HomeMy WebLinkAbout04-05-2021 Planning Commission Agenda PacketPlanning Commission Meeting
April 5, 2021
IMPORTANT UPDATE: Please note that as the City is responding to current
COVID-19 concerns, it is important to keep members of the public, our Planning
Commission, and staff as safe as possible. For that reason, we will conduct the
Planning Commission meeting on April 5, 2021 as a remote video conference
meeting. We will continue to update
https://www.fairhopeal.gov/departments/planning-and-zoning for the latest
information.
The City of Fairhope Planning Commission will hold a virtual public hearing
at 5:00 PM on Monday, April 5, 2021. Microsoft Teams will be utilized to host our
virtual meeting. We will strive to meet the intent of the State’s Open Meetings Act
under unprecedented circumstances. If you would like your comments to be
considered prior to the meeting, please mail comments to the Planning
Department at P.O. Box 429, Fairhope, AL 36533, e-mail
to planning@fairhopeal.gov or hand deliver to 555 S. Section Street (a drop box is
provided in our lobby) by 3:00 PM on Monday, April 5, 2021.
To participate during the public hearings you may join by computer or
smartphone:
Please send a request to planning@fairhopeal.gov. We will send you a calendar
invitation and instructions by 3:00 PM on Monday, April 5, 2021.
You may also join by telephone at: +1 334-530-5148
Access code: 978 012 380#
Please call in 10-15 minutes prior to the 5:00PM start time.
If you are unable to participate by either of the methods above, you may submit a
written request to planning@fairhopeal.gov, or call (251) 928-8003 and we will do
our best to accommodate.
As always, our meetings are also live streamed on YouTube. You may follow
along with the meeting at https://www.youtube.com/user/cityoffairhope.
Our response is changing daily. Please monitor
https://www.fairhopeal.gov/departments/planning-and-zoning for the latest
information.
City of Fairhope
Planning Commission Agenda
5:00 PM
Council Chambers
April 5, 2021
1. Call to Order
2. Approval of Minutes
• March 1, 2021
3. Consideration of Agenda Items:
A. ZC 20.05 Public hearing to consider the request of Donna Dowsey, Penny
Odom, and Sandra Lee to rezone property from R-1 Low Density
Single Family Residential District to Highway Transitional District.
The property is approximately .73 acres and is located on the east
side of Greeno Road between Dyer Road and Gayfer Avenue, at
520 N. Greeno Road.
PPIN #: 3193
B. SR 21.01 Request of FST Wise Properties-TN, LLC for Site Plan approval of
Magnolia Mixed Use, a 26-unit project. The project is
approximately .31 acres and is located on the north side of
Magnolia Avenue just east of Church Street.
PPIN #: 254510 and 343620
C. SD 21.10 Request of FST Wise Properties-TN, LLC for Preliminary approval
of Magnolia Mixed Use, a 26-unit multiple occupancy project. The
project is approximately .31 acres and is located on the north side
of Magnolia Avenue just east of Church Street.
PPIN #: 254510 and 343620
F. ZC 21.05 Public hearing to consider the request of FST Houston Holdings of
Florida, LLC to rezone property from B-4 Business and
Professional District to B-2 General Business District. The property
is approximately .14 acres and is located at the southwest corner
of the intersection of Oak Street and N. Bancroft Street, at 406
Oak Street.
PPIN #: 316064
G. ZC 21.06 Public hearing to consider the request of FST Wise Properties, LLC
to rezone property from B-4 Business and Professional District to
B-2 General Business District. The property is approximately .2
acres and is located on the east side of N. Bancroft Street
between Pine Street and Oak Street, at 154 N. Bancroft Street.
PPIN #: 15158
H. SD 21.16 Public hearing to consider the request of David Baxter and Jerri
Mayfield for plat approval of Mayfield Subdivision, 3-lot minor
division. The property is approximately 29.14 acres and is located
on the east side of Lawrence Road, just south of the intersection
of Gayfer Road Extension.
PPIN #: 36376
I. SD 20.48 Public hearing to consider the request of FST Verandas, LLC for an
amendment to the village subdivision approval of The Estates at
The Verandas.
PPIN #: 64685
J. SD 21.17 Public hearing to consider the request FST Verandas, LLC for
Preliminary plat approval of The Estates at The Verandas, Phase
2, a 25-lot subdivision. The property is approximately 88.87 acres
and is located on the south side of State Highway 104 just west of
Veranda Blvd.
PPIN #: 64685
K. SD 21.18 Public hearing to consider the request FST Verandas, LLC for
Preliminary plat approval of The Estates at The Verandas, Phase
3, a 10-lot subdivision. The property is approximately 38 acres
and is located on the south side of State Highway 104 just west of
Veranda Blvd.
PPIN #: 64685
L. SD 21.19 Public hearing to consider the request of Leonard and Sharon
Smart and 68 Ventures, LLC for Preliminary plat approval of
Fairhope Falls, Phase 8, a 34-lot subdivision. The property is
approximately 10.84 acres and is located on the east side of
Langford Road between Dressage Way and Bridalwood Lane.
PPIN #: 310029 and 350639
M. SD 21.20 Public hearing to consider the request of Leonard and Sharon
Smart for Preliminary plat approval of Fairhope Falls, Phase 9, a
58-lot subdivision. The property is approximately 18.31 acres and
is located on the east side of Langford Road between Dressage
Way and Bridalwood Lane.
PPIN #: 310029
4. Old/New Business
• SD 21.04 River Place – Request a 60-day extension to record the plat.
5. Adjourn
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City of FairhopePlanning Commission
April 5, 2021
¯GREENO RDZC 20.05 - 520 N. Greeno Road
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
bc_base.DBO.Revcom_Edit_parcels
B-2 - General Business District
PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
R-5 - High Density Dwelling Residential
COF Corp. Limits
COF Planning Jurisdiction
¯
¯
^
Project Name:520 N. Greeno RoadSite Data:.73 acresProject Type:RezoningJurisdiction:Fairhope Corporate LimitsZoning District:R-1, Low Density Single Family ResidentialPPIN Number:3193General Location:East side of Greeno Road between Dyer Road and Gayfer AvenueSurveyor of Record:N/AEngineer of Record:N/AOwner / Developer:Donna Dowsey, Penny Odom, & Sandra Lee School District:Fairhope Elementary, Middle & HighRecommendation:Approval w/conditionsPrepared by: Samara Walley
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1 ZC 20.05 520 N. Greeno Rd. – April 5, 2020
Summary of Request:
Donna Dowsey, Penny Odom, and Sandra Lee are requesting to rezone property from R-1 Low Density Single
Family Residential District to Highway Transitional District. The property is approximately .73 acres and is
located on the east side of Greeno Road between Dyer Road and Gayfer Avenue, at 520 N. Greeno Road.
The applicants state that the property is no longer conducive for residential use and this is therefore
justification for their request. The applicants state that there are no proposed plans for the property at this
time. After listing the property for several months, there has been no residential interest. They state that they
have, however, received some commercial interest if rezoned commercially.
It should be noted that the Planning Commission recommended tabling this application at its November 5.
2020 meeting. At that time the applicants were requesting to rezone the property to B-2, General Business
District. The Fairhope City Council recently adopted the Highway Transitional District. Ordinance 1702 was
adopted February 22, 2021. The applicant is now seeking to rezone to the newly adopted Highway Transitional
District (HTD).
Comments:
There is currently a vacant single-family dwelling on the property with a carport, storage building and shop. It
is bounded to the North by R-1, Low Density Residential District, to the South and East by PUD, and to the
West (across Greeno Road) by B-2, General Business District.
The Zoning Ordinance defines Highway Traditional District as follows:
I. HTD - Highway Transitional District
1. Intent - The special standards listed in this section for the highway transitional district are intended to:
• Provide an alternative to properties along state highways within the City of Fairhope that are
beyond the area of influence of the Village Nodes and Commercial Nodes as contemplated by the
City of Fairhope Comprehensive Plan.
• Provide development opportunities consistent with the City's vision for commercial corridors to
better serve community needs.
• Unlike other districts within this section, the HTD is not an overlay district and does not affect any
property owners, other than those who voluntarily apply for rezoning to this district.
1. Size - Lots shall be a minimum of 20,000 s.f and under 3 acres.
2. Use- Uses for the HTD are listed in Table 3-1: Use Table. Rezoning to HTD may be conditioned so
that uses permitted on appeal require a site plan.
3. Location - Eligible lots must have minimum of 100 feet on one side fronting the rights-of-way of US
Highway 98, Alabama Highway 104, or Alabama Highway 181 and lie within the Corporate
Jurisdiction of the City of Fairhope.
4. Dimension Standards -
a. Lot frontage shall be adjacent to the highway.
b. Setbacks
i. Front Setback shall be 20 '.
ii. Rear Setback shall be 20 '.
iii. Side setbacks shall be 10 '.
c. Building Height
i. Maximum Height is 30 '.
ii. A mixed-use building may have a height of 35 ' if it contains both residential and
commercial space. The residential us must make up at least 33% of the total area of the
building and the located on the second and/or third floor, and retail or office space must
make up at least 50% of the total area of the building and be located on ground and/or
second floor.
2 ZC 20.05 520 N. Greeno Rd. – April 5, 2020
d. Parking
i. Parking shall be located behind the front building line.
e. Any freestanding single-use or tenant retail building shall not have a building footprint larger
than 8,000 square feet.
f. All lands within twenty (20) feet of the boundaries of US. Highway 98, Alabama Highway 104,
and Alabama Highway 181 within the corporate limits of the City of Fairhope are required to be
reserved by owners or developers of such lands as greenspace and tree protection zones. The
required greenspace may include land as required by the front setback.
i. Where no vegetation, other than grass
exists, new landscaping and plantings shall
be installed at time of development within
the 20-foot strip that meet the requirements
of the City of Fairhope Tree Ordinance and
receives approval by the City
Horticulturist; otherwise the land may be
left in its natural state and enhanced with
the addition of trees and shrubs.
g. Any future rezoning to HTD may
be conditioned so that the goals and intent
of the Comprehensive Plan and Article V ,
Section I 1. Of the Zoning Ordinance are
achieved.
h. For the purposes of Article IV,
Section B.2.b. and the screening
requirements of the City of Fairhope Tree
Ordinance, the Highway Transitional
District shall be considered
commercial/business regardless of use.
Additionally,
HTD
Uses Permitted subject to general ordinance
standards and conditions: Single-family, Two-
family, Townhouse, Mixed-use, Elementary School,
Secondary School, Education Facility, Library,
Public Open Space, Common Open Space, General
Office, Professional Office, Day Care, and Bed &
Breakfast. Uses Permitted subject to special
conditions listed in the ordinance: Accessory
Dwelling, Home Occupation, and Convenience
Store. Uses Permitted only on appeal and subject to
special conditions: Multiplefamily/ Apartment,
Place of Worship, Cemetery, Hospital, Community
Center or Club, Public Utility, General
Merchandise, Outdoor Sales Limited, Garden Center, Convalescent or Nursing Home, Clinic, Outdoor Recreation
Facility, Mortuary or Funeral Home, and Limited Manufacturing.
Criteria – The application shall be reviewed based on the following criteria:
(1) Compliance with the Comprehensive Plan;
Response:
Commercial development along Greeno Road has long been a source of debate. The citizens of Fairhope have
expressed concern about continued commercialization on Greeno Road. Since 2001, the Comprehensive Plan
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3 ZC 20.05 520 N. Greeno Rd. – April 5, 2020
supported a village concept, with village cores containing the highest intensity of business uses. The nearest
core, the Greeno Road Village Center, radiates from the intersection of Greeno Rd and Fairhope Ave. The
subject site does not fall within the area of influence of the Greeno Road Village Center as shown of the map
below.
Additionally, the Comprehensive Plan
states the following regarding design
guidelines, “Consider the creation of
design guidelines for commercial
development along Greeno Road that
address items such as parking
placement on site, build‐to lines, drive‐
through locations, screening,
pedestrian connectivity, and bicycle
racks, among others.” As listed above,
the Highway Transitional District (HTD)
specifies dimension standards as well as
use for proposed development within
the district.
Staff finds that because the applicant
does not currently have a proposed use
for the property, rezoning to HTD will
allow for less intense uses than the previous request for B-2, if the property is occupied or redeveloped in the
future.
(2) Compliance with the standards, goals, and intent of this ordinance;
Response: The R-1 district is designated for residential uses. A dwelling exists on the property currently. If
rezoned to HTC, Highway Transitional District, the applicant has not expressed plans for redevelopment.
(3) The character of the surrounding property, including any pending development activity;
Response: The surrounding properties vary in terms of zoning district classification. The adjacent property to
the north is R-1 and the adjacent property to the south is zoned PUD consisting of multi-family apartments.
(4) Adequacy of public infrastructure to support the proposed development;
Response: There are current structures with existing utilities adequate for single-family residential and the
applicant has no plans for construction or redevelopment at this time.
(5) Impacts on natural resources, including existing conditions and ongoing post-development conditions;
Response: The applicants have no known plans of construction or redevelopment at this time.
(6) Compliance with other laws and regulations of the City;
Response: At the time of any redevelopment all applicable laws of the City will be applied. If granted, “Uses
Permitted subject to general ordinance standards and conditions” will be allowed “by right”. “Uses Permitted
subject to special conditions listed in the ordinance” or “Uses Permitted only on appeal and subject to special
conditions” may be subject to additional approval.
(7) Compliance with other applicable laws and regulations of other jurisdictions;
SYM~OL LEGEND
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4 ZC 20.05 520 N. Greeno Rd. – April 5, 2020
Response: At the time of redevelopment all applicable laws will be applied.
(8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and
property values; and,
Response: Because the applicants have not expressed any plans in terms of future use, Staff cannot anticipate
any significant issues relating to this criterion at this time. However, if the property is developed commercially
in the future, various impacts may be present. It is also important to note that if the property is recommended
for approval by Planning Commission and approved by City Council, it is possible that there will not be another
public hearing. Building permits would be reviewed by Staff prior to any construction.
(9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical
impacts, and property values.
Response: Staff cannot not anticipate any significant issues relating to this criterion. However, if the property
is rezoned and developed commercially, the various impacts may be presented.
Recommendation:
Staff recommends APPROVAL for Case: ZC 20.05 520 N Greeno Road rezoning from R-1 to HTD.
From:Danny Lee
To:Samara Walley
Subject:Re: 520 N. Greeno Rd. - Rezoning
Date:Monday, March 29, 2021 3:14:42 PM
SENT FROM AN EXTERNAL ADDRESS
Hi Samara: Just wanted to let you know that everything looks good on application. Donnas
address is Danne Road. I think it was misspelled. I guess it is ok that we all three don’t sign
application. We might have on original application but not sure. Ok just let me know if we
need to do anything else. Thanks so much for all your help. Sandra Lee
On Mar 29, 2021, at 2:33 PM, Samara Walley <samara.walley@fairhopeal.gov>
wrote:
Mrs. Lee,
Please see the attached application. The information has been updated by Staff to
reflect your new request from rezoning from R-1 to HTD. Please confirm that this
information is accurate. Once we have received confirmation, we will add the
documents to your file.
Thank you,
Samara J. Walley, MCP
City of Fairhope
City Planner
<image001.png>
A: 555 S. Section Street
P.O. Box 429
Fairhope, AL 36532
P: (251)928-8003
E: samara.walley@fairhopeal.gov
<ZC 20.05 Application.pdf>
Parce l Numb e r Pin Owner Name Address Address2 City ST Zip
05 -46 -03 -39-0-002-15 2.018 202819 GREEN , ROBERT M JR ETUX DEBRA E 415 MAPLE ST FAIRHOPE AL 36532
05-46-03 -3 9-0-002-152 .000 17231 GREEN , ROBERT M JR 415 MAPLE ST FAIRHOPE AL 36532
05-46-03 -3 9-0-002-152 .010 114269 GREEN, ROBERT M JR 415 MAPLE ST FAIRHOPE AL 36532
05-46-02-09 -0-000-003.000 3193 BISHOP, ERNEST E C/O SANDRA LEE (MA) 11755 HALCYON LOOP DAPHNE AL 36526
05 -46 -02 -09 -0-000-004 .001 25390 ARBOR GATES HOLDINGS LL C C/O FELLERS, SCHEWE, SCOTT & R OBERTS INC PO BOX 450233 ATLANTA GA 31145
05-46-02 -09 -0-000-002.002 28935 BOWMAN PROPERTIES LL C C/O SUSAN P BOWMAN 55 NICHOLS AV E FAIRHOPE AL 36532
05 -46 -02-09-0-000-004 .000 5613 ARBOR GATES HOLDINGS LL C C/O FELLERS, SCHEWE , SCOTT & R OBERTS INC PO BOX 450233 ATLANTA GA 31145
ns-46-02 -09-0 -000-002 .001 21917 JANSSEN PROPERTIES LL C 415 GAYFER AVE FAIRHOPE AL 36532.
J-46-02 -09 -0-000-002.000 38708 TERRANOVA, LAURA 8100 DYER RD FAIRHOPE AL 36532
05 -46 -02 -09-0-000-002.004 117885 SIMMONS , DAVID L ETAL ERNA W 8120 DYER RD FAIRHOPE AL 36532
City of FairhopePlanning Commission
April 5, 2021
¯
SR 21.01 - Magnolia Mixed Use
Legend
COF Corp. Limits
B-2 - General Business District
B-3b - Tourist Resort Commercial Service District
B-4 - Business and Professional District
P-1 - Parking
R-2 - Medium Density Single-Family
R-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:DenialPrepared by: Hunter Simmons '
-• ----
Summary of Request: Request of Mr. Larry Smith for Site Plan Approval of Magnolia Mixed Use Development, a 20-Unit project. The subject property is owned by the Fairhope Single Tax and leased by Mr. John S. Wise. Mr. Larry Smith is the authorized agent and engineer for the 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 northern 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. This request was tabled in February 2021. A copy of the February staff report is attached. Changes to the initially proposed site plan are not significant enough to warrant a full staff report. To avoid confusion and for the sake of brevity, this report will focus on the changes made since the February meeting. Please refer to the February staff report for anything not addressed below. As a reminder, the Planning Commission tabled both the Site Plan, as well as the MOP, to allow the applicant to respond to concerns regarding traffic, parking, live/work definitions, and garbage collection. Below illustrates the applicant’s response to each concern: Traffic and Parking Required parking for residential units within the CBD has historically been interpreted as one parking space provided per residential dwelling unit, which has historically worked within the CBD with development patterns as those found within the same block of Magnolia. Specifically, properties on the same block consist of commercial space on the ground floor with limited residential or office above. In addition, while required to build to the sidewalk, those properties left room behind buildings for parking and ‘back-of-house’ items, such as utility infrastructure and garbage collection. It was noted the adjacent project – SR 20.04 Magnolia and Church Mixed Use – also reviewed by the Planning Commission in February consisted of 8 residential units and provided a total of 20 parking spaces – 12 more than required. In contrast, the SR 21.01 application reviewed in February consisted of 16 residential units (12 1BRs and 4 2BRs) with 16 parking spaces – two of which were handicap spaces, which may limit access to some residents. It was also noted that two existing, on-street, parking spaces will be removed to provide ingress/egress to ground floor parking. The revised plan still proposes 16 residential units on the 2nd and 3rd floors, but the distribution changed slightly. Ten (10) of the proposed units are 1 BR and six (6) units are 2BR. 16 parking spaces are once again proposed, six of which are compact spaces as required. It should be noted, one handicap parking space is provided, which, per the applicant, is required.
Figure 1. Originally submitted floor plan for 2nd and 3rd Floors.
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Figure 2. Revised floor plan for 2nd and 3rd floor.
Live/Work Definitions Multiple floor plans were received prior to the February planning commission meeting lending to confusion to all involved. The revised floor plan received on the day of the meeting designated one unit on both the 2nd and 3rd floor as “live/work units”. Revised plans clearly illustrate two units on the upper floors – one on each of the 2nd and 3rd floors – as “Commercial Space”. It should be noted, if approved, these units shall not be utilized as dwelling units. Garbage Collection Previous plans illustrated ten (10) individual garbage cans stored in the ground floor parking garage. The applicant explained a management company would be responsible for getting cans to the street and thereafter removed within the hours prescribed by Public Works. Revised plans show five (5) garbage cans instead of ten (10) and stored in the same location. Other Revisions In addition to the items referenced above, staff received a revised elevation for the front of the building. Revised side and rear elevations were not provided.
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Figure 3. Previously submitted front elevations.
Figure 4. Revised front elevation.
Comments: Staff’s role is broad in nature; we are charged with not only reviewing cases and their adherence to standards, but also meeting the goals and intentions of the zoning ordinance and comprehensive plan. At times, interpreting those goals can be a challenge, and commissioners rightly questioned the merits of the proposed development. In short, the goals and intentions of the CBD focus on developing a commercial center, or as the comprehensive plan defines it, “the heart of local activity”. The core tenets of the CBD meet resistance when development is residentially focused, with commercial as an afterthought. Zoning Ordinances cannot contemplate every market trend, which is why cities utilize master plans and include intentions and goals alongside technical standards within zoning ordinances. Staff continues to support a pedestrian-centric CBD, with less focus on automobiles, but there must be a balance. Without limits, residentially focused developments not only fail to meet the goals of the CBD, but
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also burden neighboring properties. Historically, commercial projects commonly provided some parking for commercial units as recommended in the zoning ordinance, which makes them more marketable and reduces public parking requirements using public funds. Residential units were consequently limited in number. While projects like SR 21.01 may meet the technical standards of the zoning ordinance, it is often to the detriment of broader goals and intentions. A case in point is a similar project by the same developer on Bancroft St, Henry Lofts, which was approved in 2018. The mixed-use development, consisting of 21 residential units and 2 commercial units, provided 21 on-site parking spaces total. In the last few weeks, the planning department’s code enforcement division was contacted by our police department. Resident-only parking signs were illegally installed in the ROW (see photo below). Not only were the signs posted, but someone was having cars towed.
While reviewing the complaints, staff also noted parking discrepancies within the internal parking garage. At odds with the approved site plan and zoning ordinance, no compact car spaces were designated, and full-size vehicles were parked where compact spots were shown on plans.
Figure 5. Non-designated compact car parking spaces. Note the distance a full-size car hangs into the drive isle.
It should also be noted that the two handicap spaces appear to be assigned to individual units (see photo below). At the time of first visit, both handicap spaces were occupied by vehicles without handicap plates or hangtags.
Figure 6. Handicap parking spaces used by
Figure 7. Photo taken heading north on Bancroft St N at 6:30 AM. Henry Lofts is seen on the right.
