS PAVING 0.00 ACRESPERVIOUS PAVING 0.00 ACRESDESCRIPTION% OF PROPERTY AREAAREA0.00%0.00%GRASSED/LANDSCAPED AREA 0.05 ACRES16.13%ZONINGB-2 (CBD)TOTAL PROVIDED =16*CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS23.OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.24.REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED25.TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN26.COMPLETED.XTHE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama*SIX COMPACT SPACES PROVIDED (37.5%).STANDARD PARKING QUANTITYCOMPACT PARKINGCSCALE: NTSHANDICAP PARKING DETAILINTERNATIONAL ACCESSIBLESYMBOL AND SIGNAT EACH ACCESSIBLEPARKING SPACEEDGE OF CONCRETE4" BLUE4" BLUE60°1. DIMENSIONS ARE TO THE CENTERLINE OF MARKINGS.NOTES:2. CRITERIA FOR PAVEMENT MARKINGS ONLY, NOT PUBLIC SIDEWALK CURB RAMP LOCATIONS.FOR RAMP LOCATIONS REFER TO PLANS.3. BLUE PAVEMENT MARKINGS SHALL BE TINTED TO MATCH SHADE 15180 OF FEDERAL STANDARDS 595A.CHEVRONS 2' O.C.20'8'4" BLUE8'4" BLUE4. DIAGONAL OR PERPENDICULAR PARKING SPACES SHALL BE A MINIMUM OF NINE (9) FEETWIDE MEASURED FROM CENTER TO CENTER OF THE BLUE DEMARCATION LINES.8' VANSTRIPING OR FACEOF CURB, REFER TO SITE PLAN4" WHITE4" BLUE2"HC SIGNAGEMOUNTEDTO WALL0 FT 5.4 FT & 5.7 FT 5.1 FT PROVIDED:40'f---- t 11111 ° 0 ~ ~ ~ ~ / \ 9 ( -4---- ~: I I i I I ~ --I -I j -- --( ( ,bl I I I I I I L I I I I I ~ - ,---, '1 I 11 I I 11 I -: I '-- I 11 I -I 11 I I -Ei i,g I' I/ .l!k:::!!i. '--" T< I+ ~- I ~ I .------, - I H ---'lU t;> ~~ f-- ~ -I ~ I If--L _J I ~ I 1---~---ll- ~ ' J __ l __ L 7 > I 1Js ) I I I +',lill r s ~I I IV ~I I i---~ n I n n, r I I . · ._,:._,, •• , -I!"""" GAS - v,,+1 •• , W ---W ---W ---W ---W ---W --G~s- s -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS -GAS --G ~, C1 J> (/) I XX32" LIVE OAK34" LIVE OAK33" LIVE OAK2-STORY HOUSE @ 0.4' NSIDEWALK ENDSPK NAIL FOUNDEL=101.71FENCE 0.4' N2-STORY HOUSE @ 0.4' NDNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97FFE=115.55'FFE=110.25'FFE=113.00'JB#A2TOP=110.77INV=107.77111 LF 12"HDPE @ 6.9%TIE TO INTERNAL ROOFDRAIN LINEAND TRENCH DRAINTIE TO 12" LINESTUBBED OUTBY CITY'SCONTRACTORPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLY108112115110107JB#A1TOP=103.13INV=100.1332 LF 12"HDPE @ 1.0% MIN.29 LF 12"HDPE @ 1.0% MIN.SODDED GRASSSWALESODDED GRASSSWALE24 LF 6"HDPE @ 1.0% MIN.STAIR STAIR 8" TRENCH DRAINBOTTOM SLOPE @ 0.5%SHEETC0220190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallGRADING & DRAINAGE PLANSITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THEBUILDING PAD.23.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 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.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 SAVE AREAS, SILT BARRIER INSTALLATION,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.MAXIMUM CUT OR FILL SLOPE IS 3H:1VCONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE ENDOF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED.21.22.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.24.ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.25.PROPOSEDEXISTINGGRADING & DRAINAGE PLAN LEGENDSTORM SEWER PIPINGJUNCTION BOX (JB)CONTOURSSPOT ELEVATIONXXX+ XXX.XXXXXXXX.XXHIGH POINTHPTYPE "S" 2- WING INLET (DWCB)DROP INLET (DI)WEIR INLET (WI)TYPE "S" 1- WING INLET (SWCB)UNDERDRAINROOF DRAINUDX"MITERED END SECTION (MES)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 BE26.REMOVED TO THE RIGHT OF WAY. Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaI f I t: ru I ~ C, ~"' I I I C, ! :t> l'c'J i I f:V l/2'0EPF c,>c :t> "' I C, :t> "' L C, :t> "' I G1 :t> "' ~--_J 1., G1 ~ I G1 ~ I"' 1--I--G1 :t> "' I I, n I i I I 7 , I \ 11 ffh'l I 1, I -- -- -TOP 106.6 INV 104.7 12"PVC INV 104.2(12)\ic ===== II II II II ~:: "'" OIi Ill "" zll wll "'" ~II TOP 106~7\ iv INV115.2./f.l, ~~ I~ I -I I 7 -1 -- -- ------ -□ ■ ~ ■ □ ■ ~ ... ~ ...ia.., l=I C ----c::J-c=i FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97CEPCONSTRUCTION EXIT PAD(TYP.) SEE DETAILMUPSTSXXSBSEDIMENT BARRIER(TYP.) SEE DETAILXXXXXXXXXXXXXXXXXXXMUPSTSWWWWWWWPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR SHEETC0320190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallEROSION & SEDIMENTCONTROL PLAN1.2.3.4.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 UNDEVELOPED.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 = 0.31 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.24.1.2.3.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 14.5.4.