While the proposed project may provide the minimum required parking, staff believes the density of units on .31 acres creates an unreasonable burden on adjacent properties and the surrounding neighborhood. Staff fails to see how revised plans address traffic and parking concerns posed by the Planning Commission. Staff acknowledges the applicant made efforts to include more commercial space, but overall unit counts remained the same. All things considered, while staff agrees the proposed project may meet the standards of the zoning ordinance, we do not believe the goals and intentions have been achieved. 16 residential units and 4 commercial units on .31 acres while providing 16 off-street parking spaces and removing 2 on-street spaces negatively impacts adjacent properties and surrounding neighborhoods. For this reason, staff recommends denial of SR 21.01.
Recommendation: Staff recommends denial of case SR 21.01.
Article II, Section C.2.d. (Site Plan Review Criteria)
Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan;
Downtown Fairhope is the dominant Village Center and the heart of local activity. Buildings are
recommended to be built toward the sidewalk, and vehicle use and parking are recommended to be
located in the rear of the property, which is commonly found in the CBD. Based on this guidance a
parking garage covering practically the entire lot does not meet the intent of the Comprehensive Plan. (2) Compliance with any other approved planning documents; (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts;
The standards of the zoning ordinance have been met, but, in our interpretation, staff does not
believe the goals and intent of the zoning ordinance has been achieved. (4) Compliance with other laws and regulations of the City;
Meets (5) Compliance with other applicable laws and regulations of other jurisdictions;
Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values;
Staff believes the proposed project creates a parking problem for adjacent properties. (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values;
Within the same block of Magnolia, on-street parking is limited. Again, staff believes the density on
the site creates a problem for neighboring properties. (8) Overall benefit to the community; Mixed-Use, with commercial and residential uses are encouraged throughout the city. However, we
must evaluate the intensity of proposed developments and evaluate the burden on the community.
All things considered, staff believes the proposed project, as currently proposed, attempts to pack too
much into a small space and does not provide an overall benefit to the community. (9) Compliance with sound planning principles;
Fails for reasons noted above. (10) Compliance with the terms and conditions of any zoning approval;
Meets (11) Any other matter relating to the health, safety, and welfare of the community;
Nothing noted (12) Property boundaries with dimensions and setback lines;
Meets (13) Location of proposed buildings and structures indicating sizes in square feet;
Meets (14) Data to show percentage of lot covered with existing and proposed buildings;
Meets (15) Elevations indicating exterior materials;
Front elevations were provided. (16) The locations, intensity, and height of exterior lights; (17) The locations of mechanical equipment;
All are shown. It is important to note, the location of the electrical transformer in a vault is not
currently approved by the electrical department. The site engineer is working with the Electrical
Department to determining final solutions. (18) Outside storage and/or display;
None provided. (19) Drive-up window locations (must be away from residential uses/districts and not in front of building);
None provided. (20) Curb-cut detail and location(s);
Provided. If approved, final methods and locations will be approved by Public Works. (21) Parking, loading, and maneuvering areas;
Parking issues described above. (22) Landscaping plan in accordance with the City Landscape Ordinance;
Meets (23) Location, materials, and elevation of any and all fences and/or walls;
A wall or fence was to be provided on the sides of the building abutting the sidewalk. To date, designs
have not been shared with staff. (24) Dumpster location and screening; and
Garbage collection is described above. (25) Location and size of all signage.
No signs were submitted for approval.
DN
UP
UP
FST DOBSON MANAGEMENT LLC
INSTRUMENT NO. 730619
WOOD CHURCH SUB
SLIDE 2494-F
MAGNOLIA AVENUE 60 FT. R/W LC
LOT 3 LOT 1
5/8" REBAR SET
TBM EL=110.97
WHEEL STOP (TYP.)
SEE DETAIL
PROPOSED
IMPROVEMENTS
ON ADJACENT
PROPERTY
SHOWN FOR
CLARITY ONLY
GARBAGE CAN (5)
STORAGE AREA
SODDED GRASS
SWALE
SODDED GRASS
SWALE
SODDED GRASS
SWALE
155'72'
6
PARKING GARAGE
FFE = 113.00'
C
C
C
C
C
C
10'20'
3'8'16'
8' CONCRETE
SIDEWALK, 2.0%
CROSS SLOPE,
RUNNING SLOPE TO
MATCH ROAD GRADE
5.7'5.0'23.5' CONCRETE
SIDEWALK
SEE DETAIL
23.5' CONCRETE
SIDEWALK
SEE DETAIL
36' CONCRETE
PAVING
SEE DETAIL 8'EXISTING ROLL
CURB
STRIPE OUT
TO PARKING SPACES
FOR DRIVE ISLE
LOCATION
7'STAIRSTAIRELEV-ATORMECH9
10'3'X8' TREE WELL
W/ 3" DBH CHINESE
PISTACHE TREE
COMMERCIAL
1,780 SF+/-
FFE=110.25
COMMERCIAL
400 SF+/-
FFE = 115.558'5.4'
SHEETC01
20190527
TGSDRAWN
DATE
SCALE
JOB No.3/9/21
1"=20'SEALAFFIXREVISIONDATER
Know what's below.
before you dig.Call SITE PLANCONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED
ALL CURBED OR STRIPED RADII ARE TO BE 4' UNLESS OTHERWISE NOTED.
EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR
RELOCATED 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 AUTHORITIES
THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI.
PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED
CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN
HANDICAP RAMPS AND PARKING STALLS SHALL BE PER ADA REQUIREMENTS AND LOCAL
ALL 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 EXISTING
ON CLEAN ASPHALT OR CONCRETE.
THIS SITE IS ZONED B-2 (CBD).
NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY
PHASE OF CONSTRUCTION.
ALL STRIPING IN R.O.W. TO BE CLASS A TYPE 2 THERMOPLASTIC.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL
A 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 BE
STORED WITHIN THE SITE.
DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE
CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF
THE 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 NOTES
AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS
THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONSAT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR
ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANYUNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES.
PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGSSHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE
ENGINEER 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.
PROPOSEDEXISTING
SITE PLAN LEGEND
TRAFFIC CONTROL ARROW
CURB & GUTTER
MEDIUM DUTY ASPHALT PAVING
X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE
X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE
X" SWSL - X" WIDE SINGLE WHITE SOLID LINE
ACCESSIBLE PARKING SPACE
CONCRETE PAVING
PERVIOUS CONCRETE PAVING
HEADER CURB
RIBBON CURB
PARKING DATA
TOTAL REQUIRED (1 SPACE/RESIDENCE)=
PARKING REQUIREMENT SPACES
16
BUILDING (UNDER ROOF)
SITE ANALYSIS
11160 SF
SITE 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 HEIGHT
40 FT
PROVIDED PARKING
16 SPACES
REQUIRED PARKING
16 SPACES (SEE PARKING DATA)
MAX. GROUND COVERAGE RATIO:— — —
JURISDICTION
CITY OF FAIRHOPE
PERVIOUS AREA
0.05 ACRES (16.13%)
IMPERVIOUS AREA
0.26 ACRES (83.87%)
ALLOWED:
PROPERTY AREA
LAND USAGE
--0.31 ACRES
BUILDING AREA (UNDER ROOF)83.87%0.26 ACRES
IMPERVIOUS PAVING 0.00 ACRES
PERVIOUS PAVING 0.00 ACRES
DESCRIPTION % OF PROPERTY AREAAREA
0.00%
0.00%
GRASSED/LANDSCAPED AREA 0.05 ACRES
16.13%
ZONING
B-2 (CBD)
TOTAL PROVIDED =16*
CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS
23.
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 REQUIRED
25.
TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.
NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN
26.
COMPLETED.
X
THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566800102040
20 SCALE Magnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama*SIX COMPACT SPACES PROVIDED (37.5%).
STANDARD PARKING QUANTITY
COMPACT PARKING C
SCALE: NTS
HANDICAP PARKING DETAIL
INTERNATIONAL ACCESSIBLE
SYMBOL AND SIGN
AT EACH ACCESSIBLE
PARKING SPACE
4" BLUE 4" 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'
4" BLUE
8'4" BLUE4. DIAGONAL OR PERPENDICULAR PARKING SPACES SHALL BE A MINIMUM OF NINE (9) FEET
WIDE MEASURED FROM CENTER TO CENTER OF THE BLUE DEMARCATION LINES.
8' VAN
STRIPING OR FACE
OF CURB, REFER TO
SITE PLAN
4" WHITE4" BLUE2"
HC SIGNAGE
MOUNTED
TO WALL
0 FT
5.4 FT & 5.7 FT
5.0 FT
PROVIDED:
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880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566
March 9, 2021
Hunter Simmons
Fairhope Planning Department
555 S. Section Street
Fairhope, Alabama 36532
Re: SD 21.10 & SR 21.01 Magnolia Mixed Use Development
Dear Hunter:
Attached are the revised plans for the above referenced project. From the planning commission we heard the
following themes/questions:
1. Is there adequate parking?
The zoning ordinance requires 1 parking space per residential unit. There are sixteen (16) residential units
and sixteen (16) parking spaces provided. One of those spaces is ADA compliant. We originally showed
two (2) ADA spaces, but since only one (1) was required, we reduced that number.
2. That they would prefer additional commercial space.
In response to this, the architect has modified the building plans to address the commercial space. The
previous plans submitted had the following:
1st Floor – 2,605 sf commercial
2nd Floor – 1,540 sf live/work units
3rd Floor – 1,540 sf live/work units
The new layout provides:
1st Floor – 2,180 sf commercial
2nd Floor – 1,840 sf commercial
3rd Floor – 1,840 sf commercial
Total Commercial – 5,860 sf
50% of Ground Floor = 5,812.5 sf < 5,860 sf (provided)
3. How is the garbage handled?
Based upon the similar development on Bancroft, it is estimated that we will need 5 of the city’s large roll
out garbage cans. In my conversations with Public Works, they will monitor this and add or remove cans
as needed. The developer has a local management company that puts out and takes in the trash cans on
garbage day within the hours prescribed by the city.
Civil
Engineering
Surveying
880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566
Below is a list of items being transmitted with this re-submittal:
1. Site Plan (Single Sheet) (11x17) – 8 copies
2. Full Size Site Plan (Single Sheet) – 1 copy
3. Revised Floor Plans and front elevation – 1 copy
If you have any questions, please let me know.
Sincerely,
Larry Smith, PE
Partner
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 February 2021 Staff Report) .,, ,
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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. February 2021 Staff ReportI~
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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.
February 2021 Staff Reportf------n· ------,
~ SOODEO GRASS ~ l SWALE
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SEE DETAIL se e DETAIL See OETAl-
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'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? February 2021 Staff Report
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. February 2021 Staff Report
INDEMNITY AND HOLD HARMLESS AGREEMENT
KNOW ALL PERSONS BY THESE PRESENTS: That Wise Properties-TN. LLC of
298 Acorn Oaks Cir. Chattanooga. TN 3 7 40 5. in consideration of the issuance of a
building permit to it regarding property on Magnolia Avenue, Fairhope, Alabama,
Parcel No's. 05-46-03-37-0-006-036.S0S & 0S-46-03-37-0-006-036.504 by the City
of Fairhope, and other valuable consideration to me duly paid, do hereby covenant
with the City of Fairhope on behalf of ourselves, our heirs, ass igns and successors
that we will never sue or attach the City of Fairhope or its agents, servants and
employees for or on account of the City allowing it to build a balcony over City of
Fairhope Right-of-Way. Further, we consent that this document may be plead as a
defense to any action or other proceeding which may be brought by us or either of
us against the City of Fairhope and/or its agents, servants and employees in breach
of the promise not to sue.
Wise Properties-TN, LLC acknowledges that it is aware that the balcony it
proposes to build is being built over a City right-of-way and it builds said balcony at
its own risk. We acknowledge being advised by Fa irhope officials as set out above.
Wise Properties-TN, LLC hereby authorizes the City of Fairhope to record this
document with the Judge of Probate of Baldwin County so our successors and/ or
assigns will be on notice regarding the existence of this Agreement.
We hereby indemnify and hold harmless the City of Fairhope, its agents,
servants and employees from any and all claims and causes of action that may arise
City of FairhopePlanning Commission
April 5, 2021
¯
SD 21.10 - Magnolia Mixed Use
Legend
COF Corp. Limits
B-2 - General Business District
B-3b - Tourist Resort Commercial Service District
B-4 - Business and Professional District
P-1 - Parking
R-2 - Medium Density Single-Family
R-4 - Low Density Multi-Family
R-5 - High Density Dwelling Residential
COF 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:DenialPrepared by: Carla Davis and Hunter Simmons
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Summary of Request: Request of Mr. Larry Smith for MOP approval of Magnolia Mixed Use Development, a 20-Unit project. The subject property is owned by the Fairhope Single Tax and leased by Mr. John S. Wise. Mr. Larry Smith is the authorized agent and engineer for the 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 northern side of Magnolia Avenue just east of Church Street. A Site Plan Approval case was submitted simultaneously with this MOP application. Consequently, staff report for the MOP and the Site Plan Review will be similar. This request was tabled in February 2021. A copy of the February staff report is attached. Changes to the initially proposed MOP are not significant enough to warrant a full staff report. To avoid confusion and for the sake of brevity, this report will focus on the changes made since the February meeting. Please refer to the February staff report for anything not addressed below. As a reminder, the Planning Commission tabled both the Site Plan, as well as the MOP, to allow the applicant to respond to concerns regarding traffic, parking, live/work definitions, and garbage collection. Most of the concerns were more appropriately address in the staff report for the site plan review. Only one change is noted for the MOP approval as described below: As shown on the utility plans below, an underground vault was approved for the electrical transformer, by the former electrical superintendent. Within the last few weeks, the applicant was informed by the Electric Department an underground vault was not a viable option. To date, an alternative plan has not been finalized. Staff is concern about a potential location and questions where a transformer, if required, would be located.
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The subdivision regulations contain the following criteria in Article V.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;
• Due to the reasons highlighted in the staff report for the Site Plan, staff does not believe
the project is consistent with the City’s Comprehensive Plan, nor the goals and
intentions of the City’s Zoning Ordinance, which is 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.”
• Not applicable
Recommendation: Staff recommends denial of case SD 21.10.
DN
UP
UP
FST DOBSON MANAGEMENT LLC
INSTRUMENT NO. 730619
WOOD CHURCH SUB
SLIDE 2494-F
MAGNOLIA AVENUE 60 FT. R/W LC
LOT 3 LOT 1
5/8" REBAR SET
TBM EL=110.97
WHEEL STOP (TYP.)
SEE DETAIL
PROPOSED
IMPROVEMENTS
ON ADJACENT
PROPERTY
SHOWN FOR
CLARITY ONLY
GARBAGE CAN (5)
STORAGE AREA
SODDED GRASS
SWALE
SODDED GRASS
SWALE
SODDED GRASS
SWALE
155'72'
6
PARKING GARAGE
FFE = 113.00'
C
C
C
C
C
C
10'20'
3'8'16'
8' CONCRETE
SIDEWALK, 2.0%
CROSS SLOPE,
RUNNING SLOPE TO
MATCH ROAD GRADE
5.7'5.0'23.5' CONCRETE
SIDEWALK
SEE DETAIL
23.5' CONCRETE
SIDEWALK
SEE DETAIL
36' CONCRETE
PAVING
SEE DETAIL 8'EXISTING ROLL
CURB
STRIPE OUT
TO PARKING SPACES
FOR DRIVE ISLE
LOCATION
7'STAIRSTAIRELEV-ATORMECH9
10'3'X8' TREE WELL
W/ 3" DBH CHINESE
PISTACHE TREE
COMMERCIAL
1,780 SF+/-
FFE=110.25
COMMERCIAL
400 SF+/-
FFE = 115.558'5.4'
SHEETC01
20190527
TGSDRAWN
DATE
SCALE
JOB No.3/9/21
1"=20'SEALAFFIXREVISIONDATER
Know what's below.
before you dig.Call SITE PLANCONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED
ALL CURBED OR STRIPED RADII ARE TO BE 4' UNLESS OTHERWISE NOTED.
EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR
RELOCATED 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 AUTHORITIES
THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI.
PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED
CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN
HANDICAP RAMPS AND PARKING STALLS SHALL BE PER ADA REQUIREMENTS AND LOCAL
ALL 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 EXISTING
ON CLEAN ASPHALT OR CONCRETE.
THIS SITE IS ZONED B-2 (CBD).
NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY
PHASE OF CONSTRUCTION.
ALL STRIPING IN R.O.W. TO BE CLASS A TYPE 2 THERMOPLASTIC.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL
A 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 BE
STORED WITHIN THE SITE.
DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE
CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF
THE 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 NOTES
AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS
THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONSAT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR
ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANYUNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES.
PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGSSHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE
ENGINEER 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.
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10.
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PROPOSEDEXISTING
SITE PLAN LEGEND
TRAFFIC CONTROL ARROW
CURB & GUTTER
MEDIUM DUTY ASPHALT PAVING
X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE
X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE
X" SWSL - X" WIDE SINGLE WHITE SOLID LINE
ACCESSIBLE PARKING SPACE
CONCRETE PAVING
PERVIOUS CONCRETE PAVING
HEADER CURB
RIBBON CURB
PARKING DATA
TOTAL REQUIRED (1 SPACE/RESIDENCE)=
PARKING REQUIREMENT SPACES
16
BUILDING (UNDER ROOF)
SITE ANALYSIS
11160 SF
SITE 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 HEIGHT
40 FT
PROVIDED PARKING
16 SPACES
REQUIRED PARKING
16 SPACES (SEE PARKING DATA)
MAX. GROUND COVERAGE RATIO:— — —
JURISDICTION
CITY OF FAIRHOPE
PERVIOUS AREA
0.05 ACRES (16.13%)
IMPERVIOUS AREA
0.26 ACRES (83.87%)
ALLOWED:
PROPERTY AREA
LAND USAGE
--0.31 ACRES
BUILDING AREA (UNDER ROOF)83.87%0.26 ACRES
IMPERVIOUS PAVING 0.00 ACRES
PERVIOUS PAVING 0.00 ACRES
DESCRIPTION % OF PROPERTY AREAAREA
0.00%
0.00%
GRASSED/LANDSCAPED AREA 0.05 ACRES
16.13%
ZONING
B-2 (CBD)
TOTAL PROVIDED =16*
CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS
23.
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 REQUIRED
25.
TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS.
NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN
26.
COMPLETED.
X
THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR STAIR DETAILS.Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566800102040
20 SCALE Magnolia Mixed-UseDevelopmentMagnolia StreetFairhope, Alabama*SIX COMPACT SPACES PROVIDED (37.5%).
STANDARD PARKING QUANTITY
COMPACT PARKING C
SCALE: NTS
HANDICAP PARKING DETAIL
INTERNATIONAL ACCESSIBLE
SYMBOL AND SIGN
AT EACH ACCESSIBLE
PARKING SPACE
4" BLUE 4" 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'
4" BLUE
8'4" BLUE4. DIAGONAL OR PERPENDICULAR PARKING SPACES SHALL BE A MINIMUM OF NINE (9) FEET
WIDE MEASURED FROM CENTER TO CENTER OF THE BLUE DEMARCATION LINES.
8' VAN
STRIPING OR FACE
OF CURB, REFER TO
SITE PLAN
4" WHITE4" BLUE2"
HC SIGNAGE
MOUNTED
TO WALL
0 FT
5.4 FT & 5.7 FT
5.0 FT
PROVIDED:
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880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566
March 9, 2021
Hunter Simmons
Fairhope Planning Department
555 S. Section Street
Fairhope, Alabama 36532
Re: SD 21.10 & SR 21.01 Magnolia Mixed Use Development
Dear Hunter:
Attached are the revised plans for the above referenced project. From the planning commission we heard the
following themes/questions:
1. Is there adequate parking?
The zoning ordinance requires 1 parking space per residential unit. There are sixteen (16) residential units
and sixteen (16) parking spaces provided. One of those spaces is ADA compliant. We originally showed
two (2) ADA spaces, but since only one (1) was required, we reduced that number.
2. That they would prefer additional commercial space.
In response to this, the architect has modified the building plans to address the commercial space. The
previous plans submitted had the following:
1st Floor – 2,605 sf commercial
2nd Floor – 1,540 sf live/work units
3rd Floor – 1,540 sf live/work units
The new layout provides:
1st Floor – 2,180 sf commercial
2nd Floor – 1,840 sf commercial
3rd Floor – 1,840 sf commercial
Total Commercial – 5,860 sf
50% of Ground Floor = 5,812.5 sf < 5,860 sf (provided)
3. How is the garbage handled?
Based upon the similar development on Bancroft, it is estimated that we will need 5 of the city’s large roll
out garbage cans. In my conversations with Public Works, they will monitor this and add or remove cans
as needed. The developer has a local management company that puts out and takes in the trash cans on
garbage day within the hours prescribed by the city.
Civil
Engineering
Surveying
880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566
Below is a list of items being transmitted with this re-submittal:
1. Site Plan (Single Sheet) (11x17) – 8 copies
2. Full Size Site Plan (Single Sheet) – 1 copy
3. Revised Floor Plans and front elevation – 1 copy
If you have any questions, please let me know.
Sincerely,
Larry Smith, PE
Partner
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
880 Holcomb Blvd Suite 2F Fairhope, Alabama 36532 251-990-6566
December 15, 2020
Buford King
City of Fairhope
555 S. Section Street
Fairhope, AL 36532
Re: Magnolia Mixed Use Development
Dear Buford:
This letter is to serve as back up information as to why a Traffic Impact Study is not warranted for this project.
According to the subdivision regulations a traffic impact study is required if a project will increase the average
daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period.
The proposed project will add 24 new residential units and 800 square feet of office space. Per the attached
chart we have an average daily traffic of 148 trips and a total of 13 peak hour trips for this development.
If you have any questions, please let me know.
Sincerely,
Larry Smith, PE
larry@secivil.pro
Civil
..... w Engineering
& Surveying
SCHOOLSTPINE AV
OAK ST
EQUALITY AVSECTION ST NBANCROFT STCity of FairhopePlanning Commission
April 5, 2021
¯BANCROFT STZC 21.05 - 406 Oak Street
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Corp. Limits
B-2 - General Business District
B-3a - Tourist Resort Lodging District
B-4 - Business and Professional District
P-1 - Parking
R-2 - Medium Density Single-Family
R-5 - High Density Dwelling Residential
COF Planning Jurisdiction
¯
¯
^
Project Name:406 Oak Street B-4 to B-2Site Data:.14 acresProject Type:Rezoning Jurisdiction:Fairhope Planning JurisdictionZoning District:B-4PPIN Number:316064General Location:Located at the southwest corner of the intersection of Oak Street and N. Bancroft Street, at 406 Oak StreetSurveyor of Record:
Engineer of Record:
Owner / Developer:FST Houston Holdings of Florida, LLCSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Denial Prepared by: Hunter Simmons
,:. --• ---l. ~ ("Jr
1 ZC 21.05 406 Oak St – April 5, 2021
Summary of Request: Henry Wise is requesting to rezone the subject property from B-4, Business and Professional District to B-2, General Business District. The property is approximately .2 acres and is located on the southwest corner of Bancroft St N and Oak St. The applicant’s reason for the zoning change request is to allow short term rentals.
Figure 2. Subject property located on the corner of Oak and Bancroft is currently vacant. Building shown is on adjacent property.
Comments:
Figure 1. Subject Property is highlighted with a blue outline.
2 ZC 21.05 406 Oak St – April 5, 2021
In 2007, the following definition of short-term rental was added to the Zoning Ordinance.
Short-term rentals are explicitly prohibited in R-1, R-2, and R-3, but allowed in R-4, R-5, B-1, B-2, B-3a, B-3b. B-4 is not mentioned under the current definition. While staff does not have concerns with short-term rentals on the subject property, we do not believe rezoning is appropriate and suggest alternative solutions. A central tenet of the CBD Overlay is to “buffer surrounding neighborhoods from any adverse impacts of activities in the CBD”. Staff believes the transition from B-2 to B-4 approaching the edge of the CDB provides a gradual change in both uses and density. The CBD developed this way historically and staff supports the continuance of such districting. If the Planning Commission and City Council are willing to allow short-term rentals at the subject property, staff feels there are alternate solutions available, such as:
• Amend the definition of short-term rental to include B-4. This option would allow short-term rentals on any property within the city zoned B-4, which may have some adverse effects.
• Amend the CBD overlay section to allow short-term rentals for any property within the CDB. Currently, short-term rentals are only prohibited in the CBD on properties zoned B-4 and a few R-1 properties. This zoning code amendment would not impact other B-4 properties located outside the CBD.
(1) Compliance with the standards, goals, and intent of this ordinance;
Response: Staff does not believe the request meets the intentions of the Zoning Ordinance as explained above.
(2) The character of the surrounding property, including any pending development activity;
Response: The surrounding properties vary. Adjacent properties to the east and west are zoned B-4. Adjacent property to the north is zoned R-2, although the Eastern Shore Arts Center is located on the property. The abutting property to the south is zoned B-2 and is currently vacant. The character of the area is best appreciated from the field.
Short-Term Rental: Includes any person, firm , entity, partnership, trnst, corp oration, associati on or organization that
is r enting a dw elling for less than 30 days are no t a ll owed in R-1 , R-2 a nd R -3. Short-tem1 Rentals shall only be
allowed in the R -4, R -5 , B -1, B-2, B-3a and B-3b zoning districts. Short-term rentals shall be subj ect to the
Business Licens e Code o f the C ity o f Fairhope.
3 ZC 21.05 406 Oak St – April 5, 2021
Figure 3. Subject property is on the right side of the photo. Image taken looking west. Two undeveloped photos are shown in
the image.
(3) Adequacy of public infrastructure to support the proposed development;
Response: The subject property is currently vacant. The applicant did not volunteer any future development plans with staff.
(4) Impacts on natural resources, including existing conditions and ongoing post-development conditions;
Response: No future development plans were discussed.
(5) Compliance with other laws and regulations of the City;
Response: At the time of any redevelopment all applicable laws of the City will be applied. If granted, any use within B-2 zoning will be allowed ‘by right’.
(6) Compliance with other applicable laws and regulations of other jurisdictions;
Response: At the time of a redevelopment all applicable laws will be applied.
(7) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and
property values; and,
Response: Because the applicants have not expressed any plans in terms of future use, Staff cannot anticipate any significant issues relating to this criterion at this time. According to the Boundary Survey provided, there 10’ setbacks on the north and east sides of the property and 20’ setbacks along the south and west sides.
(8) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical
impacts, and property values.
Response: Staff cannot not anticipate any significant issues relating to this criterion. However, if the property is rezoned and developed commercially, the various impacts may be presented.
Recommendation: Staff recommends Case: ZC 21.05 406 Oak St rezoning B-4 to B-2 be Denied.
March 30, 2021
Emily,
This is the letter we are sending to the thousands of people who follow us on Face book
who are urged to send it to thousands more. We will bring the responses to the Monday
meeting. It is a lousy practice on the part of the city to give so little time for citizens to
prepare for the potential life altering changes that can be decided so quickly.
Dean & Pagan Mosher
456 Oak Ave
Fairhope, Al 36532
251-928-0900
SAVE FAIRHOPE'S STORYBOOK CASTLES!
This coming Monday, April 5th an issue will come before the Planning and Zoning Commission
that threatens not only the character of Downtown Fairhope, but also the reputation of the pub-
lic servants entrusted with its stewardship.
At this meeting the Fairhope Planning and Zoning Commission will consider a petition to
change the zoning of lot PPIN#:15158 on Bancroft Street, located between Pine and Oak Av-
enues. Any of you who have lived in Fairhope for any time know that these lots sit immediately
west and south of the properties on which our three castle homes, known both locally and in-
ternationally as The Fairhope Storybook Castles are located.
As I will explain in more detail below, this change in zoning would not only threaten the charac-
ter of our landmark castle homes but would also go directly against the commitments made by
The Fairhope Planning and Zoning Commission a few short years ago.
This year marks the 75th anniversary of when Craig and Annie Sheldon moved to Fairhope
and began the first Storybook Castle. Over three generations of the Sheldon, Mosher, Rudolf
and Boom families have turned the initial castle into a trio of unique landmarks that have
brought national and international attention to our beautiful town through features on HGTV,
PBS, CBS and numerous other television programs, magazine pieces, and newspaper articles.
The castles attract thousands of locals and tourists visit every year to experience our little
shire. Generations of school children have grown up visiting our castles, most recently through
the local elementary school's wonderful Walking School Bus program. But the sanctuary of our
Fairhope landmark is now under threat, and we need your support!
This coming Monday the Planning and Zoning Commission will address a request to change
the zoning of the lot directly adjacent to two of our castles. The zoning change, if enacted,
would allow the construction of 40' high condominium walls right against our property line. This
kind of construction-unimaginable in our town until recently-could result in balconies looking
directly into the windows of our homes. The towering walls would block hours of sunlight every
day, leaving two of our enchanted castles and the beautiful gardens in a most haunting and
unhealthy shadow.
Several years ago when The Planning and Zoning Commission choose to designate our prop-
erties as B-4 we were told that the 8-4 designation would protect and buffer us from huge
commercial developments. Since that time, however, the P&Z Board has gradually granted
changes to lot after lot heading in our direction to major developers that seem more con-
cerned with their profit than Fairhope's quality of life and history.
We did not request the 8-4 designation but accepted it as a result of the assurances that it
would protect our portion of Bancroft from indiscriminate commercial development. NOW A
LINE MUST BE DRAWN!
Just last month the P&Z Board issued a B 2 designation on the lot next to the one being con-
sidered this Monday. Both of these lots as well as the huge Henry Place are owned by Wise
Properties who have been involved in an ongoing lawsuit due to issues of building lot line to lot
line, 40 ft high right up to our neighbors property line. The structure has created a huge parking
problem for everyone in our neighborhood. It doesn't take a crystal ball to project what their
intentions are for us.
If the Planning and Zoning Commission fails to deny the rezoning petition, it will be clear that
the Commission does not stand by its work or its duty of stewardship in our community. It will
set a precedent that all homes in downtown Fairhope may face this same threat: to be swal-
lowed up by block after block of tall-dense-condominiums. It will mark a future devoid of care
for the spirit of Fairhope that brought so many to this community and continues to be so cher-
ished.
Our castle homes are not fortresses they are our gift to our community as a reflection of what
we believe Fairhope should represent. Your voice matters, please help us preserve the unique
character that our Fairhope Storybook Castles contribute to our community.
A public hearing will be held at 5:00pm in Council Chambers located in the Fairhope Municipal
Complex Monday. April 5th. The meeting could last for hours before they get to this request. As
much as we would love to have a large crowd present it would serve the same purpose if you
emailed your support to save the Castles to deanmo h r tudio mai .com We will make sure
your voice is heard.
Dean & Pagan Mosher
Megrez & John Rudolf
Sally Boom
Megrez Mosher
David Burke
Cleveland Mosher
Paris Lander
Dr. Judith Hale
Dave Hale
BANCROFT STPINE AV
OAK ST
SECTION ST NB
A
Y
O
U
D
R
City of FairhopePlanning Commission
April 5, 2021
¯BANCROFT STZC 21.06 - 154 N. Bancroft Street
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Corp. Limits
B-2 - General Business District
B-3a - Tourist Resort Lodging District
B-4 - Business and Professional District
P-1 - Parking
R-2 - Medium Density Single-Family
COF Planning Jurisdiction
¯
¯
^
Project Name:154 N. Bancroft Street B-4 to B-2Site Data:.2 acresProject Type:RezoningJurisdiction:Fairhope Planning JurisdictionZoning District:B-4PPIN Number:15158General Location:Located on the east side of N. Bancroft Street between Pine Street and Oak Street, at 154 N. Bancroft Street.Surveyor of Record:
Engineer of Record:
Owner / Developer:FST Wise Properties, LLCSchool District:Fairhope West Elementary School Fairhope Middle and High Schools Recommendation:DenialPrepared by: Hunter Simmons
1 ZC 21.06 154 Bancroft St – April 5, 2021
Summary of Request: Henry Wise is requesting to rezone the subject property from B-4, Business and Professional District to B-2, General Business District. The property is approximately .2 acres and is located on the east side of Bancroft St N, approximately 200’ north of Pine Ave.
The applicant’s reason for the zoning change request is to allow short term rentals.
Comments:
In 2007, the following definition of short-term rental was added to the Zoning Ordinance.
Short-term rentals are explicitly prohibited in R-1, R-2, and R-3, but allowed in R-4, R-5, B-1, B-2, B-3a, B-3b. B-4 is not mentioned under the current definition. While staff does not have concerns with short-term rentals on the subject property, we do not believe rezoning is appropriate and suggest alternative solutions. A central tenet of the CBD Overlay is to “buffer surrounding neighborhoods from any adverse impacts of activities in the CBD”. Staff believes the transition from B-2 to B-4 approaching the edge of the CDB provides a gradual change in both uses and density. The CBD developed this way historically and staff supports the continuance of such districting. If the Planning Commission and City Council are willing to allow short-term rentals at the subject property, staff feels there are alternate solutions available, such as:
• Amend the definition of short-term rental to include B-4. This option would allow short-term rentals on any property within the city zoned B-4, which may have some adverse effects.
• Amend the CBD overlay section to allow short-term rentals for any property within the CDB. Currently, short-term rentals are only prohibited in the CBD on properties zoned B-4 and a few R-1 properties. This zoning code amendment would not impact other B-4 properties located outside the CBD.
D
Short-Term R ental: In clud es any p erso n , fir m , enti ty , pa rtn ersh ip , tru st, co rporation, assoc iati on or orga ni za ti on th at
is ren ting a dwe lling fo r less than 30 days are not all owe d in R-1, R-2 and R-3. Sh ort-t enn Rent als shall on ly be
all owe d in th e R-4 , R-5, B-1, B-2, B-3a and B-3b zo nin g di stri cts. Short -te nn rent als shall be subj ect to th e
Business L ice nse Code o f th e C ity of Fa irhop e .
2 ZC 21.06 154 Bancroft St – April 5, 2021
(1) Compliance with the standards, goals, and intent of this ordinance;
Response: Staff does not believe the request meets the intentions of the Zoning Ordinance as explained above.
(2) The character of the surrounding property, including any pending development activity;
Response: The surrounding properties consists of mostly B-4 zoned properties. One of the abutting properties to the south was recently in front of the Planning Commission with a request to rezone to B-2. Although conflicted, staff recommended approval of that request because a recent subdivision created a buffer along the CDB edge. Adjacent properties across Bancroft are zoned B-4 and B-2. The subject property is on the edge of the CDB, but other B-4 properties are located to the east. The character of the area is best appreciated from the field. Although zoned B-2 and B-4, most properties, which are located near Big Mouth Gulley, are not lot line to lot line developments found in other parts of the CBD. Many large trees remain and provide a distinct edge to the CBD.
(3) Adequacy of public infrastructure to support the proposed development;
Response: A single-family residential home was converted into commercial office around 2018. The applicant did not volunteer any future development plans with staff.
(4) Impacts on natural resources, including existing conditions and ongoing post-development conditions;
Response: No future development plans were discussed.
(5) Compliance with other laws and regulations of the City;
Response: At the time of any redevelopment all applicable laws of the City will be applied. If granted, any use within B-2 zoning will be allowed ‘by right’.
(6) Compliance with other applicable laws and regulations of other jurisdictions;
Response: At the time of a redevelopment all applicable laws will be applied.
(7) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and
property values; and,
Response: Because the applicants have not expressed any plans in terms of future use, Staff cannot anticipate any significant issues relating to this criterion at this time. However, if the property is developed commercially in the future, various impacts may be present. It is also important to note that if the property is recommended for approval by Planning Commission and approved by City Council, the applicant would be allowed to build out the entire lot. B-4 in the CDB requires a rear setback, while B-2 does not.
(8) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical
impacts, and property values.
Response: Staff cannot not anticipate any significant issues relating to this criterion. However, if the property is rezoned and developed commercially, the various impacts may be presented.
Recommendation: Staff recommends Case: ZC 21.06 154 Bancroft rezoning B-4 to B-2 be Denied.
March 30, 2021
Emily,
This is the letter we are sending to the thousands of people who follow us on Face book
who are urged to send it to thousands more. We will bring the responses to the Monday
meeting. It is a lousy practice on the part of the city to give so little time for citizens to
prepare for the potential life altering changes that can be decided so quickly.
Dean & Pagan Mosher
456 Oak Ave
Fairhope, Al 36532
251-928-0900
SAVE FAIRHOPE'S STORYBOOK CASTLES!
This coming Monday, April 5th an issue will come before the Planning and Zoning Commission
that threatens not only the character of Downtown Fairhope, but also the reputation of the pub-
lic servants entrusted with its stewardship.
At this meeting the Fairhope Planning and Zoning Commission will consider a petition to
change the zoning of lot PPIN#:15158 on Bancroft Street, located between Pine and Oak Av-
enues. Any of you who have lived in Fairhope for any time know that these lots sit immediately
west and south of the properties on which our three castle homes, known both locally and in-
ternationally as The Fairhope Storybook Castles are located.
As I will explain in more detail below, this change in zoning would not only threaten the charac-
ter of our landmark castle homes but would also go directly against the commitments made by
The Fairhope Planning and Zoning Commission a few short years ago.
This year marks the 75th anniversary of when Craig and Annie Sheldon moved to Fairhope
and began the first Storybook Castle. Over three generations of the Sheldon, Mosher, Rudolf
and Boom families have turned the initial castle into a trio of unique landmarks that have
brought national and international attention to our beautiful town through features on HGTV,
PBS, CBS and numerous other television programs, magazine pieces, and newspaper articles.
The castles attract thousands of locals and tourists visit every year to experience our little
shire. Generations of school children have grown up visiting our castles, most recently through
the local elementary school's wonderful Walking School Bus program. But the sanctuary of our
Fairhope landmark is now under threat, and we need your support!
This coming Monday the Planning and Zoning Commission will address a request to change
the zoning of the lot directly adjacent to two of our castles. The zoning change, if enacted,
would allow the construction of 40' high condominium walls right against our property line. This
kind of construction-unimaginable in our town until recently-could result in balconies looking
directly into the windows of our homes. The towering walls would block hours of sunlight every
day, leaving two of our enchanted castles and the beautiful gardens in a most haunting and
unhealthy shadow.
Several years ago when The Planning and Zoning Commission choose to designate our prop-
erties as B-4 we were told that the 8-4 designation would protect and buffer us from huge
commercial developments. Since that time, however, the P&Z Board has gradually granted
changes to lot after lot heading in our direction to major developers that seem more con-
cerned with their profit than Fairhope's quality of life and history.
We did not request the 8-4 designation but accepted it as a result of the assurances that it
would protect our portion of Bancroft from indiscriminate commercial development. NOW A
LINE MUST BE DRAWN!
Just last month the P&Z Board issued a B 2 designation on the lot next to the one being con-
sidered this Monday. Both of these lots as well as the huge Henry Place are owned by Wise
Properties who have been involved in an ongoing lawsuit due to issues of building lot line to lot
line, 40 ft high right up to our neighbors property line. The structure has created a huge parking
problem for everyone in our neighborhood. It doesn't take a crystal ball to project what their
intentions are for us.
If the Planning and Zoning Commission fails to deny the rezoning petition, it will be clear that
the Commission does not stand by its work or its duty of stewardship in our community. It will
set a precedent that all homes in downtown Fairhope may face this same threat: to be swal-
lowed up by block after block of tall-dense-condominiums. It will mark a future devoid of care
for the spirit of Fairhope that brought so many to this community and continues to be so cher-
ished.
Our castle homes are not fortresses they are our gift to our community as a reflection of what
we believe Fairhope should represent. Your voice matters, please help us preserve the unique
character that our Fairhope Storybook Castles contribute to our community.
A public hearing will be held at 5:00pm in Council Chambers located in the Fairhope Municipal
Complex Monday. April 5th. The meeting could last for hours before they get to this request. As
much as we would love to have a large crowd present it would serve the same purpose if you
emailed your support to save the Castles to deanmo h r tudio mai .com We will make sure
your voice is heard.
Dean & Pagan Mosher
Megrez & John Rudolf
Sally Boom
Megrez Mosher
David Burke
Cleveland Mosher
Paris Lander
Dr. Judith Hale
Dave Hale
COUNTY RD 48
RIVERMILL DRRIVERMILL DRCOUNTYRD 33BROWNINGLNCOUNTY RD 27REZNER CT
LAWRENCE RDRACHELMYERS LNKENNETHKING LNGAYFER RD EXT
BLUEBERRY LNCity of FairhopePlanning Commission
April 5, 2021
¯LAWRENCE RDGAYFER RD EXT
SD 21.16 - Mayfield Subdivision
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Corp. Limits
B-2 - General Business District
B-4 - Business and Professional District
PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
R-3 - High Density Single-Family
R-A - Residential/Agriculture District
COF Planning Jurisdiction
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Project Name:Mayfield SubdivisionSite Data:29.14 acresProject Type:3-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:36376General Location:East side of Lawrence Road, just South of the intersection of Gayfer Road ExtensionSurveyor of Record:S.E. Civil Engineer of Record:S.E. Civil Owner / Developer:David Baxter and Jerri MayfieldSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Samara Walley
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APPLICATION FOR SUBDIVISION PLAT APPROVAL
Application Type: Village Subdivision Minor Subdivision Informal (No Fee)
Preliminary Plat Final Plat Multiple Occupancy Project
Attachments: Articles of Incorporation or List all associated investors
Date of Application: ______________________
Property Owner / Leaseholder Information
Name of Property Owner: _______________________Phone Number: ___________
Address of Property Owner: ________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Proposed Subdivision Name: ________________________________________________
No. Acres in Plat: _______________________ No. Lots/Units: ___________________
Parcel No: _______________________________ Current Zoning: ___________________
Authorized Agent Information
Plat must be signed by the property owner before acceptance by the City of Fairhope
Name of Authorized Agent: ______________________Phone Number: ____________
Address: _________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Contact Person: ______________________
Surveyor/Engineer Information
Name of Firm: __________________________________Phone Number: ____________
Address: _________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Contact Person: ______________________
Plat Fee Calculation:
Reference: Ordinance 1269
Signatures:
I certify that I am the property owner/leaseholder of the above described property and hereby
submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an
authorized Single Tax representative shall sign this application.
___________________________________________ ___________________________________________
Property Owner/Leaseholder Printed Name Signature
___________________________________________ ___________________________________________
Date Fairhope Single Tax Corp. (If Applicable)
S E CIVIL 251-990-6566
880 HOLCOMB BLVD
FAIRHOPE ALABAMA 36532
DAVID DIEHL
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1 SD 21.01 Sibley Place – March 1, 2021
Summary of Request:
Public hearing to consider the request of David Baxter and Jerri Mayfield for plat approval of Mayfield
Subdivision, 3-lot minor division. The property is approximately 29.14 acres and is located on the east side of
Lawrence Road, just south of the intersection of Gayfer Road Extension.
Comments:
The subject property is in Fairhope’s Extra Territorial Jurisdiction and therefore must follow Fairhope’s
Subdivision Regulations. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor
subdivision and has been reviewed accord ingly. Fairhope’s Subdivision Regulations Article VI Section D
requires the provision of sidewalks along all street s in the Planning Jurisdiction of Fairhope. The preliminary
plat does not illustrate sidewalks and therefore the applicant is requesting a waiver.
The site plan illustrates a 3-lot division fronting Lawrence Road. Two fire hydrants are illustrated on the plat
within a 450’ radius of eachother. Utility and drainage easements are illustrated on the plat for each lot. In
lieu of a sidewalk, the applicant has illustrated a sidewalk easement along Lawrence Road. There are wetlands
illustrated on the site. A 30’ wetland buffer has been provided. The applicant has also provided a Wetland
Delineation from Wetland Sciences.
The proposed subdivision does not include the building of any infrastructure or improvements therefore a
tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The
proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow
patterns will be changed by this replat. Water services will be provided by the City of Fairhope. AT&T service
is available as well. The applicant has not provided additional letters of utility availability and will therefore be
condition of approval.
Waiver Request:
Article VI Section D. Sidewalks requirement in the City of Fairhope Subdivision Regulations which states,
“sidewalks shall be installed on all streets within the planning jurisdiction of the City of Fairhope.”
The applicant states, “Lawrence Road is a rural County Road and no sidewalks have been installed to date on
the other large parcels in the vicinity. We have over 600 feet of road frontage for two lots, and feel a sidewalk
is not needed at this time.”
A. WAIVER STANDARDS: (Staff response in blue)
Waivers may be granted where the Planning Commission finds that the following conditions exist:
1. An extraordinary hardship may result from strict compliance with these regulations due to unusual
topographic or other physical conditions of the land or surrounding area not generally applicable to other
land areas.
Article VI Section D. - Sidewalks: Though no hardship is presented, currently there are no sidewalks in
the nearby vicinity. The applicant has provided a sidewalk easement in lieu of a sidewalk.
2. The condition is beyond the control of the sub-divider.
Article VI Section D. - Sidewalks: Not applicable for this individual case.