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS.CONSTRUCTION SEQUENCE - PHASE 2PERFORM ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1.INSTALL STORM SYSTEM AND UTILITIES.AREAS WHEN BROUGHT TO GRADE.2.AND CONSTRUCTION EXIT.INSTALL CURBING AND STONE BASE.3.ONCE INSPECTION IS COMPLETE AND APPROVED, SITE WORK CAN BEGIN (PHASE 2).REQUEST BMP INSPECTION.1.2.CALL FOR AN INSPECTION FROM THE QCP.ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS.STABILIZE ANY AREAS DISTURBED BY BMP 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. 26.27. SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, INDICATING THE 1/3 FULL VOLUME. Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEFIPSBCEPbags, brush piles and variousEROSION CONTROL PRACTICESMUTSPSECBOPDVCIPFabric inlet protection to be installedand converted to curb inlet protectiononce throat is poured.FIPCIPWMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama5.CONSTRUCT BUILDING.28. WATTLES ARE SHOWN OFF THE PROPERTY FOR GRAPHICAL PURPOSES ONLY. WATTLES SHALLBE PLACED BETWEEN THE BUILDING AND PROPERTY LINE.I 7 I J ~ I I I I ~~2~f~~ II II II II II II II II II II II II II II II :: II L _ _f_ __ l I t \ \ \--~-7 ___ __L_ __ \ \ \ \ \ \ \ \ \ " CODE PRACTICE DESCRIPTION 0 lilJL.QllNG OlEIIPORARY SEEDING O""""""' SEEDING 00 FST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97WWWWWWWWWWSSSSSSSSSSSSSSSSSSSSWWPAVEMENT PATCH(TYP.) SEE DETAIL2" DOMESTICWATER LINEBACKFLOW PREVENTERSEE DETAIL8"X6" TAP, SADDLE,& VALVEW2" WATER METERSS8"X2" TAP, SADDLE,& VALVEPROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR DOGHOUSE SSMHRIM=112.07INV=MATCHELECTRICAL METERLOCATIONCONTRACTOR TOVERIFY EXACTLOCATIONPAVEMENT PATCH(TYP.) SEE DETAIL35 LF 6" PVCSDR26 @ 1.04% MIN.UNDERGROUND VAULTFOR TRANSFORMERGAS METERLOCATIONC.O.SHEETC0420190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallUTILITY PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, AlabamaTHE 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 TRANSFORMER VAULT 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 MINIMUMPLASTIC 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.POST INDICATOR VALVEVALVEWATER METEREXISTINGSSGFIRE HYDRANT ASSEMBLYMANHOLEWATERSANITARY SEWERTHRUST BLOCKUNDERGROUND ELECTRICGASUGEPROPOSEDGOHPOVERHEAD POWERUGEOHPWWFHSSCLEAN OUTWWC.O.UTILITY PLAN LEGENDSSr -H: -1 - -- -I 1~ --D --~l - ---D Dd - -I 7 -u i I V V "J --I 1 I J " l :::::t:: ---2. I !, I 0 0 ,f, IX] A 1:( • ,f, IJ,-4 , □ l __ o ---~~-_J ... j l""""""""I ---, I 7 I 7 i DNUPUPFST DOBSON MANAGEMENT LLCINSTRUMENT NO. 730619WOOD CHURCH SUBSLIDE 2494-FMAGNOLIA AVENUE 60 FT. R/W LCLOT 3LOT 15/8" REBAR SETTBM EL=110.97PROPOSEDIMPROVEMENTSON ADJACENTPROPERTYSHOWN FORCLARITY ONLYSTAIR STAIR SHEETC0520190527TGSDRAWNDATESCALEJOB No.1/14/211"=20'SEALAFFIXREVISIONDATERKnow what'sbelow.before you dig.CallPEDESTRIAN CIRCULATION PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656680010204020 SCALEMagnolia Mixed-UseDevelopmentMagnolia StreetFairhope, 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 POURINGCONCRETE AND/OR PAVING TO ENSURE THE MAXIMUM SLOPESINDICATED ON THIS DRAWING ARE NOT EXCEEDED. NOTIFY THEENGINEER IMMEDIATELY WITH ANY DISCREPANCIES.II I -.. 1-•·-I. ·-. : . _._ 6..-\ / (( I I ,-11 I 1 1/2"0EPF I I I 111 --a l H I~ -I I I I I~ --1L --. _J nn ~ I D I -I'\ I I V I I "-++--1 : § 1t=J~i I I I -----... - --II 1111111 I 1111111 C-------rl {._ (/ l R I _) -r~ I~~ Ill 11 I ~ t---"'1"==1-=:.::ic; LI 111 -1 Ill r, I I> I I~ 1', I I I I I I I VIA E-MAIL WITH ATTACHMENTS January 7, 2021 Larry Smith, PE S.E. Civil Engineering and Surveying, LLC 800 Holcomb BLVD Suite 2F Fairhope, AL 36532 SR 21.01 Magnolia Mixed Use- Site Plan Dear Larry, This review package is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff review comments. Attached you will find staff’s review checklist for the various requirements of the above- referenced submission. Level of acceptance is indicated with an “x” in the checkboxes in the review checklist. Missing or outstanding items, or items requiring revision, resubmission, or follow-up correspondence are further described in the comments section of each item. All comments are indicated in bold italic text in the checklist. Items requiring additional information, or revision and resubmittal are indicated in red bold italic text. The virtual DRC meeting is Friday January 8, 2021 at 9:30 AM. Review comments related to the MOP (Case number SD 21.10) accompanying this Site Plan review will follow under separate cover. The application is scheduled for Planning Commission consideration on Monday, February 1, 2021. A response to this letter is required no later than 9:00 AM on Thursday January 14, 2021. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide eighteen (8) copies of the revised site plan drawing on 11x17 paper as well as one complete set of revised drawings on 24x36 paper. Please include all revisions in Adobe pdf format electronically. The City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. Please feel free to contact me via email or by phone at (251) 928-8003 with questions. Respectfully, Hunter Simmons Planning and Zoning Manager   1    Date of review: January 6, 2021 Project: SR 21.01 Magnolia Mixed Use- Site Plan The City of Fairhope Zoning Ordinance requires final site plans that do not accompany a zoning map amendment shall be reviewed according to Article II, Section C.2. “Site Plan”. Site Plan approval is required when any commercial building(s) located in a business-zoning district (industrial zoning excluded) or in the CBD overlay: (1) Has a gross floor area of 10,000 square feet or greater; or (2) More than 30% of the lot (excluding the building) is impervious; or (3) All applications for zoning map amendments to rezone property to any of the Village Districts in Article VI. However, applications for rezoning to the village districts may elect to use the special review procedures in Article VI, Section D. for review of the rezoning application and site plans associated with a village development. (4) A mandatory site plan review application for all mixed-use projects electing to build to 40’ height (CBD) with 33% residential, regardless of whether or not it triggers site plan review approval, must make application to the Planning and Zoning Commission for approval. The following review checklist is derived from various components of the City of Fairhope Zoning Ordinance, City of Fairhope Subdivision Regulations, and/or staff recommendations. Additional comments may be depicted on “marked-up” plans. Level of acceptance is indicated with an “x” in the checkboxes below. Missing or outstanding items, or items requiring revision and resubmission are further described in the comments section of each item. All comments are indicated in bold red italic text. Site Plan Review Requirements from the City of Fairhope Zoning Ordinance Article II, Section C.2.d.(1) Compliance with the Comprehensive Plan ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Explain how the proposed project meets the objectives of the Comprehensive Plan, Response: Some major points within the comprehensive plan are to promote the downtown area and to promote walkability to help reduce traffic/parking impacts in downtown. The first floor will contain commercial office space and parking for the residents of the upper floors. The proposed development provides a live/work environment allowing a location for people to live in the downtown area and work within the building with dedicated shared office location. The development also provides housing that can be used by downtown business employees. Being able to live close to your place of employment will promote walkability and limit the impact of vehicles in the downtown area. Having residents in downtown also helps promote downtown business by providing a local customer base who will opt to shop and dine local (downtown) versus driving out of the downtown area. Within walking distance, a residence can go to the bank, exercise, eat dinner, go to the grocery store, attend church, and go to their favorite pub. Article II, Section C.2.d.(2)Compliance with any other approved planning documents. ☐N/A ☒Accepted ☐Revise and Resubmit per comments I I I I   2    Comments: The CBD section of the Zoning Ordinance encourages residential and office on the upper floors of buildings and lower floors to be retail or restaurants. Parking is also required to be located to the rear of a building. The site plan shows two commercial spaces on the ground floor with the remainder of the building reserved for parking/residential. Approximately 7% of the ground floor, and 2.3% of the overall building is available for commercial. The Planning Commission recently made a recommendation to amend the zoning code to require 50% of the ground floor be commercial. Staff recommends plans be revised to include more commercial space as we discussed in the pre-conference meeting. Response: Due to these concerns, we have altered the layout to increase the commercial/office/retail footprint on the ground floor, reduce the residential unit count, and increase office space on the upper floors. Article II, Section C.2.d.(3)Compliance with the standards, goals, and intent of this ordinance and applicable districts. ☐N/A ☐Accepted with Comments ☐Revise and Resubmit per comments Comments: See comments above. Article II, Section C.2.d.(4)Compliance with other laws and regulations of the City ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article II, Section C.2.d.(5)Compliance with other applicable laws and regulations of other jurisdictions. ☒N/A ☐Accepted with Comments ☒Revise and Resubmit per comments Comments: The two lots will need to be re-platted as one lot prior to issuance of a building permit. Response: We will replat the lots once we have city council approval. Article II, Section C.2.d.(6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: A hold harmless agreement will be necessary for balconies over public sidewalks. Response: A hold harmless agreement is included with our re-submittal package. Article II, Section C.2.d.(7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: Where are electrical transformer(s) located? Will gas be connected at the site? If so, where are meters located? Is there only one water meter? Can gates be proved on either side of the building adjacent to the sidewalk that screen the utilities in the area between the building and side property lines? Response: After talking with Mike Allison, the transformer will need to be located in an underground vault in the sidewalk. We have shown the proposed location on our utility plan. The residential units will not have gas. The project will have gas lanterns. The gas meter location for this has been depicted on the utility plan. I spoke with the client and he is agreeable to putting in gates to screen the utility services. I I I I I I I I I I   3    Article II, Section C.2.d.(8) Overall benefit to the community. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: What is the intent of the 24 residential units? Are they condominiums or rental units? If rental, will they be long-term or short-term rentals? Response: Per the concerns of the city staff, we have reduced the number of residential units to sixteen. These will be rental units and will not be short term. Article II, Section C.2.d.(9)Compliance with sound planning principles ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The zoning code offers flexibility in the CBD by not requiring setbacks for B-2, and even encourages building to the street front property line. However, staff does have concerns that the subject project does not allow room for infrastructure ‘back-of-house’. The CBD Overlay District encourages development that is “consistent with the historic fabric of downtown”. Other properties within the same block of Magnolia provide parking to the rear of the building as prescribed by the CBD section of the zoning ordinance. This historic precedent protects the streetscape aesthetic of downtown streets by allowing infrastructure behind buildings. How do you intend to ensure this project meets the same objectives as those surrounding properties? Response: The project allows 5’ on both sides of the building and the rear. One reason for this spacing is to allow for windows. Another reason is to allow a space for drainage from the adjacent building to flow around the site. If we build to the property line, the roof run-off would have nowhere to go. These grass strips also serve as utility corridors. Electric meters, a water meter, a backflow preventor, and a gas meter will be located within the five-foot strip on the east. A roof drain collector will be located within the West. These utility corridors will be screened by gates. Article II, Section C.2.d.(10)Compliance with the terms and conditions of any zoning approval. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Comments: Article II, Section C.2.d.(11) Any other matter relating to the health, safety, and welfare of the community. ☒N/A ☐Accepted with comments ☐Revise and Resubmit per comments Comments: Article II, Section C.2.d.(12) Property boundaries with dimensions and setback lines. ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article II, Section C.2.d.