3. The requested waiver will not have the effect of nullifying the purpose and intent of the regulations, the
Zoning Ordinance, or the Comprehensive Plan.
2 SD 21.01 Sibley Place – March 1, 2021
Article VI Section D. - Sidewalks: Staff finds that this waiver will not nullify the intent of the regulations
because the existing character of the surrounding properties is such that there are no sidewalks.
4. The waiver is the minimum deviation from the required standard necessary to reli eve the hardship;
Article VI Section D. - Sidewalks: The waiver would be minimum deviation from the required standard.
5. The waiver shall not have an adverse effect on adjacent landowners, or future landowners, or the public;
Article VI Section D. - Sidewalks: No, the waiver shall not have adverse effects.
6. The waiver is necessary so that substantial justice is done.
Article VI Section D. - Sidewalks: Staff is neutral on this standard.
.
The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards :
“2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the
subdivision of land if the Commission makes a finding that such land is not suitable for platting and
development as proposed, due to any of the following:
a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s
Zoning ordinance, where applicable;
• Meets
b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan
or program for the physical development of the City including but not limited to a Master Street
Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;
• Meets
c. The proposed subdivision is not consistent with these Regulations;
• Meets
d. The proposed subdivision is not consistent with other applicable state or federal laws and
regulations; or
• Meets
e. The proposed subdivision otherwise endangers the health, safety, welfare or property within
the planning jurisdiction of the City.”
• Meets
Recommendation:
Staff recommends APPROVAL of SD 21.16 Mayfield Subdivision, subject to the following conditions:
1. Provision of all applicable utility availability letters
Civil BAXTER MAYFIELD(251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED11MAYFIELD SUB202009081"=100'CHKD. DEDDRAWNRDCBOUNDARY &SURVEYOR'S CERTIFICATELEGEND:SUBDIVISION0 50 100200100 SCALELAWRENCE RD. 60 FT. R/WGAYFER RD EXT66 FT. R/WSURVEYOR'S NOTES:UTILITIESWATER SERVICE: FAIRHOPE UTILITIESELECTRIC SERVICE: RIVIERA UTILITIESTELEPHONE SERVICE: AT&TPARCEL NO. 05-46-06-13-0-000-004.000PPIN 36376OWNER/DEVELOPER:GULF SHORES, AL. 36547DAVID BAXTER MAYFILED JR.PO BOX 5051CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSIONCERTIFICATE OF APPROVAL BY E-911 ADDRESSINGCERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTORCERTIFICATE OF APPROVAL BY THE COUNTY ENGINEERCERTIFICATE OF APPROVAL BY AT&TCERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:SITE DATA:ZONING: UNZONEDTOTAL ACREAGE: 21.94 ACNUMBER OF LOTS: 3FLOOD STATEMENTSITEVICINITY MAP1" = 1 MILEMAYFIELD SUBDIVISIONCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): CERTIFICATE OF APPROVAL BY RIVIERA UTILITIESCERTIFICATE OF APPROVAL BY BALDWIN COUNTY HEALTH DEPARTMENTLOT 1DENSITY: 0.14 UNITS PER ACREPROPOSED USE: RESIDENTIALMINIMUM F.F.E.10.91 AC7.03 ACLOT 2LOT 3174,439 SF475,002 SF306,164 SFA RESUBDIVISION OF LOT 1, LAWRENCE ROAD SUBDIVSION(SLIDE 2755-A)& JERRI ANGELA MAYFILEDBUILDING SETBACKS:FRONT: 30 FTREAR: 30 FTSIDE: 10 FTSEWER: INDIVIDUAL SEPTICGENERAL NOTES:TH<NORTHOCSTCORN<ROFSECT/00 1J, TO-.NSH!P5SOUTH,RANCE2£AST ! I -----------------eo1.61' ------------------(~----248_45, 11 1 • I I ~ : i ~ { I: \ I ------------------713.89"---------~~5=-'-.._ 10'UTllfi'&DR>JN,1,G[El,S[M[Nl / I I LOT 2 /;:>i STATE OF ALABAMA COUNTYOFBALO\111N GI\IENUNDERMYHANDANDOFFIGIALSEALTHE ~---------02,·/0-Z.02! DA\11DEDIEHL AL.P.L.S.NO.26O14 DATE SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND (ID • SEWl:RMANHOL[ "'1-•ma,u ~ J. •flBEROPTICMARKER
February 22, 2021
Buford King
City of Fairhope Planning & Zoning
PO Box 429
Fairhope, AL 36533
251-928-8003
RE: Mayfield Subdivision
Sidewalk Waiver Request
Dear Buford:
Please accept this letter as a request for a Waiver from the Fairhope Subdivision Regulations in regards to
sidewalk requirements on the above referenced development.
Lawrence Road is a rural County Road and no sidewalks have been installed to date on the other large parcels
in the vicinity. We have over 600 feet of road frontage for two lots, and feel a sidewalk is not needed at this
time.
We appreciate your consideration in helping us make this development a success. If you have any questions,
please do not hesitate to contact me.
Sincerely,
David E Diehl, PLS
Partner
February 23, 2021
Buford King
City of Fairhope
555 S. Section Street
Fairhope, AL 36532
Re: Mayfield Subdivision
Dear Buford:
Civil
Engineering
Surveying
This letter is to serve as back up information as to why a Traffic Impact Study is not warranted for this project.
According to the subdivision regulations a traffic impact study is required if a project will increase the average
daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period.
The proposed Subdivision will have three residential lots. Per the attached ITE Trip estimate, the development
will produce 29 daily trips and 3 peak trips. This does not meet the threshold of requiring a Traffic Study.
Tfyou have any questions, please let me know .
Larry Smith, PE
larry@secivi I. pro ·,
880 Holcomb B lvd, Suite 2F
.. ,.
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Fairhope, Alabama 36532 251 -990-6566
3/16/2021 Subdivision Exemption Request.htm
file:///C:/Users/david_000/AppData/Local/Microsoft/Windows/INetCache/Content.Outlook/GJVW3OR7/Subdivision Exemption Request.htm 1/2
PLANNING AND ZONING DEPARTMENT
Main Office - 251.580.1655
22251 Palmer St., Robertsdale, AL 36567
Foley Office - 251.972.8523
201 East Section Ave., Foley, AL 36535
SUBDIVISION EXEMPTION VERIFICATION
Case #: PF21-000023
Site & Applicant Information
Parcel ID Number: 05-46-06-13-0-000-004.000
Physical Address (E-911): Lawrence RD 36532 36532 ,
Applicant Name: David Mayfield
PO Box 5051
Gulf Shores AL 36542
This letter is in response to your request for an exemption from the Baldwin County Subdivision
Regulations as provided in Section 4.2 which states the following:
§4.2 Exceptions to Required Approval.
(a) Sale, deed or transfer of land by the owner to an immediate family member, except that, in
the event that there is any sale, deed, or transfer of land by the owner or an immediate family
member to someone other than an immediate family member, these regulations shall apply.
Each parcel shall have its own ingress/egress and utility access of not less than 30 feet in width;
Exemption from the requirement for approval to subdivide does not constitute exemption from the
requirements of other applicable regulations including but not limited to zoning ordinance, Health
Department requirements, highway construction setbacks, or, if located within the extraterritorial
jurisdiction of a municipality, the regulations of that municipal planning commission. Any subdivider
who is circumventing the intent and substance of the Baldwin County Subdivision Regulations shall
be required to submit a plat for review and approval by the Baldwin County Planning and Zoning
Commission and shall be subject to the penalties under Section 13.3: Enforcement of the Baldwin
County Subdivision Regulations.
Based upon your request for an exemption, the proposed division of this parcel into three (3)
parcels, which is only for deeding to immediate family members, and as shown on the attached
drawing is Exempt from the Baldwin County Subdivision Regulations. This letter only indicates that
this division is exempt from the requirement of subdivision approval and in no way shall be
construed that Baldwin County will take responsibility for maintenance of any existing or future
easements or roads that are a part of this division.This property is located within the extraterritorial
jurisdiction of the City of Fairhope and as such you are required to contact their Planning
Department to verify compliance of their regulations.This letter only indicates that this division is
exempt from the requirement of subdivision approval required by the Baldwin County Subdivision
Regulations. Baldwin County is not accepting responsibility for maintenance of any existing or future
3/16/2021 Subdivision Exemption Request.htm
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easements or roads that are a part of this division.
It is your responsibility to confirm that a subdivision is permissible under any covenants or
restrictions that apply to the property.
If you have any questions, please feel free to call me a 251-580-1655.
Sincerely:
Mary Booth,
Cc:
Eddie Harper; Building Official (via electronic mail)
Samantha Roberts; E911 Addressing (via electronic mail)
City of Fairhope Planning Director
Proposed Division Map
Staff Review
Extra Terratorial Jurisdiction (ETJ): [ZoningVerifi:::20281:::219336]
Building Permit Jurisdiction: [ZoningVerifi:::20281:::219339]
Zoning Status: [ZoningVerifi:::20281:::219334]
Planning District: [ZoningVerifi:::20281:::214058]
Zoning Classification: [ZoningVerifi:::20281:::214057]
Verification Status:
Date of Verification: 03/16/2021
Planner's Comments: [ZoningVerifi:::20281:::219534]
Reviewed By: Mary Booth,
LAWRENCE RDGAYFER
RD EXT
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Paved
Unpaved
911 Roads
/Mayfield Exemption
Site Map
**THIS EXEMPTION IS ONLY VALID TO
DEED THE PARCELS SHOWN TO
IMMEDIATE FAMILY MEMBERS
*Minimum 30' Ingress/Egress
& Utility Easement must be
provided for each that does
not have road frontage
+/- 4.0
Acre
Parcel
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BLUEBERRYLNDICK HIGBEE RDCOUNTY RD 27LAWRENCE RDCOUNTRYWOODS DRREZNER CT
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LAWRENCE RDGAYFER RD EXT
City of FairhopePlanning Commission
April 5, 2021
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STATE HWY 104 DICKHIGBEE RDLAWRENCE RDLAWRENCERDSD 20.48 - The Estates at The Verandas
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PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
COF Corp. Limits
COF Planning Jurisdiction
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Project Name:SD 20.48 - The Estates at The Verandas Village Subdivision AmendmentSite Data:120 lots / 59.72 acres / 2.01 units per acreProject Type:Village Subdivision AmendmentJurisdiction:Fairhope Planning JurisdictionZoning District:Baldwin County Planning District 14 (unzoned)PPIN Number:64685General Location:East side of AL HWY 181 1-1/4 mile south of CR32 / HWY 181 intersectionSurveyor of Record:Dewberry Engineers, Inc. Engineer of Record:Dewberry Engineers, Inc. Owner / Developer:FST, The Verandas, LLCSchool District:Newton Elementary, Fairhope Middle and High SchoolsRecommendation:ApprovePrepared by: Mike Jeffries
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1 SD 20.48 The Estates at the Verandas Village Subdivision Amendment– April 5, 2021
Summary of Request: Dewberry Engineers on behalf of FST Verandas LLC requesting an amendment to the Estates at the Verandas Village Subdivision approved November 2020. The approved village plan includes 2 phases. Phase 1 has preliminary approval January 2021. The request is to split phase 2 creating an additional phase. This will have a result of three phases total in the village subdivision. No other changes are proposed,
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
Staff Recommendation:
Staff recommends approval of the Amendment to the Village Subdivision SD 20.48.
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(fJ Dewberry·
February 23, 2021
Mr. Buford King
City of Fairhope
161 North Section Street
Fairhope, AL 36532
Re: The Estates at the Veranda s, V illage Subdivision
Amendme nt Request
Dear Buford:
Dewberry Engineers Inc . 251 .990.9950
25353 Fnendsh 1p Road 251.990.9910 fax
Daphne, AL 36526 www.dewberry.co111
On behalf of the property owner, FST Verandas LLC , we would like to request amendment of the Estates
at the Verandas Village Subdivision to reflect three overa ll phases. The Phase 2 design shown in the
approved Village Subdivision would be modified to show two phases. As such, there would be three
phases overall.
In addition to this request , we are requesting preliminary plat approval of the corresponding Phases 2 and
3. ff you need any additional infomrntion regarding the preliminary plat application, please advise.
Dewberry
Cc: Estates at the Verandas
File (50131350)
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STATE HWY 104
PLAINVIEWDRG
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MOSLEY RD
SHADYGROVE LNGAYFER RD EXTGRANT'SWAYLAWRENCERDCOUNTRYWOODS DRLOWRYDRREZNER CTBEASLEY LNLAWRENCE RDKENNETHKING LNLYRENE LNMAJOR
'SRUNCOUNTY RD 27DICK HIGBEE RDLINNRIDGE DRBLUEBERRY LNCity of FairhopePlanning Commission
April 5, 2021
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STATE HWY 104
SD 21.17 - The Estates at The Verandas, Phase 2
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Corp. Limits
PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
R-A - Residential/Agriculture District
COF Planning Jurisdiction
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Project Name:The Estates at The Verandas Ph2Site Data:88.87 acresProject Type:25-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:Unzoned County Planning District 14 PPIN Number:64685General Location:South side of State Highway 104 just west of Veranda Blvd. Surveyor of Record:Dewberry Engineers, Inc.Engineer of Record:Dewberry Engineers, Inc.Owner / Developer:FST, The Verandas, LLCSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approve with ConditionsPrepared by: Mike Jeffries
1 SD 21.17 The Estates at the Verandas Phase 2– April 5, 2021
Summary of Request: The owner and applicant is FST Verandas LLC, Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 25-lot subdivision located on the south side of State Highway 104 approximately 3/8 mile east of the SR 104 / SR 181 intersection. It is an internal phase that connects to phase 1 of The Estates at the Verandas which received preliminary approval January 2021. The property is currently unzoned but does have an approved Village Subdivision that it must be built in substantial conformance to. The Village Subdivision, The Estates at the Verandas, was approved November 2020.
Comments: - Drainage: Engineer of Record provided a report that the proposed project meets or exceeds both Fairhope’s and Baldwin County’s subdivisions regulations and will not have an adverse effect downstream. - The Low Impact Development techniques utilized on site provides a 95.8% TSS removal exceeding the 80% required. - Greenspace requirement was waived with approval of the Village Subdivision due to lot size. - Proposed phase 2 is in substantial conformance to the approved Village Subdivision.
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:
Staff recommends approval with conditions of SD 21.17 Estates at the Verandas Phase 2 1. Approval of the amendment to SD 20.48 Estates at the Verandas Village Subdivision
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CERTIFICATE OF NOTARY PUBLIC: 5TATE0FALABAMA COUNTY OF BALDWIN I, __ ~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBY CERTIFYTHAT~===ccWHOSENAMEAS ___ OFTHE VERANDAS LLC, AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO IS KNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT. AND AS SUCH LEASEHOLD OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME YOLUNTARLY, GIVEN UNDER MY HAND AND OFFICIAL SEAL THE o, ______ ~ CERTIFICATE OF LEASEHOLD OWNERSHIP WE, THE UNDERSIGNED, THE VERANDAS LLC. AS PROPREfOR(S), HAVE CAUSED THE LAND EMBRACED IN THE WITHIN PLAT TO BE SURVEYED, LAID OUT AND PLATTED TO BE KNOWN AS THE RESUDIVISION Of LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE SUBDIVISION, BALDWIN COUNTY. ALABAMA, AND THAT HE STREETS AND EASEMENTS, AS SHOWN ON SAID PLAT, ARE HEREBY DEDICATED TO THE USE OF THE PUBLIC CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER THE UNDERSIGNED, AS COUNTY ENGINEER OF BALDWN COUNTY, ALABAMA. HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY. ALABAMA. DATED THIS DAY OF ____ ,,_. CERTIFICATE OF NOTARY PUBLIC: siATEOfAL.ABNM COUNTY OF BALDWIN I, ___ ~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBYCERTFY THAT ____ ~AS PRESIDENT,AND _____ ,ASSECRETARY.OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABA.'M CORPORATION, AS OWNER Of THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO ARE ICNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSlRUMENT, AND N THEIR CAPACITY AS SUCH OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY o, ______ _ CERTIFICATE OF OWNERSHIP WE, FAIRHOPE SINGLE TAA CORPORATION, AN ALABAMA CORPORATION, HEREBY STATE THAT WE ARE THE OWNERS OF THE LANDS DESCRIBED HEREON AND DO HEREBY DEDICATE ALL ROADS, STREETS, ALLEYWAYS AND EASEMENTS SHOWN ON THIS PLAT TO THE PUBLIC, we, ___ ASD ___ ~WHOSENAMESASPRESIDENTANDSECRETARYHAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED J,.::-, INDICATED HEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED. DAY OF ___ _ FAIRHOPE SINGLE TAX CORPORATK)N, AN ALABAMA CORPORATION CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAMES AS DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES Tl-I: WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA, THIS DAY Of~ 20~ CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES:(ELECTRIC) THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTILITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OfFICE OF BALDWIN COUNTY, ALABAMA, THIS_ DAY OF--~"'-· CERTIFICATE OF APPROVAL BY AT&T:(TELEPHONE) THE UNDERSIGNED, AS AUTHORIZED BY AT&T HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THEPROBATEOFFICEOFBALDWINCOUNTY ALABAMA THIS DAYOF ___ ,20_. CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA. AND IS APPROVED BY SUCH COMMISSION CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER]: THE UNDERSIGNED, AS AUTHORIZED BY THE CITY Of FAIRHOPE UTILITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY ALABAMA THIS DAY OF "'-CERTIFICATE OF APPROVAL BY BALDWIN COUNTY HEALTH DEPARTMENT: THE LOT(S) ON THIS PLAT ARE SUBJECT TO APPROVAL OR DELETION BY THE BALDWIN COUNTY LHD. NO REPRESENTATION IS MADE THAT ANY LOT ON THIS PLAT WILL ACCOMMODATE AN ONSITE SEWAGE SYSTEM 1oss1. THE APPROPRIATENESS OF A LOT FOR WASTEWATER (SEWAGE) TREATMENT AND DISPOSAL SHALL BE DETERMINED WHEN AN APPLICATK)N IS SUBMITTED. IF PERMITTED. THE LOT APPROVAL MAY CONTAIN CERTAIN CONDITIONS WHICH RESTRICT THE USE OF THE LOT OR OBLIGATE OWNERS TO SPECIAL MAINTENANCE AND REPORTING REQUIREMENTS, AND THESE ARE ON FILE WITH THE SAID HEALTH DEPARTMENT AND ARE MADE A PART OF THIS PLAT AS FSETOUTHERE m FLOOD CERTIFICATE: THIS PROPERTY LIES WITHIN ZONE "X" IUNSHADEDI AS SCALED FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAP OF BALDWIN COUNTY, ALABNM, MAP NUMBER 01003C0661M, COMMUNITY NUMBER 015000. PANEL NUMBER 0661. SUFFIX M. MAP REVISED DATE APRIL 19. 2019 AND MAP NUMBER 01003C0662M, COMMUNITY NUMBER 015000, PANEL NUMBER 0662, SUFFIX M, MAP REVISED DATE APRIL 19, 2019. GENERAL NOTES: I. THERE IS DEDICATED HEREWITH A 15 FOOT UTILITY EASEMENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHTS-Of-WAY ANDA 75 FOOT UTK.ITY EASEMENT ON ALL SIDE AND REAR LOT LINES (7.5 FOOT EACH SIDE IF SHAREDj UNLESS OTHERWISE NOTED. 2. THERE IS A 30' SETBACK FROM WETLANDS WITHIN WHICH THERE IS A 5' NATURAL BUFFER ALONG THE UPLAND SIDE OFTHEWETL.ANDLJNE. 3. THE ONLY ALLOWED USES OF THE WETLAND BUFFER SHALL BE PER THE CITY OF FAIRHOPE SUBDIVISION REGULATIONS ARTICLE V SECTION F 4. STREAM B. 4. THE REQUIRED PERMANENT BUFFER SIGN AGE SHALL BE INSTALLED PRIOR TO ANY LAND DISTURBANCE PERMIT 5. ALL MINIMUM FINISHED FLOOR ELEVATIONS SHALL BE 15 NCH ES ABOVE THE EXISTING HIGHEST GRADE WITHIN THE BUlDING FOOTPRINT. 6. GRINDER PUMPS ARE NOT PERMITTED IN THIS DEVELOPMENT. 7. A WATERCOURSE EASEMENT EXISTS ACROSS ALL WETLANDS. 8. THERE IS DEDICATED HEREWITH A 15 FOOT DRAINAGE/UTILITY EASEMENT ON ALL LOT LINES ADJACENT TO RIGHT-OF-WAYS AND A 15 FOOT (7.5 FOOT EACH SIDEI DRAINAGE/UTIUTY EASEMENT ALONG ALL SIDE LOT LINES. UNLESS A GREATER WIDTH IS SHOWN HEREON. 0 SURVEYOR'S NOTES: ALL MEASUREMENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARDS. THERE MAY BE RECORDED OR UNRECORDED DEEDS. EASEMENTS. RIGHT-OF-WAYS. OR OTHER INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OF SAO PROPERTIES THERE W>S, NO ATTEMPT TO DETERMINE THE EXISTENCE. LOCATION. OR EXTENT OF ANY SUB-SURFACE FEATURES. THE LINES REPRESENTING THE CENTERLINE AND RIGHTS-OF-WAY OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN. 5 BASIS OF BEARINGS FOR THIS SURVEY IS THE SOUTH RIGHT-OF-WAYOFALABAN.A HIGHWAY HMAS BEING N89"57'32'W-S89"57'3TE. BEARINGS ARE STATE PLANE GRO coorm1NATES ALABAMA WEST ZONE INAD1983) ALL GPS OBSERVATIONS WERE TAKEN USING REAL TIME ~NEMATIC GPS VERTICAL DATUM SHOWN HEREON IS RELATED TO NAVD 1988 SURVEY WAS CONDUCTED FROM SEPTEMBER 3RD TO 11TH. 2020AND RECORDED IN ELECTRONIC FILES SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY Of BALDWIN WE, DEWBERRY, A FIRM OF LICENSED ENGINEERS AND LAND SURVEYORS OF DAPHNE, ALABAMA, HEREBY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF TI-E FOLLOWING DESCRIBED PROPERTY SITUATED IN BALDWIN COUNTY, ALABAMA, TO-WIT· LOT 150FTHE ESTATES AT THE VERANDAS PHASE ONE,ASSHOWN BY MAP OR PLAT THEREOF. RECORDED AT SLOE -~ PROBATE RECORDS, BALDWIN COUNTY, ALABAMA. I HEREBY CERTIFY 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 A.LABAN.A TO THE BEST Vicinity Map I Inch = I Mile OF MY KNOWLEDGE, INFORMATION, AND BELIEF. VICTOR L GERMAIN AL P.L.S. No. 38473 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL ENGINEER/SURVEYOR: DEWBERRY 25353 FRIENDSHIP ROAD. DAPHNE, ALABAMA 36526 VICTOR L. GERMAIN, PLS LIC. NO. 38473 JUSTINM.~ITT,PELIC.N0.38943 OWNER: ~lRF~~i~~<;!Jt~ CORP. (OWNER) FAIRHOPE.AL36532 PPIN64685 PARCELN0.05-46-01-11-0-0C(l-001.503 LEGEND: LEASEHOLDER: THE VERANDAS LLC (LEASEHOLDER) l507CAPTAIN O'NEl'>J.DRI\IE DAPHNE, ALABAMA 36526 CMF C -CONCRETE MONUMENT FOUND CRF CAPPED IRON PIN FOUND ALDOT ALABAMA DEPARTMENT OF TRANSPORTATION BSL = BUILDING SETBACK LINE DE -DEWBERRY ENGINEERS [5/8"CRFCA 1109 LS) EDS ENGINEERING DEVELOPMENT SERVICES FST -FAIRHOPE SINGLE TAX HWY -HIGHWAY INS -INSTRUMENT PG •PAGE POT -POINT OF TANGENT RP -REAL PROPERTY BOOK R/W -RIGHT OF WAY BSL BUILDING SETBACK LINE □ • PHASE ONE COMMON AREA (NOT INCLUDED IN PHASES 2 OR 3) -WETLAND BUFFER SIGN [94 TOTAL) SITE DATA: ZONING UNZONED (BALDWIN CO PLANNING DISTRICT 14) CITY OF FAIRHOPE EXTRA TERRITORIAL JURISDICTION TOTAL ACREAGE 8887 ACRES MINIMUM LOT SIZE 3 00 ACRES NUMBER OF LOTS 25 SMALLEST LOT 3 00 ACRES SITE DENSITY O 28 UNITS/AC LARGEST LOT 5 94 ACRES (LOT 37) PROPOSED USE RESIDENTIAL LIN FT OF STREETS 2013 [PUBLIC) REQUIRED SETBACKS FRONT lOOFEET REAR SO FEET SIDE 2SFEET UTILITIES WATER SERVICE CITY OF FAIRHOPE SEWER SERVICE SEPTIC ELECTRIC SERVICE RIVIERA UTILITIES TELEPHONE SERVICE AT&T CURVE DATA: LINE DATA: THE ESTATES AT THE VERANDAS, PHASE 2 (A RESUBDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE 1) FEBRUARY 23, 2021 -SHEET 1 OF 1 PRELIMINARY PLAT -NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVISION DESIGN CKH DRAWN CKH CHKD. MAC ENG JMB SURVEYOR VLG PROJ MGR JMB 200 400 600 ----U Dewberry· SCALE 1"=150' PROJ, N0.50131350 ----25353 Friend5hip Road Daphne, AL 36526 251.990.9950 fax251.990-g910 FILEPRELIM PH 2AND3 SHEET 1 of 2
LALABAMAPrepared By:CONSTRUCTION PLANS FORTHE VERANDAS, LLCFairhope, AlabamaDate: FEBRUARY, 2021Prepared For:Project Number: 50131350The Estates at The Verandas Phases Two & Three \,1,11,,, /_--',,~:,cciis#,/',,\ t,~~t::::.~~Y ,,,,,,~.~i~'''' (NOT VAi.JD llrlHOUT SIGNATURE) ,,-----Signature Date: ' 4 I GULF COAST EXPERIMENT STATION JUSTIN M. BRITT 38943 Project Engineer Reg. No. • FAIRHOPE Fairhope • Church 0 ( "B U Dewberry· 14 I 25353 FRIENDSHIP ROAD I DAPHNE, AL 36526 I 251.990.9950 nn "ENGINEEER'S CERTIFICATE" I, JUSTIN M. BRITT , A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF ALABAMA FOR DEWBERRY ENGINEERS INC, HOLDING CERTIFICATE NUMBER 38943 , HEREBY CERTIFY THAT I HAVE REVIEWED THE DESIGN HEREIN WHICH WAS DONE UNDER MY DIRECT CONTROL AND SUPERVISION AND THAT, TO THE BEST OF MY 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. DATE: THE ESTATES AT THE VERANDAS PLANS WHICH ARE CERTIFIED CONSIST OF PAGE __ THRU __ , WHICH BEARS MY SEAL AND SIGNATURE. SHEETS: A1 Till.£ SHEET B1 GENERAL NOTES B2 TYPICAL ROADWAY SECTIONS & DETAILS SUBDIVISION PLAT C1 CLEARING & GRUBBING PLAN C2 BEST MANAGEMENT PRACTICES PLAN C3A-C3C OVERALL DRAINAGE PLAN C4A-C4C OVERALL UTILITY PLAN C5 SIGNAGE & LIGHTING PLAN PP1-PP5 PLAN & PROFILE SHEET (ROADWAY) D1 DRAINAGE DETAILS D2 WATER DETAILS X1-X13 CROSS SECTIONS INDEX REVISIONS: NO. DATE APPR. REVISION ROAD CLASSIFICATION: POSTED SPEED LIMIT: REVISIONS LOCAL 20 MPH SPECIFICATIONS
LALABAMALALABAMAxxxE D C -B A I 2 I 3 I 4 I 5 GENERAL NOTES ROADWAY 1. TEMPORARY BENCHMARKS HAVE BEEN ESTABLISHED ON THIS PROPERTY WHICH SHOULD BE USED BY THE CONTRACTOR DURING CONSTRUCTION. DESCRIPTIONS OF THE BENCHMARKS CAN BE FOUND IN THESE PLANS. 2. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, DRAINAGE EASMENTS, AND DETENTION PONDS. OTHER CLEARING REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. 3. THE ENGINEER SHALL PERFORM CONSTRUCTION STAKING FOR THIS PROJECT WHICH INCLUDES CENTERLINE STAKING, CURVE P.C.s AND P. T.s, AND TEMPORARY FRONT LOT CORNERS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAINING STAKING THROUGHOUT CONSTRUCTION. RESTAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. PAYMENT FOR ROADBED PROCESSING WILL BE MADE ONLY WHERE ROADWAY IS IN A CUT SECTION WHERE UNDERCUTTING IS NOT REQUIRED. UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT DEPENDING ON FINAL GRADING AND SLOPES. ALL UNDERGROUND UTILITIES AND DRAINAGE STRUCTURES SHALL BE INSTALLED PRIOR TO CURB AND BASE CONSTRUCTION. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. SPOT ELEVATIONS SHOWN IN THE PLANS REPRESENT EDGE OF ASPHALT ELEVATIONS UNLESS NOTED OTHERWISE. THE CONTRACTOR SHALL ADJUST ALL VALVE BOX AND MANHOLE CASTINGS TO MATCH FINAL SURFACE ELEVATIONS. THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND APPROVED PRIOR TO LAYING ASPHALT. ALL CURBING SHALL BE CONSTRUCTED AS SHOWN ON THE PLANS PRIOR TO THE LA YING OF THE ASPHALT. CLEARING LIMITS AT THE ENTRANCE OF THE PROJECT WILL BE FLAGGED, THE CONTRACTOR SHALL CONTACT THE DEVELOPER PRIOR TO CLEARING THE ENTRANCE. THE CONTRACTOR SHALL HAVE COPIES OF THE FOLLOWING PUBLICATIONS FOR REFERENCE. STATE 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' 2-3/8" ROUND POSTS (GALVENIZED) STREET NAME SIGN -9" EXTRUDED BLADE, HIGH INTENSITY, W/6" CAPITAL LETTERS & 5" LOWERCASE ON GREEN BACKGROUND 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. 17. CONTRACTOR SHALL CONTACT BALDWIN COUNTY HIGHWAY DEPARTMENT FOR BENCHMARK INSPECTIONS. NO RED SOIL/CLAY WITHIN 100' OF WETLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE. UTILITIES 1. THE LOCATION OF THE UTILITIES SHOWN IN THESE PLANS ARE APPROXIMATE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION 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 WATER SEWER TELEPHONE GAS -RIVIERA UTILITIES -CITY OF FAIRHOPE -SEPTIC -AT&T -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. UTILITIES SHALL BE A MINIMUM OF 30" UNDER SHOULDER, 36" UNER BOTTOM OF DITCH, AND 48" UNDER ROAD. EROSION AND SEDIMENT CONTROL NOTES 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 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 2" TOPSOIL, SEEDING, FERTILIZING, 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 SHALL BE USED AT LOCATIONS OF SHALLOW CONCENTRATED FLOW TO TRAP SEDIMENT. THE INLETS TO ALL DRAINAGE STRUCTURES SHOULD BE PROTECTED BY HAY BALES STAKED IN ACCORDANCE WITH THE ATTACHED DETAIL. 7. 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. THE CONTRACTOR SHALL PROVIDE A FINAL AS-BUILT COORDINATE TEXT FILE BASED ON CONTROL POINTS PROVIDED BY PREBLE-RISH, LLC. THE FILE SHALL INCLUDE THE FOLLOWING INFORMATION: STATE PLANE COORDINATES OF ALL SURFACE STRUCTURES RELATING TO STORM DRAINAGE, WATER & SANITARY SEWER SYSTEMS. TOP /THROAT /RIM ELEVATIONS OF ALL STORM DRAINAGE & SANITARY SEWER STRUCTURES. INVERT ELEVATIONS OF ALL STORM DRAINAGE STRUCTURES & PIPES & SANITARY SEWER STRUCTURES & PIPES. IDawbany· SEAL SCALE -25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 ~ zw ~w w 0:: >I w I-I ~ 1-Q ~~ en en Ww ~en I-<( Cf) :r: w a.. w :r: I-NO. DESCRIPTION REVISIONS DRAWN BY DATE JMB APPROVED BY JMB -CHECKED BY JMB DATE FEBRUARY 2021 TITLE NOTES PROJECT NO. 50131350 81 SHEETNO.
xLALABAMALALABAMAE D C B A 2 3 4 5 i i ~i---------------------S-EE-□-.-FER-TIU-ZE------~=-~----------::,.--0==•-=p:-:-,:-::VE=o-=s:::H-:;OU::-L:::Drn=-------------------+--------------------,-,-,_--,o~--P,-VE-D-SH_OL_L_D_ER-------=-=-------------------------------a~ ~ 0 1/2• FT./FT. 0 1/4• FT./TT. ~ EXISTING 1---~2cc·-.e.0·~+--+--------'-=------------l-------------=-"------------i----i---'-2·-=-"-o·_~ cc·--------':·}""""----------4 cc CC• " " ""'~ ·;;~~-~-I::~==.:::=:::i::::~:;;;;;;.;~;.;i,i~~@i~t:ii@i~®.i;.;;;;;;;:;;;;;;;;;;;~;:;:~===-==---.l ___ ·:; . ___ :.i ., SMOOTH & EVEN JOINT SAWCUT WHERE NECESSARY (SUBSIDARY OBLIGATION OF WEARING SURF ACE LAYER) EXISTING ASPHALT + + + + + + + + + + + + + + + + +. + + + + ~ + + .. + + + EXISTING BASE BUTT JOINT DETAIL TYPICAL ROADWAY SECTION EDGE OF PAVEMENT ROADWAY STRUCTURE DESCRIPTION 1. 424-A SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 3/4" MAX AGGREGATE SIZE MIX, ESAL RANGE B (220 LB/SY) 2. 401-A BITUMINOUS TREATMENT TYPE "A" (0.25 GAL/SY) 3. 301-A SAND/CLAY BASE MATERIAL 4" THICK, UPPER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A".• 4. 301-A SAND/CLAY BASE MATERIAL 4" THICK, LOWER COURSE, SECTION 821 GRANULAR SOIL MATERIAL, TYPE "A", 100% COMPACTION AASHTO T-180, METHOD "A".• 5. 18" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 6. STRIP EXISTING TOPSOIL, THICKNESS VARIES 7. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS 8. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY THE GEOTECHNICAL ENGINEER). SEE DETAIL. '301-B CRUSHED AGGREGATE BASE COURSE (LIMESTONE) TYPE "B" MINIMUM 6 INCH COMPACTED THICKNESS, (IF USED DELETE 401-A TREATMENT) MAY BE USED IN PLACE OF THE TWO LAYERS OF SAND/CLAY BASE MATERIAL. IDawbany· SEAL SCALE NO. REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE TITLE PROJECT NO. SHEETNO. 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 DESCRIPTION DATE JMB JMB JMB FEBRUARY 2021 TYPICAL DETAILS 50131350 82
CERTIFICATE OF NOTARY PUBLIC: STATE OF ALABAMA COUNTY OF BALDWIN I, __ ~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBY CERTIFYTHAT~===c-'.WHOSENAMEAS ___ OFTHE VERANDAS LLC.AS OWNER OF THE LANDS PLATTED HEREON !$SIGNED TO THE FOREGOING INSTRUMENT. AND WfiO IS KNOWN TO ME, ACICNOWLEDGED BEFORE ME ON THIS DAY THAT. e.EING INFORMED OF THE CONTENT OF THE INSTRUMENT. AND AS SUCH LEASEHOLD OWNER AND WITH FULL ALJTfiORITY, EXECLJTED THE SAME VOLLJNTARLY GIVEN UNDER MY HAND AND OFFICIAL SEAL THE o, _____ _ CERTIFICATE OF LEASEHOLD OWNERSHIP WE, THE UNDERSIGNED, THE VERANDAS LLC, AS PROPRIETOR(S), HAVE CAUSED THE LAND EMBRACED IN THE WITHIN PLAT TO BE SURVEYED, LAID OUT AND PLATTED TO BE l:NOWN AS THE RESIJDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE SUBDIVISION, BALDWIN COUNTY, ALABAMA AND THAT THE STREETS AND EASEMENTS, AS SOOWN ON SAID PLAT, ARE HEREBY DEDICATED TO THE USE OF THE PUBLIC. DATEDTHIS_DAYOF __ ~20-CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER THE UNDERSIGNED, AS COUNTY ENGINEER OF BALDWIN COUNTY, ALABAMA, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF DATEDTHIS_DAYOF ___ ~20_. CERTIFICATE OF NOTARY PUBLIC: STATE OF ALABAMA COLJNTY OF BALDWIN I, ___ ~ NOTARY PUBLIC IN AND FOR SAID COUNTY, IN SAID STATE, HEREBY CERTIFY '""~~-~~ASPRESIDENT,AND_~~~~~ASSECRETARY,OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO ARE KNOWN TO ME, ACrnOWLEDGED BEFORE ME ON THIS DAYTHAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND IN THEIR CAPACITY AS SI.JO-j OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY. o, ______ _ CERTIFICATE OF OWNERSHIP WE, FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, HEREBY STATE THAT WE ARE THE OWNERS OF THE LANDS DESCRIBED HEREON AND DO HEREBY DEDICATE ALL ROADS, STREETS, ALLITWAYS AND EASEMENTS SHOWN ON THIS PLAT TO THE PUBLIC. Wo ___ AND ___ ~ WHOSE NAMES AS PRESIDENT AND SECRETARY HAYE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACICNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITI_E HEREON INDICATED. DATED THIS THE DAY OF ___ _ FAIROOPE SINGLE TAX CORPOl<ATION, AN ALABAMA CORPORATION BYl~rn=,~sec=e=R=Ae=,--------CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAMES ).S DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA, THIS DAY OF~ :20_. CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES:{ELECTRIC) THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTUTIES HEREBY APPROVES THE WIH-IIN PLAT FOR THE RECORDING OF SAMEINTHEPROBATEOFFICEOFBALDWINCOUNTY,ALABAMA,THIS_DAYOF ___ ,o_ CERTIFICATE OF APPROVAL BY AT&T:{TELEPHONE) THE UNDERSIGNED, AS AUTHORIZED BY AT&T HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THEPROBATEOFFICEOFBALDWINCOIJNTY,ALABAMA,THIS_DAYOF ___ ,o_ CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA AND IS APPROVED BY SUCH COMMISSION. CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES {WATER): THE UNDERSIGNED, AS AUTHORIZED BY THE CITY OF FAIRHOPE UTLITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS_ DAY OF __ _ 20_. CERTIFICATE OF APPROVAL BY BALDWIN COUNTY HEALTH DEPARTMENT: THE LOT(S) ON THIS PLAT ARE SUBJECT TO APPROVAL OR DELETION BY THE BALDWIN COUNTY LHD. NO REPRESENTATION IS MADE THAT ANY LOT ON THIS PLAT WILL ACCOMMODATE AN ONSITE SEWAGE SYSTEM (OSS). THE APPROPRIATENESS OF A LOT FOR WASTEWATER {SEWAGE] TREATMENT AND DISPOSAL SHALL BE DETERMINED WHEN AN APPLICATION IS SUBMITTED. N' PERMITTED, THE LOT APPROVAL MAY CONTAIN CERTAIN CONDITIONS WHICH RESTRICT THE USE OF THE LOT OR OBLIGATE OWNERS TO SPECIAL MAINTENANCE AND REPORTING REQUIREMENTS, AND THESE ARE ON FILE WITH THE SAID HEALTH DEPARTMENT AND ARE MADE A PART OF THIS PLAT AS IF SET OUT HERE ON, SIGNEDTHISTHE_DAYOF __ ~20~ FLOOD CERTIFICATE: THIS PROPERTY LIES WITHIN ZONE")(" (UNSHADED) AS SCALED FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAP OF BALDWIN COUNTY, ALABAMA, MAP NUMBER 01003C0661M, COMMUNITY NUMBER 0150'.X), PANEL NUMBER 0661, SUFFIX M, MAP REVISED DATE APRIL 19, 2019 AND MAP NUMBER 01003C0662M,COMMUl'ITY NUMBEROISCXXJ, PANEL NUMBER 0662,SUFFIX M, MAP REVISED DATE APRIL 19,2019. GENERAL NOTES: 1. THERE IS DEDICATED HEREWITH A 15 FOOT UTILITY EASEMENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHTS-OF-WAY AND A 15 FOOT UTLITY EASEMENT ON ALL SIDE AND REAR LOT LINES {7.5 FOOT EACH SIDE IF SHARED) UNLESS OTI-ERWISE NOTED. 2. THERE IS A JO' SETBACK FROM WETLANDS WITHIN WHICH THERE ISA5' NATURAL BUFFER ALONG THE UPLAND SIDE OF THE WETLAND LINE. 3. THE ONLY ALLOWED USES OF THE WETLAND BUFFER SHALL BE PER THE CITY OF FAIRHOPE SUaDIVISION REGULATIONS ARTICLE Y SECTION F -'I. STREAM B 4. THE REQUIRED PERMANENT BUFFER SIGNAGE SHALL BE INSTALLED PRIOR TO ISSUANCE OF A BUILDING PERMIT. 5. A 5 FOOT SIDEWALIC WU BE INSTALLED WITHIN COMMON AREAS 1 AND 2 ALONG HIGHWAY 104. 6. ALL MINIMUM FINISHED FLOOR ELEVATIONS SHALL BE 15 INCHES ABOVE THE EXISTING HIGHEST GRADE WITHIN THE &JLDING FOOTPRINT. 7. GRINDER PUMPS ARE NOT PERMITTED IN THIS DEVELOPMENT. 8. A WATERCOURSE EASEMENT EXISTS ACROSS ALL WETLANDS. 