(13) Location of proposed buildings and structures indicating sizes in square feet ☐N/A ☒Accepted ☐Revise and Resubmit per comments Comments: Article II, Section C.2.d.(14) Data to show percentage of lot covered with existing and proposed buildings. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Comments: I I I I I I I I I I I I I I   4    Article II, Section C.2.d.(15) Elevations indicating exterior materials. ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: Elevations are provided; however exterior materials are not listed. Please revise and provided detailed information addressing the materials. Response: The elevations have been updated to provide a list of exterior materials. Article II, Section C.2.d.(16) The locations, intensity, and height of exterior lights. ☐N/A ☐Accepted with comments ☐Revise and Resubmit per comments Cross Reference: Article IV, Section B.3. “Parking Lot/Open Area Lighting” Comments: Article II, Section C.2.d.(17) The locations of mechanical equipment. ☐N/A ☐Accepted with Comments ☒Revise and Resubmit per comments Cross Reference: Article IV, Section B.2.a. and b. “Screening” Comments: Please provide roof plan depicting all proposed roof equipment and how said equipment is screened from public view. Response: The roof plan is attached. The roof top units are screened from public view by the front parapet. Article II, Section C.2.d.(18) Outside storage and / or display. ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section B.2.a. “Screening” Comments: Article II, Section C.2.d.(19) Drive-up window locations (must be away from residential uses/districts and not in front of building) ☒N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section B.2.a. “Screening” Comments: Article II, Section C.2.d.(20) Curb-cut detail and locations. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: Along with the revised plan requested in the comment below, please provide curb radiuses for ingress/egress drive into parking area if needed. Response: The existing curb along this stretch of Magnolia is a roll type curb. Therefore, a typical apron with radii is not required. We have provided a section of the sidewalk with a thicker concrete paving to withstand the weight of the vehicles. The drive location is defined by the tree wells. Article II, Section C.2.d.(21) Parking, loading, and maneuvering areas. ☐N/A ☐Accepted ☒Revise and Resubmit per comments I I I I I I I I I I I I I I   5    Comments: Public parking is provided within the ROW. Your site plan does not illustrate those parking spaces. How many, if any, public parking spaces remain within your proposal? Please provide that information on your site plan. Response: Public parking spaces have been added. There is a total of four existing spaces. Two spaces will be hatched out to allow the drive. Two parking spaces will remain. Article II, Section C.2.d.(22) Landscaping plan in accordance with the City Landscape Ordinance. ☐N/A ☐Accepted with comments ☒Revise and Resubmit per comments Comments: Would it be possible to include tree wells within the public sidewalk for street trees? Response: Yes, we have added these two tree wells. They have been added on either side of the parking entry to help define the entry location and help screen the area. We have specified Chinese Pistache Trees to match the city street trees. Article II, Section C.2.d.(23) Location, materials, and elevation of any and all fences and/or walls. ☐N/A ☐Accepted ☐Revise and Resubmit per comments Cross Reference: Article IV, Section B.2.a. and b. “Screening” Comments: Article II, Section C.2.d.(24) Dumpster location and screening ☐N/A ☐Accepted ☒Revise and Resubmit per comments Comments: The site plan depicts a note stating “garbage can storage area”; however there is no indication of how trash will be picked up. Please revise plans to depict where exactly the trash cans will be located and how they will be accessed for garbage pickup, including size and number of containers proposed. Response: We have added garbage cans that are drawn to the dimension of the city’s standard roll out garbage can (large). We are proposing 10 cans to serve the facility. These cans will be rolled out to the street on garbage days in conformance with city requirements. The cans will be rolled back into their storage spot within the timeframe allotted by the city. According to my conversations with Richard, the city has codes that limit the time the garbage cans can be on the street in downtown. If the cans remain past that time, the owner will be fined. The owner has a management team that runs the facility that will be responsible for taking out the trash cans and returning them in the time allotted. Another question that was verbally brought up was the access to the cans. The cans have a walkway on either side of the compact spaces to access the cans. Wheel stops are provided on the compact spaces to ensure vehicles do not block access to the cans. Article II, Section C.2.d.(25) Location and sizes of all signage. ☐N/A ☒Accepted with comments ☐Revise and Resubmit per comments Comments: None submitted. For the applicant’s information, all signage must receive a sign permit and must comply with Ordinance 1537. Reviewed by: Hunter Simmons Date of Review: January 6, 2021 I I I I I I I I SECTION ST NN BANCROFT STOAK AV PINE AV City of FairhopePlanning Commission February 1, 2021 ¯N BANCROFT STPINE AV ZC 21.04 - Rezone property from B-4 to B-2 Legend COF Corp. Limits B-2 - General Business DistrictB-3a - Tourist Resort Lodging District B-4 - Business and Professional DistrictP-1 - Parking R-2 - Medium Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Bancroft and Pine B-4 to B-2Site Data:.25 AcreProject Type:Re-zoning RequestJurisdiction:Fairhope Planning JurisdictionZoning District:B-4PPIN Number:386620General Location:Northeast corner of Bancroft St and Pine Av intersection.Surveyor of Record:David Diehl, SE CivilEngineer of Record:Larry Smith, SE CivilOwner / Developer:John WiseSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Hunter Simmons 880 Holcomb Blvd, Ste. 2F Fairhope, Alabama 36532 251-990-6566 December 15, 2020 Mr. Hunter Simmons Planning and Zoning City of Fairhope 555 S. Section Street Fairhope, Alabama 36532 Re: Rezoning Application for Bancroft & Pine Dear Hunter: Attached is the rezoning application for John Wise. The property is located on the Northeast corner of Bancroft Street and Pine Street and is currently zoned B-4 in the CBD. The landowner would like to develop the property as B-2 with mixed use. We are requesting the City approve the application to rezone the property from B-4 to B-2. Surrounding Zoning: The properties to the South and West are zoned B-2. The property to the North and East are zoned B-4. We respectfully request that the Planning Commission recommend approval to and the City Council approve the rezoning of this parcel (05-46-03-37-0-007-069.504) from B-4 to B-2. If you have any questions, please let me know. Sincerely, Larry Smith larry@secivil.pro Property Description:  05-46-03-37-0-007-069.504  Lot 1, Bancroft & Pine Subdivision, A Resubdivision of a portion of Block 15, Division 4, City of Fairhope  as recorded on Slide 2721‐E in the office of the Judge of Probate, Baldwin County, Alabama.  Parcel NumberPin Owner NameAddressCityState Zip05‐46‐03‐37‐0‐007‐070.504 14335 FST ZUEHLKE, DALE454 PINE STFAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐070.503 15514 FST YEAGER, DOROTHY Y ETAL YEAGER, GERAL 451 S MOBILE ST FAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐068.508 15235 FST ROBERTS, DAVID B401 N GREENO RD FAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐069.502 14834 FST ENTRUST GROUP INC FBO MICHAEL BOOM I555 12TH ST STE 900 OAKLAND CA 9460705‐46‐03‐37‐0‐701‐001.507 226975 FST TURNER, LEONARD OWEN IIP O BOX 482FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐067.501 14622 FST EASTERN SHORE ART ASSOC INC401 OAK STFAIRHOPE AL 3653205‐46‐03‐37‐0‐701‐001.506 202585 FST TURNER, LEONARD O II ETAL TURNER, KA P O BOX 482FAIRHOPE AL 3653305‐46‐03‐37‐0‐701‐001.505 15411 FST BANCROFT L L CP O BOX 482FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐070.502 15179 FST MOORE, JUANITA V455 EQUALITY ST FAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐070.507 77803 FST FAIRHOPE SINGLE TAX CORP336 FAIRHOPE AVE FAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐070.505 15402 FST 106 BANCROFT L L CP O BOX 4261CHATTANOOGA TN 3740505‐46‐03‐37‐0‐007‐070.506 14993 FST HOUSTON HOLDINGS OF FLA L L CP O BOX 1180FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐068.505 112977 FST JONES, MILES F ETUX JOAN PP O BOX 1215POINT CLEAR AL 3656405‐46‐03‐37‐0‐701‐001.503 77783 FST SECTION PLACE L L CP O BOX 506POINT CLEAR AL 3656405‐46‐03‐37‐0‐007‐068.502 15346 FST HAYSLIP, CHRIS5710 RICE MINE NE TUSCALOOSA AL 3540605‐46‐03‐37‐0‐007‐069.506 78870 FST GOODWYN, MICHELLE RHEA1533 GILMER AVENUE MONTGOMERY AL 