9. LOTS 1, 11, AND 12 SHALL ONLY HAVE ACCESS TO INTERNAL ROADS 10. THE TEMPORARY TURNAROUND, AS RECORDED IN THE ESTATES AT THE VERANDAS PHASE ONE, SLIDE_. PROBATE RECORDS. BALDWIN COUNTY. ALABAMA, SHALL BE EXTINGUISHED WITH THE RECORDING OF PHASE TWO. THE 50 FOOT RIGHT-OF-WAY EASEMENT, AS RECORDED IN THE ESTATES AT THE VERANDAS PHASE ONE, SLIDE_. PROBATE RECORDS, BALDWIN COUNTY, ALABAMA, SHALL BE EXTINGUISHED WITH STREET ACCEPTANCE BY BALDWIN COUNTY 0 SURVEYOR'S NOTES: ALL MEASUREMENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARDS. THERE MAY BE RECORDED OR UNRECORDED DEEDS. EASEMENTS. RIGHT-DF-WAYS, DR OTHER INSTRUMENTS WHICH COULD AFFECT HE BOUNDARIES OF SAO PROPERTIES. THERE WAS NO ATTEMPT TO DETERMINE THE EXISTENCE, LOCATION. OR EXTENT OF ANY SlJB-SURFACE FEATURES. THE LINES REPRESENTING THE CENTERUNE AND RIGHTS-OF-WAY OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATk)N IS ALSO SHOWN. S. BASIS OF BEARINGS FOR THIS SURVEY IS THE SOUTH RIGHT-OF-WAY OF ALABAMA HIGHWAY 10-'IAS BBNG N89"57'32"W -S89"57'32''E, BEARINGS ARE STATE PLANE GRID COORDINATES ALABAMA WEST ZONE [NAD1983) ALL GPS OBSERVATIONS WERETAICEN USING REAL TIMEICINEMATIC GPS, VERTICAL DATUM SHOWN HEREON IS RELATED TO NAYD 1988. SURVEY WAS CONDUCTED FROM SEPTEMBER 3RD TO 11TH. 2020 AND RECORDED IN ELECTRONIC FILES. SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY OF BALDWIN WE, DEWBERRY, A FIRM OF LICENSED ENGINEERS AND LAND SURVEYORS OF DAPHNE, ALABAW... HEREBY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF THE FOLLOWING DESCRIBED PROPERTY SITUATED IN BALDWIN COUNTY, ALABAMA, TO-WIT: LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE, AS SHOWN BY M-t.P OR PLATTHEREOF, RECORDED AT SLIDE -~ PROBATE RECORDS. BALDWIN COUNTY, ALABAMA. I HEREBY CERTIFY 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 Vicinity Map 1 Inch = 1 Mile OF MY ICNOWLEDGE, INFORMATION, AND BELIEF. VICTOR L. GERMAIN AL. P.L.S. No. 38473 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL ENGINEER/SURVEYOR: DEWBERRY 25553 FRIENDSHIP ROAD, DAPHNE, ALABAMA 36526 VICTOI< L, GERMAIN, PLS LIC. NO. 38-473 JUSTINM.BRITT,PELIC.N0.389--13 OWNER: ;~tF~~:ii~~~ET:~ CORP. (OWNER) FAIRHOPE,AL36532 PPIN64685 PARCELN0.05-46-01-11-0-000-001.503 LEGEND: LEASEHOLDER THE VERANDAS LLC (LEASEHOLDER) 1507CAPTAIN O'NEAL DRIVE DAPHNE. ALABAMA 36526 CMF r CRF ALDOT CONCRETE MONUMENT FOUND CAPPED IRON PIN FOUND ALABAMA DEPARTMENT OF TRANSPORTATION BSL = BUILDING SETBACK LINE DE -DEWBERRY ENGINEERS (5/8 CRF CA-l l 09-lS) EDS ENGINEERING DEVELOPMENT SERVICES HWY -HIGHWAY INS •INSTRUMENT PG -PAGE POT -POINT OF TANGENT RP • REAL PROPERTY BOOK R/W -l<IGHT-OF-WAY BS L BUILDING SETBACK LINE □ -PHASE ONE COMMON AREA (NOT INCLUDED IN PHASES 2 OR 3) SITE DATA: ZONING UNZONED {BALDWIN CO PLANNING DISTRICT 14) CITY OF FAIRHOPE EXTRA-TERRITORIAL JURISDICTION TOTAL ACREAGE 88 87 ACRES SMALLEST LOT 3 00 ACRES NUMBER OF LOTS 25 LARGEST LOT 5 94 ACRES (LOT 37) SITE DENSITY O 28 UNITS/AC LIN FT OF STREETS 2013 (PUBLIC) PROPOSED USE RESIDENTIAL REQUIRED SETBACKS FRONT lOOFEET REAR SOFEET SIDE 25FEET UTILITIES WATER SERVICE CITY OF FAIRHOPE SEWER SERVICE SEPTIC ELECTRIC SERVICE RIVIERA UTILITIES TELEPHONE SERVICE AT&T CURVE DATA: LINE DATA: THE ESTATES AT THE VERANDAS, PHASE 2 (A RESUBDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE 1) FEBRUARY 23, 2021 -SHEET 1 OF 1 PRELIMINARY PLAT -NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVISION DESIGN CKH DRAWN CKH CHKD. MAC ENG JMB SURVEYOR VLG PROJ MGR JMB 200 400 600 ----U Dewberry· SCALE 1"=150' PROJ. N0.50131350 ----25353 Friendship Road Daphne, AL 36526 251.990.9950 fax251.990-9910 FILEPRELIM PH 2AND3 SHEET 1 of 2
CERTIFICATE OF NOTARY PUBLIC: STATE OF ALABAMA COUNTY OF BALDWIN CERTIFICATE OF NOTARY PUBLIC: '•--~NOTARYPUBLICINANDFORSAOCOUNTY,INSAIDSTATE,HEREBY CERTIFYTHAT,~~~~=WHOSENAMEAS OF THE VERANDAS LLC, AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO IS KNOWN TO ME. ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND AS SUCH LEASEHOLD OWNER AND WITH FULL AUTHORITY. EXECUTED THE SAME VOLUNTARILY. g~EN UNDER MY HAND AND OFFK:IALSEAL THE_DAY CERTIFICATE OF LEASEHOLD OWNERSHIP WE, THE UNDERSIGNED, THE VERANDAS LLC. AS PROPRIETOR(S), HAVE CAUSED TI-,E LAND EMBRACED IN THE WITHIN PLAT TO BE SURVEYED, LAID OUT AND PLATTED TO BE KNOWN AS THE ESTATES AT THE VERANDAS PHASE 3, A RESUDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE SIJBDIVISION, BALDWIN COUNTY, ALABA/>AA, AND THAT THE STREETS AND EASEM.ENTS, AS SHOWN ON SAID PLAT, ARE HEREBY DEDICATED TO THE USE OF THE PUBLIC. DATEDTHIS_DAYOF ___ 20_. CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAMES AS DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING Of SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA. THIS DAY OF~ 20_. CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES:{ELECTRIC) THE UNDERSIGNED, AS AUTHORIZED BY RIVERA UTUTIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY ALABAMA, THIS_DAY OF ___ 20_ STATE OF ALABAMA COUNTY OF BALDWIN ,. ____ , NOTARY PUaLIC IN AND FOR SAID COUNTY, IN SAU STATE, HEREBY CERTIFY THAT _____ ASPRESIDENT,AND•-----~ASSECRETARY,OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, AS OWNER OF THE LANDS F'LATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO ARE KNOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND IN TI--IEIR CAPACITY AS SUCH OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY. O,e ______ _ CERTIFICATE OF OWNERSHIP WE, FAIRHOPE SINGLE TAX CORPORATION, AN ALABA/>AA CORPORATION, HEREBY STATE THAT WE ARE THE OWNERS OF THE LANDS DESCRIBED HEREON AND DO HEREBY DEDICATE ALL ROADS, STREETS, ALLEYWAYS AND EASEMENTS SHOWN ON THIS PLAT TO THE PUBLIC We, ___ A<D ____ WHOSENAMESASPRESOENTANDSECRETARYHAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVDED AS INDICATED HEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACr:;NOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED. DAYOF ___ _ FAIRHOPE SINGLE TAX CORPORATION. AN ALABAMA CORPORATION "~· -----------ASITS:PRESIDENT a,~·-----------ASITS:SECRETARY CERTIFICATE OF APPROVAL BYTHE E-911 ADDRESSING: THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAMES AS DEPICTED ON THE WITHIN PLAT AND HEREl>Y APPROVES n-lE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA. THIS DAY OF~ 20_. CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES:{ELECTRIC) THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTLITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABNM, THIS_DAY OF ___ 20_. CERTIFICATE OF APPROVAL BY AT&T:{TELEPHONE) THE UNDERSIGNED, AS AUTHORIZED BY AT&.T HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNT'!", ALABAMA, THIS_DAYOF ___ 20_, CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HAS BEEN SU~ITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE. ALABAMA. AND IS APPROVED BY SUCH COMMISSION. THE CITY OF FAIRHOPE PLANNING COMMISSION CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES {WATER): THE UNDERSIGNED, AS AUTHORIZED BY THE CITY OF F~RHOPE UTLITlES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS_ DAY OF--~ 20_ CERTIFICATE OF APPROVAL BY BALDWIN COUNTY HEALTH DEPARTMENT: THE LOT(S) ON THIS PLAT ARE SUBJECT TO APPROVAL OR DELETION BY THE BALDWIN COUNTY LHD. NO REPRESENTATION IS MADE THAT ANY LOT ON THIS PLAT WILL ACCOMMODATE AN ONSITE SEWAGE SYSTEM (OSS). THE APPROPRIATENESS OF A LOT FOR WASTEWATER {SEWAGE] TREATMENT AND DISPOSAL SHALL BE DETERMINED WHEN AN APPLICATION IS SUBMITTED. N' PERMITTED, THE LOT APPROVAL MAY CONTAIN CERTAIN CONDITIONS WHICH RESTRICT THE USE OF THE LOT OR OBLIGATE OWNERS TO SPECIAL MAINTENANCE AND REPORTING REQUIREMENTS, AND THESE ARE ON FILE WITH THE SAID HEALTH DEPARTMENT AND ARE MADE A PART OF THIS PLAT AS IF SET OUT HERE °'· SIGNEDTHISTHE_DAYOF __ ~20-FLOOD CERTIFICATE: THIS PROPERTY LIES WITHIN ZONE "X" (UNSHADED) AS SCALED FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAP OF BALDWIN COUNTY, ALABNM, MAP NUMBER 01003C0661M, COMMUNITY NUMBER 0150'.X), PANEL NUMBER 0661, SUFFIX M. MAP REVISED DATE APRIL 19, 2019 AND MAP NUMBER 01003C0662M,COMMUl'ITY NUMBER015!XX), PANEL NUMBER 0662,SUFFIX M, MAP REVISED DATE APRIL 19,2019. GENERAL NOTES: 1. THERE IS DEDICATED HEREWITH A 15 FOOT UTILITY EASEM.ENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHTS-Of-WAY AND A 15 FOOT UTLITY EASEMENT ON ALL SIDE AND REAR LOT LINES {7.5 FOOT EACH SIDE If SHARED) UNLESS OHERWISE NOTED. 2. THERE IS A JO' SETBACK FROM WETLANDS WIHN WHICH THERE ISAS' NATURAL BUFFER ALONG THE UPLAND SIDE OFTHEWETI..ANDLINE. 3. THE ONLY ALLOWED USES OF THE WETLAND BUFFER SHALL BE PER THE CITY OF FAIRHOPE SUaDIVISION REGULATIONS ARTICLE V SECTION F -'I. STREAM B 4. THE REQUIRED PERMANENT BUFFER SIGNAGE SHALL BE INSTALLED PRIOR TO ISSUANCE OF A BUILDING PERMIT. 5. A 5 FOOT SIDEWALr:; WU BE INSTALLED WITHIN COMMON AREAS 1 AND 2 ALONG HIGHWAY 104. 6. ALL MINIMUM FINISHED FLOOR ELEVATIONS SHALL BE 15 INCHES ABOVE THE EXISTING HIGHEST GRADE WITHIN THE &JI.DING FOOTPRINT. 7. GRINDER PUMPS ARE NOT PERMITTED IN THIS DEVELOPMENT. 8. A WATERCOURSE EASEMENT EXISTS ACROSS ALL WETLANDS. 9. LOTS 1, 1 LAND 12SHALLONLY HAVE ACCESS TO INTERNAL ROADS 10. THE TEMPORARY TURNAROUND, AS RECORDED IN THE ESTATES AT THE VERANDAS PHASE ONE. SLIDE_. PROBATE RECORDS. BALDWIN COUNT'!". ALABAMA, SHALL BE EXTINGUISHED WITH THE RECORDING OF PHASE TWO. THE 50 FOOT RIGHT-OF-WAY EASEMENT, AS RECORDED IN THE ESTATES AT THE VERANDAS PHASE ONE, SLIDE_. PROBATE RECORDS, BALDWIN COUNT'!", ALABAMA, SHALL BE EXTINGUISHED WITH STREET ACCEPTANCE BY BALDWIN COUNTY 0 SURVEYOR'S NOTES: ALL MEASUREM.ENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARDS. THERE MAY BE RECORDED OR UNRECORDED DEEDS. EASEMENTS. RIGHT-OF-WAYS, OR OTHER INSTRUMENTS WHICH COULD AFFECT HE BOUNDARIES OF SAO PROPERTIES. THERE WAS NO ATTEMPT TO DETERMINE THE EXISTENCE, LOCATION, OR EXTENT OF ANY SIJB-SURFACE FEATURES. THE LINES REPRESENTING THE CENTERUNE AND RIGHTS-OF-WAY OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN. 5. BASIS OF BEARINGS FOR THIS SURVEY IS THE SOUTH RIGHT-OF-WAY OF ALABAMA HIGHWAY 10-'IAS BBNG N89"57'32"W -S89"57'32''E. BEARINGS ARE STATE PLANE GRID COORDINATES ALABAMA WEST ZONE (NAD1983) ALL GPS OBSERVATIONS WERETAr:;EN USING REAL TIMEr:;it>IEM.ATIC GPS. VERTICAL DATUM SHOWN HEREON IS RELATED TO NAVD 1988. SURVEY WAS CONDUCTED FROM SEPTEMBER 3RD TO 11TH. 2020 AND RECORDED IN ELECTRONIC FILES. SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY OF BALDWIN WE, DEWBERRY, A FIRM OF LICENSED ENGINEERS AND LAND SURVEYORS OF DAPHNE, ALABAMA. HEREBY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF THE FOLLOWING DESCRIBED PROPERTY SITUATED IN BALDWIN COUNTY, ALABAMA, TO-WIT: LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE, AS SHOWN BY MAP OR PLATTHEREOF, RECORDED AT SLIDE __ PROBATE RECORDS. BALDWIN COUNTY, ALABAMA. I HEREBY CERTIFY 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 r:;NOWLEDGE, INFORMATION, AND BELIEF. DEWBERRY VICTOR L. GERMAIN AL. P.L.S. No. 38473 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL ENGINEER/SURVEYOR: DEWBERRY 25553 FRIENDSHIP ROAD, DAPHNE. ALABAMA 36526 VICTOR L. GERMAIN, PLS LIC. NO. 38-473 JUSTINM.BRITT,PELIC.N0.389--13 OWNER: FAIRHOPE SINGLE TAX CORP (OWNER) 336FAIRHOPEAVENUE FAIRHOPE AL36532 PPIN64685 PARCEL NO 05-46-01 11-Q-00().001503 LEGEND: LEASEHOLDER THE VERANDAS LLC (LEASEHOLDER) 1507CAPTAIN ONEAL DRIVE DAPHNE ALABAMA 36526 CMF r CRF CONCRETE MONUMENT FOUND CAPPED IRON PIN FOUND ALDOT ALABAMA DEPARTMENT OF TRANSPORTATION BSL = BUILDING SETBACK LINE DE -DEWBERRY ENGINEERS (5/8 CRF CA-l l 09-lS) EDS ENGINEERING DEVELOPMENT SERVICES HWY -HIGHWAY INS •INSTRUMENT PG -PAGE POT -POINT OF TANGENT RP • REAL PROPERTY BOOK R/W -RIGHT-OF-WAY BS L BUILDING SETBACK LINE -PHASE ONE COMMON AREA □ (NOT INCLUDED IN PHASES 2 OR 3) SITE DATA zo~~ ~~zz_~RE~,~~~~~ i~Rl;;~~~~~::r~~4J TOTALACREAGE3SOOACRES SMALLEST LOT 300ACRES NUMBEROFLOTS 10 LARGESTLOT436ACRESILOT19) ii;~~~~'6"~2~=~~~L LIN FT OFSlREETS 1991 (PUBLIC) REQUIRED SETBACKS FRONT lOOFEET REARSOFEET U111.ITIES WATER SERVICE CITY OF FAIRHOPE SEWERSERVK:E SEPTK: ELECTRICSERVICE RIVIERA UTILITIES CURVE DATA: LINE DATA: Vicinity Map l Inch = l Mile THE ESTATES AT THE VERANDAS, PHASE 3 (A RESUBDIYISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE 1) FEBRUARY 23, 2021 -SHEET 1 OF 1 PRELIMINARY PLAT -NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVISION DESIGN CKH DRAWN CKH CHKD. MAC ENG JMB SURVEYOR VLG PROJ MGR JMB 200 400 600 ----U Dewberry· SCALE 1"=150' PROJ. N0.50131350 ----25353 Friendship Road Daphne, AL 36526 151.990.9950 fax251.990-9910 FILEPRELIM PH 2AND3 SHEET 1 of 2
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DGALLERY BLVDGALLERY BLVDGALLERY BLVDGALLERY BLVDLUCCA AVE x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x31 32 33 34 35 37 38 39 40 41 42 43 44 48 49 15 17 18 19 20 24 25 26 28 29 30 21AREA 2COMMON45 6 8590
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x xREMOVE TEMPORARY TURNAROUNDINSTALLED WITH PHASE 1INSTALL CONSTRUCTION ENTRANCEW/ PHASE 2 CONSTRUCTION30' WETLAND BUFFERWETLAND LINEAREA TO BE FILLEDAREA TO BE FILLEDINSTALL 80 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 60 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 60 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 110 TONS CLASS IIRIPRAP W/ FILTER FABRICPOND INSTALLED WITH PHASE 1INSTALLED WITH PHASE 1CONSTRUCTION x x x x x x x x x x x x x x x x x x x x xWETLAND LINEPHASE LINE30' WETLAND BUFFER x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x
x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x xINSTALL CONSTRUCTION ENTRANCEW/ PHASE 3 CONSTRUCTIONE D C B A TYPICAL PRACTICES AND MAINTENANCE: (TO BE INSPECTED A.ND MAINTAINED DAILY BY CONTRACTOR) 1. CONSTRUCTION EXII-INSTALL PRIOR TO LAND DISTURBING ACTIVITIES. GRADE, COMPACT AND ADD ROCK AS NEEDED TO MAINTAIN ADEQUATE GROUND CO\IER, REDUCING VEHICLE TRACKING. 2. TYPE •A• SIi T FENCE-INSTALL AS INDICATED ALONG PERIMETER OF DISTURBED AREAS. REMOVE SEDIMENT WHEN IT REACHES ½: HEIGHT OF FENCE. REPAIR OR REPLACE DAMAGED AREAS IMMEDIATELY TO MAINTAIN ADEQUATE RETENTION OF SEDIMENT AND PROTECTION OF SENSITIVE AREAS. 3. INLET PROJECTION INSTALL PRE-ROAD PROTECTION CURB INLET PROTECTION IN A TlMEL Y MANNER. REPAIR OR REPLACE DAMAGED OR SEDIMENT LADEN DEVICES. REMOVE SEDIMENT THAT SETllES NEAR INLETS IMMEDIATELY. -4. BfMQ\f' SfQIMENJ THAT LEAVES DISTURBED AREAS IMMEDIATELY TO PREVENT OR REDUCE OFTSITE IMPACTS, ESPECIALLY IN ROADWAYS. 5. SEED AND MIH CH QB PEBMANfNT "fC".fTATIQN-APPLY TEMPORARY SEED AND MULCH TO AREAS LEn DISTURBED FOR LONGER THAN 10 DAYS. PLANT SEASONALLY APPROPRIATE VEGETATION. REPLANT AS NEEDED IF VEGETATION FAILS. INSTALL PERMANENT VEGETATION AS SOON AS FINAL GRADING COMPLETE. --------2 3 APDIDQNAI AMP NOIES· 1. CONTRACTOR TO INSPECT CONSTRUCTION SITE WEEKLY DURING CONSTRUCTION AND AFTER RAINFALL TO ENSURE CORRECT WORKING CONDITIONS. 2. CONTRACTOR WILL BE RESPONSIBLE FOR TAKING OUT THE ADEM STORMWATER PERMIT AND MONITORING DURING THE CONSTRUCTION PHASE. UPON COMPLETION, THE HOMEBUILDER WILL GET PERMIT AFTER NOTICE OF TERMINATION FROM ADEM HAS BEEN RECEIVED. 3. INACTIVITY Of GREATER THAN 60 DAYS WILL REQUIRE SEEDING AND MULCHING. 4. ADDITIONAL BMPS COULD BE NEEDED IN ADDITION TO THOSE SET OUT THE BMP PLAN. 4 RMP PHASING SfOl!fNCE· CONTRACTOR SHALL FOLLOW THE PHASING SEQUENCE BELOW: PHASE 1: SEDIMENT CONTROL DE\/ICE &: WETLAND BUFFER SIGN INSTALLATION (PRIOR TO AMY LANO DISTURBANCE ACTIVITY) PHASE 2: DETENTION POND INSTAU.ATION PHASE 3: LAND CLEARING (OTHER THAN FOR SEDIMENT CONTROL AND DETENTION POND) = THE CONTRACTOR SHALL ADHERE TO THE REQUIREMENTS SHO'iYN ON THE CONSTRUCTION BEST MANAGEMENT PRACTICES PLAN THAT ACCOMPANIES THE ADEM NPDES PERMIT. ALL DISTIJRBED AREAS (INCLUDING UTILITY WORK) SHALL BE PERMANENTLY STABILIZED PRIOR TO FINAL INSPECTION. SEED AND MULCH WILL NOT BE ACCEPTED. DETENTION AREAS SHALL HAVE SOLID SOD AS FINAL COVER. -------------5 LEGEND CBMPsl lcc'I CONSTRUCTION EXIT fflR ~ (2O'x5O' MINIMUM) _ ~ SILT FENCE (TYPE "A") --~ STRAW WATTLES □ DISTURBED AREA: 9.82 ACRES TOTAL 6.06 ACRES PHASE 2 3. 76 ACRES PHASE 3 IDawbany· SEAL SCALE 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 en <( 0 zw ~w w 0:: (.) <( >I -' ::!E w I--' <( :r: ~ Cl) IIJ <( ::s I-Q Cl <( l-5z w~ <( I-ffi a.. 0 en en> ::c Ww w c:: ~en ::c <( I-IL I-<( en :r: w a.. w :r: I-·-·-NO. DESCRIPTION REVISIONS DATE JMB JMB JMB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TITLE BMP PLAN PROJECT NO. 50131350 C2 SHEETNO.
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x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x10+0011+0012+0013+0014+0015+0015+2499948085909510010579818283848687888991929394969798991011021031041061078085
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107108109859095100838486878889919293949697989910110285
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104808590951001057677787981828384868788899192939496979899101102103104106107GALLERY BLVDGALLERY BLVDGALLE
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DGALLERY BLVDGALLERY BLVDGALLERY BLVDGALLERY BLVDLUCCA AVE x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x31 32 33 34 35 37 38 39 40 41 42 43 44 48 49 15 17 18 19 20 23 24 25 26 28 29 30 21AREA 2COMMON45 6 859095100 84868788899192939496979899101
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62+00 1001059899101102103104106107808590951001057677 787981 828384
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101I47 48 46 W12LALABAMALALABAMAFeet060120WETLAND LINE30' WETLAND BUFFEROUTFALL PIPE INSTALLED W/ PHASE 1EXISTING POND(INSTALLED WITH PHASE 1)TOP ELEV: 94.00100 YR H.W. 93.00BOTTOM ELEV: 88.00EXISTING FENCETO BE REMOVEDEXISTING FENCETO BE REMOVEDEND PHASE 2 PAVINGE D C B A ' \ --PHASE:1~NE \ /__.,.., {~\ \\\ '\\\ '" ',, ',, \\\l\ '' '' ' ' ' ' 2 3 4 5 ,,} ______ ,, -- --j ----.......................... _,,,.,,,.,,,.,,,.'-,,,.,,,.-',,,. [_10' HORSE TRAIL I EASEMENT -------------IDawbany· SEAL SCALE 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 en <( 0 zw ~w w 0:: () <( >I -' :::::;: w I--' ~ Cl) :r: ~ <( ::i I-Q Cl <( I-5 z ui <( I-ffi a.. 0 en en> :::c Ww w c:: ~en :r: <( I-IL I-<( en :r: w a.. w :r: I-,,,,,,11,,,,,, // .. ,c;E.iiiii{6 ... '',,,....,_ : __ *_. No.38943 \*:. ·. PROFESSIONAL j ~ :.,, ;~-f,vGIN~%'5f ,/ ',,,~~i~;~~-~t,,'' ·-·-NO. DESCRIPTION REVISIONS DATE JMB JMB JMB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TITLE OVERALL DRAINAGE PLAN PROJECT NO. 50131350 C3B SHEETNO.
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83
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W WWWWWWWWWWWWWWWWWSTRUCTURE TABLEID NO.IDETAILSINSTALL YARD INLETSTA: 43+41.91 - GALLERY BLVDTHROAT = 94.95INVERT = 91.09PIPE 12 - INV OUT = 91.09PIPE TABLEPIPE NAME1218192021SIZEINSTALL 29 LF OF 18" RCPINLET ELEV: 91.09OUTLET ELEV: 90.95INSTALL 79 LF OF 30" RCPINLET ELEV: 79.21OUTLET ELEV: 77.50INSTALL 79 LF OF 30" RCPINLET ELEV: 79.21OUTLET ELEV: 77.50INSTALL 86 LF OF 42" RCPINLET ELEV: 80.00OUTLET ELEV: 77.75INSTALL 86 LF OF 42" RCPINLET ELEV: 80.00OUTLET ELEV: 77.75LALABAMALALABAMAFeet06012019 18 17 15 16 27 28 29 30 26 25 24 23 22 2120 30' WETLAND BUFFERWETLAND LINE30' WETLAND BUFFERWETLAND LINEAREA TO BE FILLEDAREA TO BE FILLEDINSTALL 110 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 60 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 60 TONS CLASS IIRIPRAP W/ FILTER FABRICINSTALL 80 TONS CLASS IIRIPRAP W/ FILTER FABRIC30' WETLAND BUFFERWETLAND LINE30' WETLAND BUFFERWETLAND LINEPHASE THREEEND PHASE 2 PAVINGBEGIN PHASE 3 PAVINGPHASE TWODAYLIGHT DITCH W/ PHASE 2WETLAND LINE30' WETLAND BUFFERB A !/-•: \ ---\ / ------· \ \\_,---\ __________ _ 2 3 5 IDawbany· • NO. REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE TITLE 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 -• -DESCRIPTION DATE JMB JMB JMB FEBRUARY 2021 OVERALL DRAINAGE PLAN SHEETNO.
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DGALLERY BLVDGALLERY BLVDGALLERY BLVDGALLERY BLVDLUCCA AVE x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x31 32 33 34 35 37 38 39 40 41 42 43 44 48 49 15 17 18 19 20 23 24 25 26 28 29 30 21AREA 2COMMON45 6 47 36 48 46 16 27 22 WWWWWWWWWWWWWWW
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W W W W W W W W W W W W W W W SEE SHEET C4CSEE SHEET C4BLALABAMALALABAMAFeet0100200E D C B A I I I I ~---·············· I I I I I I I I I I \'----. --------------------2 I ............. I I I I I I I I I 3 -----------~~ ------------.......__ ---------------------4 5 --------------------------I I ----------------=-=---------=----= I I I, -I I I I I I I I I ' I '-■-, ---------------------····•···················· !•-?>\,, __ • ··, - - - - • - - - - - - -* ...... -•• -·-•· ii. -.. ., ......... \ ---•:A-·~----· '--.._ --------····-----····--·····--------IDawbany· SEAL SCALE 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 en <( 0 zw ~w w 0:: () <( >I -' ::ii: w I--' ;i1i Cl) :r: ~ <( ::5 I-Q Cl <( l-5z w~ <( I-ffi a.. 0 en en> ::c Ww w c:: ~en ::c <( I-IL I-<( en :r: w a.. w :r: I-·-·-NO. REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE TITLE DESCRIPTION DATE JMB JMB JMB FEBRUARY 2021 OVERALL UTILITY PLAN PROJECT NO. 50131350 C4A SHEETNO.
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DGALLERY BLVDGALLERY BLVD39 40 41 42 43 44 48 49 045 47 48 46 WWLALABAMALALABAMAFeet060120REMOVE 8" PLUG,TIE TO EXISTING 8" WATER MAINW/ PHASE 2 CONSTRUCTIONINSTALL 8" PVCWATER MAININSTALL FIRE HYDRANTASSEMBLY (TYPICAL),6" M.J. GATE VALVE, &6" M.J. PLUG TO ENDPHASE 2 CONSTRUCTIONINSTALL 8"x6" M.J. CROSS &8"x6" M.J. REDUCERINSTALL 40 LF 6" DI WATERMAIN, & 6" M.J. GATE VALVEINSTALL 40 LF 6" DI WATERMAIN, & 6" M.J. GATE VALVEINSTALL 6" PVCWATER MAININSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY (TYPICAL)INSTALL FIRE HYDRANTASSEMBLY ( TYPICAL)INSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAINWETLAND LINE30' WETLAND BUFFERINSTALL WATER SERVICE(TYPICAL)INSTALL WATER SERVICE(TYPICAL)INSTALL WATER SERVICE(TYPICAL)3534333231302928271615363738INSTALL WATER SERVICE(TYPICAL)REMOVE PLUG, &TIE TO 6" WATER MAINTO BEGIN PHASE 3 CONSTUCTIONEXISTING PONDINSTALLED W/ PHASE 1E D C B A 2 3 L10' HORSE TRAIL I -EASEMENT ,---+---T---+---r---+---r---+---,----+---.---~----,-PHASE THREE PHASE -lWO-- -r--------------[ -----------( w=-EAsEMENr I 10' HORSE TRAIL t-EASEMENT 10' HORSE lRAIL EASEMENT l-------------4 \ \ \ ------\ 5 \ . . ' . . . . < ..•.•.•. \ '·,. . . )j,": IDawbeny· SEAL SCALE 25353 FRIENDSHIP ROAD DAPHNE, AL 36526 251.990.9950 en <( 0 zw ~LU LU 0:: o <( > :r:-' :::;; I--' <( w o6 Cl.) CD :r: <( ::i 1-Q Cl <( I-:s: z uf <( I-ffi Q_ 0 en en> I LUww 0::: I-en I <( <( <( I-LL. I-:r: ~ a.. LU :r: I-----NO. REVISIONS DRAWN BY APPROVED BY CHECKED BY DATE TITLE DESCRIPTION DATE JMB JMB JMB FEBRUARY 2021 OVERALL UTILITY PLAN PROJECT NO. 50131350 C4B ~--------------~----------~---------------'--------------_j_ _____________ __! _________ __,~ ________________ ___:::,...._ ________ _J_S_HE_ET_N_O. ________ _
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Horse trail /Pedestrian PathHorse trail /Pedestrian PathEntrance featureand landscape tomatch existingentrance. Seephoto.5 ft concretesidewalk inside a10 ft wide CommonArea along Hwy104.5 ft wide elevatedwooden walkwayover wetlandsinside a 10 ft wideCommon Area.5ftconcretesidewalk inside a10 ft wide CommonArea along Hwy104.Red Oak or Nuttallstreet trees planted100 ft oc.Red Oak or Nuttallstreet trees planted100 ft oc.Horse trail /Pedestrian PathWetlands to be leftnaturalGreenareaissodis sod in commonareaWetlands to be leftnatural; ...J <C w 0.. 0 ~ ~ t s 0 100 200 300 ~---I 0 FST 3 CIRCLE CHURCH INC 10274 ST HWY 104 FAIRHOPE, AL 36532 PARCEL 05-46-01-11-0-000-001.525 '--•. I ~=-=,,~,le.. J 1":' -I Vicinity Map 1 Inch = 1 Mile TOTAL AREA 178.5 AC. Total Lots 49 Lots Lot Size 3.0 acre min. Common Area 5.71 AC (3.2%) Density 0.28 Units/AC SETBACKS Front lOOFT Rear 50FT Side 25 FT V) ~ '"'O § ~ ~ § -~ (l.) .~a ~ -~8 ""O ("\I ,.Q ~ :::s Ir) ~ v:i ("\I ~ (I}""-' b-()(:1_) C'd :::s V) ~ bJJ ·~ :::s B >~ ~ ~ V) ~ (l.) ~ @ Dewberry· 25353FriendshipRoad Daphne,AL36526
Horse trail/pedestrian pathGreen area is sodin common areaRed Oak or Nuttallstreet trees planted100 ft oc.Wetlands to be leftnaturalHorse trail &pedestrian pathGreen area is sod.Blue is potentialdetention area.IrisRed Oak or Nuttallstreet trees planted100 ft oc.I I I ) I I I I ~Si I • ,; ''-r--i'!!...,.""F,. /.,,. -~ uirhQp~ •• 18 ~:hurd1 -) J'airho:ie ~fo/ -:. ~u: • -I ' I :li ••• 1u tt/:--r -'\ ~~~· ... Vicinity Map 1 Inch = 1 Mile TOTAL AREA Total Lots Density Common Areas Density SETBACKS Front Rear Side 178.5 AC. 49 Lots 0.27 Lots / Acre 5.71 AC (3.2%) 0.28 Units/AC lOOFT SOFT 25FT The Estates at the Verandas A Village Subdivision August 25, 2020 s 0 100 200 300 ~---@ Dewberry· 25353FriendshipRoad Daphne,AL36526
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
October6,2020
Mr.JasonEstes,P.E.
DewberryEngineers,Inc.
25353FriendshipRoad
Daphne,AL36526
RE:SummaryTurnLaneWarrantAnalysisforTheEstatesatTheVerandasinFairhope,Alabama
BACKGROUND
TheEstatesatTheVerandas(“TheEstates”)isalargeͲlotsubdivisionplannedoffAlabamaStateRoute
104(ALͲ104)inFairhope,Alabama.InOctober2016,GCTDS,LLCperformedacompletetrafficimpact
studywhichcontemplatedthedevelopmentof203singleͲfamilylotsandseveralsmallcommerciallots.
Sincethattime,the“Easternphase”ofTheVerandascontaining77singleͲfamilylotshasbeencompleted;
now,thedeveloperintendstomodifythedevelopmentplanforthe“Westernphase”from126smallͲ
sizedlotsandtwoaccesspointsalongALͲ104to49estateͲsized(3+acre)lotsandasingleaccesspoint
alongALͲ104.
DuetothetimethathaspassedandassociatedgrowthalongALͲ104inthepastseveralyears,theAlabama
DepartmentofTransportation(ALDOT)hasrequestedaturnlaneanalysistodetermineifanyturnlanes
arewarrantedattheaccesspointalongALͲ104.
PROPOSEDDEVELOPMENT
TheEstatesincludes49singleͲfamilylotswithasingleaccesspointalongALͲ104,andnoprovisionfor
futureconnectivitytothe“Easternphase”ofTheVerandasoranyotherexternalaccessroad.The
conceptualsiteplanforTheEstatescanbefoundintheAppendix.
EXISTINGTRAFFICCOUNTSANDPATTERNS
TwentyͲfourhourtrafficcountdataforspeed,volume,andclassificationwascollectedattheproposed
accesspointalongALͲ104byQualityCounts,LLConSeptember30ͲOctober1,2020todetermineexisting
trafficpatternswithintheimmediatearea.
ExistingtrafficcountscanbefoundintheAppendix.Baseduponthecountsobtained,theA.M.peakhour
occursfrom7:00–8:00A.M.andtheP.M.peakhouroccursfrom4:45–5:45P.M.Itshouldbenotedthat
theactualP.M.peakhourinthe3:15–4:15P.M.hour,whichcorrespondstothetimethatSt.Michael
CatholicHighSchoolisreleased.However,forthepurposeoftotalpeakhoursalongALͲ104,thetimes
mentionedabovearereflectiveofnormaldayͲtoͲdaypatterns.Itwasalsodeterminedthatthe85th
percentilespeedduringthecountinboththeeastboundandwestbounddirectionsis54mph.By
comparison,speedsaredownfrom2016butitshouldbenotedthattrafficalongALͲ104hasincreasedby
over22%since2016.
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
PROJECTEDTRAFFICPATTERNSANDVOLUMES
UsingTripGen2014,whichcalculatesestimatedtripsbasedupontheTripGenerationManual,9thEdition,
publishedbytheInstituteofTransportationEngineers,estimatedtripsforTheEstatesweregenerated
usinglanduse210:SingleͲFamilyDetachedHousing,asthisisthelandusethatmostcloselyresembles
thetypeofdevelopmentproposedatTheEstates.ThetripgenerationresultsareshownintheAppendix.
ItwasalsoassumedthatbuildoutofTheEstateswilltaketwoyears.ExistingtrafficcountsalongALͲ104
wereprojectedforwardatagrowthrateof5%peryearfortheprojectedanalysis,baseduponthegrowth
experiencedfrom2016to2020.
Usingtheassumptionsabove,itisestimatedthatTheEstateswilladdatotalof37and49totaltripsto
ALͲ104,withanestimated9A.M.enteringpeakhourtripsand31P.M.peakhourenteringtrips.Using
assumptionsfromTheVerandasTIS,itwasassumedthattheenteringandexitingsplitswouldbethesame
asthoseforPhaseOneofTheVerandas,asfollows:
x IntheA.M.peakhour,63%ofenteringtrafficoriginatesfromthewest,while37%originatesfrom
theeast.
x IntheP.M.peakhour,58%ofenteringtrafficoriginatesfromthewestwhile42%originatesfrom
theeast.
ApplyingthesesplitpercentagestotheestimatednumberofnewenteringtripsgeneratedbyTheEstates,
atotalof6A.M.and18P.M.enteringtripswouldbefromtheeastbounddirection,whileatotalof3A.M.
and13P.M.enteringtripswouldbefromthewestbounddirection.ThesevalueswereaddedtothetwoͲ
yearfutureprojectedALͲ104trafficforthefuturewarrantanalysis.Baseduponturnlaneanalysisusing
proceduresoutlinedintheNationalCooperativeHighwayResearchProgram’s(NCHRP)Report457:
EvaluatingIntersectionImprovements:AnEngineeringStudyGuide,itwasdeterminedthataleftturnlane
isnotwarrantedineitherofthefuturepeakhourconditions,butarightturnlaneiswarrantedintheP.M.
peakhour.ItisnotedthatthewarrantanalysisindicatestheneedfortherightturnlaneintheP.M.peak
hourisone(1)vehicleabovethewarrantingthreshold.Further,itisnotedthatthetotalnumberofright
turnsintheP.M.peakhouris18,whichislessthanthethresholdof20forrequiringarightturnlane
pursuanttoAppendixDoftheALDOTAccessManagementManual.Thewarrantanalysisworksheetscan
befoundintheAppendix.
CONCLUSIONS/SUMMARY
Basedontheforegoingnarrativeandanalyses,awestboundleftturnlaneisnotwarrantedineitherof
theanalysisscenarios,whileaneastboundrightturnlaneiswarrantedintheP.M.peakhour.Again,itis
notedthattheexpectedP.M.peakhourvolumeislessthan20vehiclesperhour,andtheneedforthe
warrantiscontrolledmoresobythetotalvolumeand85thpercentilespeedsalongALͲ104.Intheevent
thatthetotalnumberoflotsisreducedby10%(to45),andkeepingallotherassumptionsthesame,the
numberofexpectedrightturnswouldfallbelowtherequiredthresholdtowarrantarightturnlane.While
itisultimatelyuptothedeveloperastohowmanytotallotswillbecreated,thedeveloperindicatesthat
theconceptoftheestateͲsizedlotsistoencourageonͲpremiseskeepingoflargeanimalssuchashorses
and/orlivestock,whichmayleadtomultiplelotpurchasesforasinglefamily,ultimatelyreducingthetotal
numberofsingleͲfamilyhomesandtrafficgeneratedbythesubdivision.
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
Asecondaryfactortoconsiderwhendeterminingtheneedforanyturnlane(s)atasidestreetaccessis
availablesightdistance.ThelocationofTheEstatesaccesspointalongALͲ104isinaperfectlystraight
sectionofroadway,withminimalverticalcurvatureandstoppingsightdistancethatappearstobewellin
excessofthatrequiredfortheobservedspeedsalongtheroute.Whiletherequirementfortherightturn
laneultimatelyresideswiththepermittingagency,itisGCTDS’opinionthatthepracticalneedforthe
rightturnlaneisnotmetinthisscenario.
Shouldyouhaveanyquestionsorneedadditionalinformation,pleasefeelfreetoletmeknow.
Sincerely,
KennethNichols,P.E.
GulfCoastTrafficandDevelopmentServices,LLC
w/attachments–AppendixSummary
DRAINAGE NARATIVE AND
CALCULATIONS
The Estates at the Verandas
Phase Two & Three
FEBRUARY 23, 2021
ORIGINAL
SUBMITTED BY
Dewberry Engineers Inc.
25353 Friendship Road
Daphne, AL 36526-6278
251.929.9783
tIP Dewberry®
ENGINEER’S CERTIFICATION
I, the undersigned, a Registered Professional Engineer in the State of Alabama holding
Certificate Number 38943, hereby certify that I have reviewed the design herein which
was done under my direct control and supervision and that, to the best of my knowledge
and to the best of my belief, conforms to the requirements of the Fairhope Subdivision
regulations and to all other rules, regulations, laws, and ordinances applicable to my
design.
Justin M. Britt, P.E.
February 23, 2021
The Estates at The Verandas – Phase Two & Three
Plans which are certified consist of Page A1 thru X13, each of which bears my seal and
signature.
Drainage calculations were designed in conjunction with construction plans for The
Estates at the Verandas Phases Two and Three. Additional construction information
concerning drainage can be found in the referenced construction plans.
A property owners association (POA) is required to be formed. The POA is required to
maintain any and all storm water facilities and structures located outside of the publicly
accepted right-of-way.
1
Table of Contents
General Information ......................................................................................................................2
Drainage Design .............................................................................................................................3
Hydraulic Analysis .........................................................................................................................3
Water Quality .................................................................................................................................4
Wetland Crossing Design ..............................................................................................................7
Conclusion ......................................................................................................................................7
Appendix A .....................................................................................................................................8
Vicinity Map .........................................................................................................................
Overall Drainage Map ...........................................................................................................
Appendix B .....................................................................................................................................9
Web Soil Survey Results .......................................................................................................
Appendix C ...................................................................................................................................10
PondPack Report ....................................................................................................................
Appendix D ...................................................................................................................................11
CulvertMaster Report.............................................................................................................
Appendix E ...................................................................................................................................12
LID Standards and Definitions ..............................................................................................
General Information
I Dewberry·
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Location
The subject property is located on the south side of Highway 104 in Fairhope, east of the intersection of
Hwy 181 and west of Lawrence Road. A vicinity map has been included in Appendix A. The
development will be constructed in three phases for a total of 49 lots, with no lot smaller than 3 acres.
The project is bordered by jurisdictional wetlands to east and to the south. The property is located in the
City of Fairhope’s Extraterritorial Jurisdiction with Baldwin County. In this area Fairhope regulates the
planning and Baldwin County will accept the road and drainage infrastructure within the right of way.
Existing Conditions
The total project is comprised of approximately 175 acres. The terrain of the site is split, a small portion
falls north, under highway 104 and into a wetland draw. The eastern section of the site sheet flows to the
east and into the wetlands, the western portion of the site channels to the south through a wetland draw.
All runoff is eventually routed through the wetlands and to the Pensacola Branch. The property presently
contains pasture area and remnants of a pecan orchard.
The development largely drains to three different onsite basins, to the north, south, and east. All of which
go to the same place. The portion to the north flows under Hwy 104 through an existing 24” RCP culvert,
portions to the south and east sheet flow and channelize into the wetlands.
Runoff leaving the site to the north then flows to the east before heading back south by means of a system
of upland draws and the wetlands that split The Verandas Phases Two and Four from The Estates at the
Verandas Phase One. Runoff flowing to the south of the property will sheet flow across the undeveloped
property eventually hitting the wetlands to the south which flow back east. The wetland area within the
property drains south and east and represents an unnamed tributary to Pensacola Branch, all of which
drains into Fish River. A drainage map of the development is included in Appendix A.
Phase Two of the project will direct flow into an existing pond to be built with Phase One. The pond was
analyzed and approved with Phase One and was be re-analyzed within this report with the additions of
Phases Two and Three.
Phases Two and Three of this project will consist of 35 single family lots with associated roads, drainage
and utility infrastructure. This area is part of a village subdivision seeking approval in the City of
Fairhope. The total area to be developed in phase two is approximately 89 acres and 38 acres for phase
three.
I Dewberry·
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Drainage Design
Per the City of Fairhope Subdivision Regulations Article V. Section F.5.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: “ With the following rules applying.
(1) Calculations shall be based on The Rational Method (Q=cia) for small basins up to 100 acre.
(2) Calculations for Large Water sheds over 100 acres shall be based on Soil Conservation Service
Technical Release 20 (SCS TR-20).
Baldwin County requires the use of SCS method for the design of detention facilities and therefore the
ponds were designed using this method. A basic breakdown of the property with the pre-and post-runoff
values as indicated in the drainage calculations may be seen in Appendix B.
SCS Analysis
Pond Pack V8i was used to analyze the project with the most recently published NOAA Atlas 14 Time
Depth curves for the 2-100 year 24 hour storm events. The time depth curves are included in Appendix
B for review. The time of concentration for the proposed project was calculated within the software using
the TR-55 method in order to determine the Tc for each basin.
Hydraulic Analysis
The Estates at the Verandas will preserve numerous onsite features to promote low impact development.
Runoff from the roadways will be filtered through roadside swales, into dry ponds and released through
level spreaders across grass buffers. Runoff not entering the swale systems will be filtered through large
open areas of grass greenways and natural buffer areas. The layout of The Estates at The Verandas with
the given size of each individual lot, will help to preserve the natural infiltration ability of the site.
Phase two and three’s post-development runoff leaves the site through direct discharges to the south and
east, and to east from the proposed detention pond.
The detention pond in phase one was sized to adequately reduce the post-development runoff for all three
phases and to have the required treatment volume to comply with the storm water quality requirement
per the City of Fairhope’s subdivision regulations. The pond was designed to hold a portion of the flow
that would typically drain to south, therefore decreasing the amount of runoff sheet flowing off the
property. The results of the analysis of the pond area and the area flowing off the site for pre- and post-
are as shown in the tables below.
All post-development values are less than the pre-developed values. The full report can be found in
Appendix B.