3610405‐46‐03‐37‐0‐007‐069.506 78870 FST GOODWYN, MICHELLE RHEA1533 GILMER AVENUE MONTGOMERY AL 3610405‐46‐03‐37‐0‐007‐068.509 291215 FST HAYSLIP, CHRIS5710 RICE MINE NE TUSCALOOSA AL 3540605‐46‐03‐37‐0‐007‐069.50514838 FST RUCHERY, THE CONDO (MASTER CARD)05‐46‐03‐37‐0‐007‐068.503 14546 FST SIKOROWSKI, PETER F ETAL SIKOROWSKI, 404 OAK AVEFAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐068.501 15234 FST PILCHER, MARY EP O BOX 602FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐068.513 316064 FST HOUSTON HOLDINGS OF FLORIDA L L C (1 P O BOX 1180FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐068.510 291216 FST HAYSLIP, CHRIS5710 RICE MINE NE TUSCALOOSA AL 3540605‐46‐03‐37‐0‐007‐076.519 77830 FST FAIRHOPE SINGLE TAX CORP336 FAIRHOPE AVE FAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐068.507 14898 FST TWO MOORE LLCP O BOX 1497FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐068.514 349112 FST TWO MOORE L L CP O BOX 1497FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐068.511 291217 FST HAYSLIP, CHRIS5710 RICE MINE NE TUSCALOOSA AL 3540605‐46‐03‐37‐0‐007‐068.512 291218 FST HAYSLIP, CHRIS5710 RICE MINE NE TUSCALOOSA AL 3540605‐46‐03‐37‐0‐007‐067.001.501 15300 FST SHELDON, CRAIG TURNER (1/3 INT) ETAL 457 OAK AVEFAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐069.501 15147 FST MOSHER, WILLIAM D ETUX PAGAN SHELDON 456 OAK AVEFAIRHOPE AL 3653205‐46‐03‐37‐0‐007‐076.001 12785 FAIRHOPE, CITY OFP O DRAWER 429 FAIRHOPE AL 3653305‐46‐03‐37‐0‐007‐069.504 14691 FST WISE PROPERTIES‐TN L L CP O BOX 4261CHATTANOOGA TN 3740505‐46‐03‐37‐0‐007‐069.507 386620 FST WISE PROPERTIES‐TN L L CP O BOX 4261CHATTANOOGA TN 3740505‐46‐03‐37‐0‐007‐069.50315158 FST WISE PROPERTIES L L C25451 ST HWY 181 DAPHNEAL 36526Bancroft & Pine Rezoning ‐ 300 ft Buffer Bancroft & Pine Rezone Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA, KCS Zoning B-1 - Local Shopping District B-2 - General Business District B-3a - Tourist Resort Lodging District B-3b - Tourist Resort Commercial Service District B-4 - Business and Professional District M-1 - Light Industrial District P-1 - Parking PUD - Planned Unit Development R-1 - Low Density Single-Family R1(a) - Residential Uncertain R1(b) - Residential Uncertain R1(c) - Residential Uncertain R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-3TH - Townhouse Single Family R-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential R-6 - Mobile Home Park District R-A - Residential/Agriculture District TR - Tourist Resort Parcels Central Business District Airfield Public Infrastructure Buildings <all other values> Airport Amphitheater City Hall Civic Center December 15, 2020 0 0.04 0.090.02 mi 0 0.07 0.140.04 km 1:2,257 Web AppBuilder for ArcGIS Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | KCS | I f~ . 11 ~, Re sort Coom1er dal Ser.ric e Dis Ir id I I -----nm -~ -~ - ~ tr.1 z 0 i== ~ I Z I I -=-=-,----- Police Department ---D -- P 1NE Sf I I I I I I •• I I I I I I R.-5 -li-Hgh Density Ow elli11 u R.e sid'.en li!:i l 111 - D z 1--------- 1 ~ EQU UTY ST I __, I r ■5 1 111 I I / / ./ -.......... * (i) 1 ZC 21.04 Bancroft & Pine B-4 to B-2 Summary of Request: The applicant is requesting to rezone the subject 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 NE intersection of Bancroft St and Pine Av. The subject property is a lot created in 2020 by the subdivision of parcel 05-46-03-37-0-007-069.504 (Subject property is shown as Lot 1 in the image below): As a point of clarification, the application incorrectly requests re-zoning for parcel 05-46-03-37-0-007-069.504, but the subject property has been assigned a new parcel number; 05-46-03-37-0-007-069.507. The latter parcel number, which is also PPIN 386620, is the correct parcel. The applicant’s maps correctly reference the correct parcel within the application. The subject property, like it’s parent parcel, is currently zoned B-4. The applicant would like to re-zone the property to B-2 and construct a mixed-use development. The subject property is located within the Central Business District (CBD). Generally, B-4 is located on the perimeter of the CBD where properties are next to residential neighborhoods. As seen in the illustration below, the subject property is bordered by B-4 to the north and east. Other properties at the intersection of Bancroft and Pine are currently zoned B-2. .-- 8 1.81 LOT 1 10,793 SF 0.25 A.C 0,t,PHNE At J6!12t I" 50,30 ..., LOT2 6,641 SF O.lSA.C 1 STORY BRIO< 6: MEl Ai l CfTICE BLDO, ITT •99.7l -·-• .,. 0.1,1( ,l\lE r AIRl10P E ~ l0J2 rsr fl:V(>l t JIY, 1HE CON"tlO (1.4'-S-Ttflt CARD) C/0 JOHfil 'Fli OMAS ~DOlf lo,--:'iu· r~~~t•~ s~!l:)1 2 ZC 21.04 Bancroft & Pine B-4 to B-2 Comments: Due to the location of the property, and the character of adjacent property, the proposed zoning change does not appear to conflict with the vision and goals of the City’s comprehensive plan. However, the Planning Commission recently recommended a zoning text amendment that, to summarize, would require 50% of the ground floor of buildings in the CBD to be commercial. The City Council will soon consider the proposed amendment. Article V, Section B.3 of the City’s Zoning Code reads: Uses – All uses permitted in the underlying zoning district are allowed in the CBD Overlay, provided that uses of property shall meet the intent of the Comprehensive Plan and Section E.1 of this Article. Any future rezoning in the CBD overlay may be conditioned so that the goals and intent of the Comprehensive Plan and Article V., Section B.1. of the Zoning Ordinance are achieved. Because the proposed text amendment is ‘in progress’ and the Zoning Ordinance states “Residential and office is encouraged on the upper floors of buildings; lower floors are encouraged to be retail or restaurants” staff recommends adding a condition that mimics the intent of the proposed zoning text change amendment. Recommendation: Staff recommends Case: ZC 21.04 Bancroft & Pine B-4 to B-2 be Approved with the following conditions: 1. A minimum of 50 percent of the gross floor area on the ground floor of any building on subject property shall be dedicated to commercial uses. For the purposes of this calculation, gross floor area is defined as the total floor area contained on the ground floor within a building measured to the external face of external walls and shall include, but not be limited to, internal service areas, internal parking, internal stairwells, and internal common spaces. Retail and restaurants are encouraged on the ground floor adjacent to public streets. e AV SD 21.05 Subdivision Regulations Text Amendment REQUEST: Staff request the passage of an amendment to the Fairhope Subdivision Regulations, Article V, Section F.4.i to read as follows: i. Stream boundaries including each buffer zone must be clearly delineated on all grading plans, subdivision plats, site plans and any other development plans. (1) The outside limit of the buffer must be clearly marked on-site with permanent signs placed every 100 feet, or at least one (1) sign installed per lot for lots less than 100 feet wide, prior to any land disturbing activities, or in the case of minor subdivisions, prior to approval of the minor subdivision plat. The Planning Commission reserves the right to require an alternative signage spacing distance to accommodate irregular-shaped lots and/or irregular-shaped wetland boundaries. Stream and buffer limits must also be specified on all surveys and recorded plats and noted on individual deeds. Buffer requirements must be referenced in property owner’s association documents and shall be labeled on the plat. (a) For major subdivisions, permanent wetland buffer signage shall be a minimum 1’- 0” wide x 1’-6” tall 0.080” aluminum sign face, with black text over a white background reading “WETLAND BUFFER BOUNDARY” with text scaled to fit the sign face. Signpost shall be a 2” x 2” x 0.188” galvanized steel tube or galvanized u-channel. Signpost shall be embedded in concrete a minimum of 2’-0” deep and 1’-0” in diameter with signpost centered in the concrete. Top of sign when attached to signpost shall be a minimum 6’-0” above grade. Sign shall be attached to signpost with a minimum of two, 3/8” cadmium plated bolts with cadmium plated nuts and washers. (b) For minor subdivisions, temporary wetland buffer signage shall be a minimum 1’ - 6” wide x 1’ - 0” tall 4mm thick plastic corrugated sign face, with black text over a white background reading “WETLAND BUFFER BOUNDARY” with text scaled to fit the sign face and applied to both sign faces. Signpost shall be 9 gauge wire 6.7” wide x 17.7” tall double “H” sign stakes installed as typical. The planning commission reserves the right to require permanent wetland buffer signage for minor subdivisions if the intensity of the development may affect wetlands during or after development. STAFF RECOMMENDATION: Staff recommends to approve as requested.