I Dewberry·
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Pre-Development Runoff, cfs
Area 2 year 5 year 10 year 25 year 50 year 100 year
Area to East – Phase 1 33.51 53.53 74.18 108.18 138.94 174.60
Area to South – Phase 1 34.17 54.00 74.89 109.43 140.58 176.86
Area to East – Phase 2 & 3 18.83 42.39 70.37 119.94 168.39 227.12
Area to South – Phase 2 & 3 97.37 159.57 225.01 333.62 431.87 546.45
Total – Southeast Basin 183.88 309.49 444.45 671.17 879.78 1125.03
Post-Development Runoff, cfs
Area 2 year 5 year 10 year 25 year 50 year 100 year
Direct – South – Phase 1 25.51 37.09 48.57 66.76 82.76 101.01
Direct – East – Phase 1 32.35 51.11 70.34 101.75 129.82 162.32
Direct – South – Phase 2 & 3 99.88 161.10 224.89 330.07 424.79 534.92
Direct – East – Phase 2 & 3 16.16 34.12 54.52 91.21 125.94 167.72
Pond – Final 6.88 14.45 23.33 36.91 43.70 47.42
Total – Southeast Basin 180.78 297.87 421.65 626.70 807.01 1013.39
Post Developed Water Quality
The purpose of the stormwater management system for The Estates at the Verandas is to provide a
sustainable approach to managing stormwater runoff from the developed areas of the site. The
stormwater management system utilizes best management practices (BMP) and low impact development
(LID). The purposes of BMP’s and LID’s are to maintain the original site hydrology as much as possible by
minimizing surface run-off and reducing the contaminants in the stormwater. See Appendix E for the
Low Impact Development (LID) Standards & Definitions.
The goal of the BMP’s and LID’s are to achieve the removal of at least 80% of the average annual post-
construction total suspended solids (TSS) load. A breakdown of techniques used onsite and their average
TSS removal rate may be been below.
*The percentages were calculated from the averages of the low end of these ranges from the following articles: Vegetative Filter
Strips: Application, Installation and Maintenance from the Ohio State University Extension – Article AEX-467-94; Vegetative
Filter Strips for Improved Surface Water Quality from the Iowa State University Extension – Article PM1507 September
1992; Vegetative Filter Strips for open Feedlot Runoff Treatment from the Iowa State University Extension – Article PM1919
September 2002; and Agronomy Guide from the Purdue University Cooperative Extension Service, Article AY-285. Each article
listed, as well as others that are associated with this guidance, recommends width of the strip depending on the slope of the land.
LID Technique TSS Removal %
Vegetated/Grass Buffer* 84
Dry Basin 60
Grass Vegetated Filter* 60
Grass Swales 80
I I I I I
I I I I
I Dewberry·
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Each sub-basin onsite routes runoff through a series of BMP’s and LID’s. The total TSS removal rate for
the site is calculated below:
Total On-Site Area – 131.75 acres
Wetland Area – 5.94 acres
Total Developed Area (Uplands) – 125.81 acres
Onsite Drainage Area to LIDs – 125.81 acres
Phase One Drainage Area to Pond – 2.63 acres
A simplified equation for the total TSS removal rate for two BMPs is:
R = A + B – [(A X B) / 100]
Where: R = Total TSS Removal Rate
A = TSS Removal Rate of the First BMP
B = TSS Removal Rate of the Second BMP
Detention Pond Discharge:
21.49 Acres – Swales > Dry Pond > Vegetated Filters
Total TSS Removal Rate = 95.2%
Direct Discharge - South:
74.82 Acres (minus wetlands) – Grass Vegetated Filter > Vegetated Buffers
Total TSS Removal Rate = 93.6%
Direct Discharge - East:
32.13 Acres – Swales > Grass Vegetated Filter > Vegetated Buffers
Total TSS Removal Rate = 98.7%
21.49 ac (92.2%) + 74.82 ac (93.6%) + 32.13 ac (98.7%) / 128.44 ac
Total TSS Removal Rate for the site = 95.8% > 80.0% Required
Each basin has been designed to achieve the goal of removing at least 80% of the average annual post
construction total suspended solids (TSS) load. This goal is met as outlined above and demonstrated
below.
The City of Fairhope’s stormwater quality treatment goal is designed to capture 85% of the annual storm
water runoff. The storm water quality treatment methodology to determine treatment volume is as
follows:
WQv = P x Rv x (A/12)
WQv = required water quality treatment volume, acre-feet
P = rainfall for the 85% storm event (1.8 inches)
Rv = runoff coefficient = 0.015 + 0.0092 I
I = drainage area impervious cover in percent
BMP’s previously outlined were selected to meet the water quality treatment requirements for each basin.
I Dewberry·
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Detention Pond Discharge:
21.49 Acres – Swales > Dry Pond > Vegetated Filters
Total Drainage Basin = 21.49 acres
Impervious Area = 2.85 acres
I = 100 (2.85/21.49) = 13.26
Rv = 0.015 + 0.0092 (13.26) = 0.137
WQv = 1.8 x 0.137 x (21.49/12) = 0.44 acre-ft
The proposed swales through this basin have a potential flow volume of 0.25 acre-ft and the pond has a
dry volume of 7.35 acre-ft, therefore the volume of the first flush will be adequately treated.
Direct Discharge - South:
74.82 Acres (minus wetlands) – Grass Vegetated Filter > Vegetated Buffers
Total Drainage Basin = 74.82 acres
Impervious Area = 4.96 acres
I = 100 (4.96/74.82) = 6.63
Rv = 0.015 + 0.0092 (6.63) = 0.076
WQv = 1.8 x 0.076 x (74.82/12) = 0.85 acre-ft
The basin consists of approximately 69.86 acres of grass vegetative filters having a flow capacity of 2.91
ac-ft at a 0.5” flow depth, therefore the volume of the first flush will be adequately treated.
Direct Discharge - East:
32.13 Acres – Swales > Grass Vegetated Filter > Vegetated Buffers
Total Drainage Basin = 32.13 acres
Impervious Area = 1.65 acres
I = 100 (1.65/32.13) = 5.14
Rv = 0.015 + 0.0092 (5.14) = 0.062
WQv = 1.8 x 0.062 x (32.13/12) = 0.30 acre-ft
The basin consists of approximately 30.48 acres of grass vegetative filters having a flow capacity of 1.27
ac-ft at a 0.5” flow depth.
The overland BMP’s have the potential to treat more than 1.43 acre-ft, therefore the volume of the first
flush will be adequately treated.
I Dewberry·
7
Wetland Crossing Design
Phase 3 will consist of one wetland crossing. Culverts were designed for the crossing using Bentleys
CulvertMaster. Reports from CulvertMaster are included the Appendix D.
Conclusion
The “ten percent” rule required by the City of Fairhope was considered and found to be compliant within
the standard for stormwater analysis, post development flow rates will be restored to pre-development
flow rates at the conclusion of construction. Based on all the analysis within the attached report and
appendixes the proposed project meets or exceeds the drainage regulations included in the current City of
Fairhope and Baldwin County Subdivision Regulations. Based on this design the project will not have an
adverse effect downstream.
A property owners association (POA) is required to be formed. The POA is required to maintain any and
all storm water facilities and structures located outside of the publicly accepted right-of-way.
I Dewberry·
WATER MODEL REPORT
The Estates at the Verandas
Phase One & Two
OCTOBER 27, 2020
ORIGINAL
SUBMITTED BY
Dewberry Engineers Inc.
25353 Friendship Road
Daphne, AL 36526-6278
251.929.9783
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Hill. Casey
From:
Sent:
To:
Trae's Email <tcorte@bellsouth.net>
Wednesday, March 17, 2021 5:00 PM
Hill, Casey; Britt, Justin
Subject: Fwd: The Verandas wetlands letter
[CAUTION] External Email. DO NOT click links or open attachments unless expected. Please use the "Phish Alert" button to report all
suspicious emails.
See below
Trae Corte
tcorte@ bellsouth.net
251. 751.2223
Begin forwarded message:
From: Tom Hemphill <ll671@bellsouth.net>
Date: March 17, 2021 at 3:12:11 PM CDT
To: Trae Corte <tcorte@bellsouth.net>
Subject: The Verandas
Mr. Corte
Please except this email of the follow environmental work complete for the entire Verandas project
(phase 1, 2, and 3)
The entire site has been delineated for jurisdictional wetlands in accordance to the 1987 Corps of
Engineers Wetland Delineation Manual
The wetland lines haven located and mapped
We have obtained the Corps approval and a wetland fill permit was issued for 2 lots requiring access
Wetland mitigation credits have been bought and recoded with the Corps
Thanks
Tom Hemphill REM
Bay Environmental, LLC
A Woman Owned Small Business
251-490-0900
• Print
Verification Status: Online Application Received
Date of Verification: 02/24/2021
Planner's Comments: zoning verification for subdivision development The Estates at the
Verandas Phase 2 and Phase 3
Page 2 of 2
Reviewed By: DJ Hart, Planning Technician
https://w""w4.citizenserve.com/ Admin/PrintLetter.jsp 2/24/2021
November 16, 2020
Casey Hill
Dewberry Engineers & Surveyors
25353 Friendship Rd.
Daphne, Alabama 36526
RE: Estates at the Verandas
Dear Ms. Hill:
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 Subdivision by AT&T.
This letter acknowledges that the above referenced Subdivision is located in an area
served by AT&T. Any service arrangements for the Subdivision will be subject to
later discussions and agreements between the developer and AT&T. Please be
advised that this letter is not a commitment by AT&T to provide service to the
Estates at the Verandas 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
October 19, 2016
Trae Corte
Re: Veranda Subdivision
Dear Mr. Corte
The City of Fairhope has the willingness and capability to serve your proposed
development on State Highway 104 with water service only.
If I can be of any further assistance, please do not hesitate to call me at 251-
928-8003.
FAIRHOPE PUBLIC UTILITIES
Dan McCrory
Superintendent Water Department
City of Fairhope
FAIRHOPE AVCOUNTYRD 13PLAINVIEWDRMORPHY
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City of FairhopePlanning Commission
April 5, 2021
¯LAWRENCE RDSTATE HWY 104
LAWRENCE RDSD 21.18 - The Estates at The Verandas, Phase 3
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Corp. Limits
B-2 - General Business District
B-4 - Business and Professional District
PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
R-3 - High Density Single-Family
R-3PGH - Patio/Garden Single-Family
R-4 - Low Density Multi-Family
R-5 - High Density Dwelling Residential
R-6 - Mobile Home Park District
R-A - Residential/Agriculture District
COF Planning Jurisdiction
¯
¯
^
Project Name:The Estates at The Verandas Ph3Site Data:38 acresProject Type:10-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:Unzoned County Planning District 14 PPIN Number:64685General Location:South side of State Highway 104 just west of Veranda Blvd. Surveyor of Record:Dewberry Engineers, Inc.Engineer of Record:Dewberry Engineers, Inc.Owner / Developer:FST, The Verandas, LLCSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approve with ConditionsPrepared by: Mike Jeffries
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1 SD 21.18 The Estates at the Verandas Phase 3– April 5, 2021
Summary of Request: The owner and applicant is FST Verandas LLC, Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 10-lot subdivision located on the south side of State Highway 104 approximately 3/8 mile east of the SR 104 / SR 181 intersection. It is an internal phase that connects to phase 2 of The Estates at the Verandas currently proposed for preliminary approval. The property is currently unzoned but does have an approved Village Subdivision that it must be built in substantial conformance to. The Village Subdivision, The Estates at the Verandas, was approved November 2020.
Comments: - Drainage: Engineer of Record provided a report that the proposed project meets or exceeds both Fairhope’s and Baldwin County’s subdivisions regulations and will not have an adverse effect downstream. - The Low Impact Development techniques utilized on site provides a 95.8% TSS removal exceeding the 80% required. - Greenspace requirement was waived with approval of the Village Subdivision due to lot size. - Proposed phase 3 is in substantial conformance to the approved Village Subdivision.
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:
Staff recommends approval with conditions of SD 21.18 Estates at the Verandas Phase 3 1. Approval of the amendment to SD 20.48 Estates at the Verandas Village Subdivision. 2. Approval of SD 21.17 Estates at the Verandas Phase 2.
---
CERTIFICATE OF NOTARY PUBLIC: STATE0FAL.ABJW,,A COUNTY OF BALDWIN ,. ___ ,NOTARYPIJBLICINANDFQRSAIDCOUNTY,INSAIDSTATE,HEREBY CERTIFY THAT~~-~-WHOSE NAME AS OF THE VERANDAS LLC,AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT. AND WHO IS KNOWN TO ME. ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND AS SUCH LEASEHOLD OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARa..Y. g~EN UNDER MY HAND AND OFFICIAL SEAL THE_ DAY CERTIFICATE OF LEASEHOLD OWNERSHIP WE, THE UNDERSIGNED, THE VERANDAS LLC. AS PROPRIETOR(S), HAVE CAUSED THE LAND EMBRACED IN THE WITHIN PLAT TO BE SURVEYED, LAID OUT A~ PLATTED TO BE KNOWN AS THE ESTATES AT THE VERANDAS PHASE 3, A RESUDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE ONE SUBDIVISION, BALDWIN COUNTY, ALAilA/1,\A, AND THAT THE STREETS AND EASEMENTS, AS SHOWN ON SAU PLAT, ARE HEREBY DEDICATED TO THE USE OF THE PUBLIC DATEDTHIS_DAYOF ___ ,,o_ CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER THE UNDERSIGNED, AS COUNT'!" ENGINEER OF BALDWIN COUNTY, ALABAMA. HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNT'!", ALABAMA. DATEDTHIS_DAYOF ____ ,o_ FST 3 CIRCLE CHURCH INC 10274STHWY104 FAIRHOPE AL 36532 CERTIFICATE OF NOTARY PUBLIC: W,IE OF ALABAMA COUNTY OF Bf\J.DWIN '~---• NOTARY PUBLIC IN AND FORSAIDCOUNT'f, IN SAID STATE. HEREBY CERTIFY THAT _____ ASPl<ESIDENT,AND _____ ~ASSECRETARY,OF FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION, AS OWNER OF THE LANDS PLATTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO ARE l:::NOWN TO ME, ACKNOWLEDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT. AND IN THEIR CAPACITY AS SUCH OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY. CERTIFICATE OF OWNERSHIP WE, FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATK)N, HEREBY STATE THAT WE ARE THE OWNERS OF THE LANDS DESCRIBED HEREON AND DO HEREBY DEDICATE ALL ROADS, STREETS, ALLEYWAYS AND EASEMENTS SHOWN ON THIS PLAT TO THE PUBLIC We, ___ AND ____ WHOSENAMESASPRESIDENTANDSECRETARYHAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVUED AS INDICATED HEREON. FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED, DATED THIS THE DAY OF ___ _ FAIRHOPE SINGLE TAX COli'POli'ATION, AN ALABAMA CORPOli'ATION "',_,~-,s-"-,C-'8-A-.,--------CERTIFICATE OF APPROVAL BYTHE E-911 ADDRESSING: THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAMES AS DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING Of SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA. THIS DAY OF_, 20_. CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES:(ELECTRIC) THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTllTIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAMEINTHEPROBATEOFFICEOFBALDWINCOUNn",ALABAMA.THIS_DAYOF ___ ,o_. CERTIFICATE OF APPROVAL BY AT&T:(TELEPHONE) THE UNDERSIGNED, AS AUTHORIZED BY AT&T HEREBY APPROVESTHEWITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNn",ALABAMA, THIS_ DAY OF ___ 20_. CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY SUCH COMMISSION. a,~·------SECRETARY CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): THE UNDERSIGNED, AS AUTHORIZED BY THE CITY OF FAIRHOPE UTLITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY,ALABAMA, THIS_ DAY OF __ _ '°-CERTIFICATE OF APPROVAL BY BALDWIN COUNTY HEALTH DEPARTMENT: THE LOT(S) ON THIS PLAT ARE SUBJECT TO APPROVAL OR DELETION BY THE BALDWIN COUNT'!" LHD. NO REPRESENTATION IS MADE THAT ANY LOT ON THIS PLAT WILL ACCOMMODATE AN ONSITE SEWAGE SYSTEM 1oss1. THE APPROPRIATENESS OF A LOT FOR WASTEWATER (SEWAGE) TREATMENT AND DISPOSAL SHALL BE DETERMINED WHEN AN APPLICATK)N IS SUBMITTED. IF PERMITTED, THE LOT APPROVAL MAY CONTAIN CERTAIN CONDITIONS WHICH RESTRICT THE USE OF THE LOT OR OBLIGATE OWNERS TO SPECIAL MAINTENANCE AND REPORTING REQUIREMENTS, AND THESE ARE ON FILE WITH THE SAID HEALTH DEPARTMENT AND ARE MADE A PART OF THIS PLAT AS FSETOUTHERE ON. FLOOD CERTIFICATE: THIS PROPERTY LIES WITHIN ZONE "X" !UNSHADED) AS SCALED FROM THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE li'ATE MAP OF BALDWIN COUNTY, ALABNM, MAP NUMBER 01003C0661M, COMMUNITY NUMBER 015000. PANEL NUMBER 0661, SUFFIX M. MAP REVISED DATE APRIL 19. 2019 AND MAP NUMBER 01003C0662M, COMMUNln" NUMBER 015000, PANEL NUMBER 0662, SUFFIX M, MAP REVISED DATE APRIL 19, 2019. GENERAL NOTES: I. THERE IS DEDICATED HEREWITH A 15 FOOT UTILITY EASEMENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHTS-Of-WAY ANDA 15 FOOT UTK.ITY EASEMENT ON ALL SIDE AND REAR LOT LINES (7.5 FOOT EACH SIDE IF SHAREDj UNLESS OTHERWISE NOTED. .2. THERE IS A 30' SETBACK FROM WETLANDS WITHIN WHICH THERE IS A 5' NATURAL BUFFER ALONG THE UPLAND SIDE OF THE WETLAND LINE. 3. THE ONLY ALLOWED USES OF THE WETLAND BUFFER SHALL BE PER THE CIT'!" OF FAIRHOPE SUBDIVISION REGULATIONS ARTICLE V SECTION F 4. STREAM B. .(_ THE REQUIRED PERMANENT BUFFER SIGN AGE SHALL BE INSTALLED PRIOR TO ANY LAND DISTURBANCE PERMIT 5. ALL MINIMUM FINISHED FLOOR ELEVATIONS SHALL BE 15 INCHES ABOVE THE EXISTING HIGHEST GRADE WITHIN THE BUlDING FOOTPRINT. 6. GRINDER PUMPS ARE NOT PERMITTED IN THIS DEVELOPMENT. 7. A WATERCOURSE EASEMENT EXISTS ACROSS ALL WETLANDS. 8. THERE IS DEDICATED HEREWITH A 15 FOOT Dli'AINAGE/UTLln" EASEMENT ON ALL LOT LINES ADJACENT TO RIGHT-OF-WAYS AND Al S FOOT (7.S FOOT EACH SIDE) DRAINAGE/UTILITY EASEMENT ALONG ALL SIDE LOT LINES, UNLESS A GREATER WIDTH IS SHOWN HEREON. SURVEYOR'S NOTES: ALL MEASUREMENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARDS. THERE MAY BE li'ECORDED Oli' UNRECOli'DED DEEDS, EASEMENTS, RIGHT-OF-WAYS, OR OTHEli' INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OF SAO PROPERTIES THERE WAS NO ATTEMPT TO DETERMINE THE EXISTENCE, LOCATION, OR EXTENT OF ANY SUB-SURFACE FEATURES. THE LINES REPRESENTING THE CENTERLINE AND RIGHTS-OF-WAY OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN. 5 BASIS OF BEAli'INGS FOR THIS SURVEY IS THE SOUTH RIGHT-OF-WAYOFALABAN.A HIGHWAY HMAS BEING N89"57'32'W ~ S89"57'3TE. BEARINGS ARE STATE PLANE GRO COORDINATES ALAilA/1,\A WEST ZONE INAD1983) ALL GPS OBSERVATIONS WERE TAKEN USING REAL TIME KINEWLATIC GPS VERTICAL DATUM SHOWN HEREON IS RELATED TO NAVD 1988 SURVEY WAS CONDUCTED FROM SEPTEMBER 3RD TO 11TH, 2020AND RECORDED IN B._ECTRONIC FILES SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY OF BALDWIN WE, DEWBERRY, A FIRM OF LICENSED ENGINEERS AND LAND SURVEYORS OF DAPHNE, ALABAMA, HEREBY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF TI-E FOLLOWING DESCRIBED Pl<OPERTY SITUATED IN BALDWIN COUNT'!", ALABAMA, TO-WIT· LOT 150FTHE ESTATES AT THE VERANDAS PHASE ONE,ASSHOWN BY MAP OR PLAT THEREOF, RECORDED AT SLOE -~ PROBATE RECORDS, BALDWIN COUNT'!", ALABAMA. I HEREBY CERTIFY 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 ICNOWLEDGE, INFORMATION, AND BELIEF. DE'NBERRY VICTOR L GERMAIN AL P.L.S. No, 38473 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL ENGINEER/SURVEYOR: DEWBERRY 25353 FRIENDSHIP li'OAD. DAPHNE, ALABAMA 36526 VICTOR L. GERMAIN, PLS LIC. NO. 38473 JUSTINM.~ITT,PELIC.N0.389,iJ OWNER: FAIRHOPESINGLETAXCORP (OWNER) 336FAIRHOPEAVENUE FAIRHOPE AL36532 PPIN64685 PARCEL NO OS.46-01 ll-O-OC(l-001 503 LEGEND LEASEHOLDER THE VERANDAS LLC (LEASEHOLDEli') l507CAPTAIN ONEl'>J.DRIVE DAPHNE ALABAMA 36526 CMF C CRF 0 -CONCRETE MONUMENT FOUND CAPPED IRON PIN FOUND ALDOT ALABAMA DEPARTMENT OF TRANSPORTATION BSL = BUILDING SETBACK LINE DE -DEWBERRY ENGINEERS [5/8"CRFCA 1109 LS) EDS ENGINEERING DEVELOPMENT SERVICES FST -FAIRHOPE SINGLE TAX HWY -HIGHWAY INS -INSTRUMENT PG •PAGE POT -POINT OF TANGENT RP -REAL PROPERTY BOOK R/W -RIGHT OF WAY BSL □ BUILDING SETBACIC LINE • PHASE ONE COMMON AREA (NOT INCLUDED IN PHASES 2 OR 3) -WETLAND BUFFER SIGN (94 TOTAL) SITE DATA ZONI~ ~l~~~:~:: T~~l~::l~G~~T~,i) TOTALACREAGE:38 00 ACRES MINIMUM LOT SIZE 3 00 ACRES NUMBHOFLOTS 10 SMALLEST LOT 3.00ACRES SITE DENSITY 0.26 UNITS/AC LARGEST LOT ~36ACRES (LOT 19) PRDPOSEDIJSE RESIDENTIAL LIN FT OF STREETS 1997 (PUBLIC) REQUREDSEIBACJ:S FRONT IOOFEET REAR ~FEET WATER SERVICE CITY OF FAIRHOPE SEWER SERVICE SEPTIC ELECTRICSERVICERIVIERAUTlUTIES TELEPH(),',JESERVICE AT&T Vicinity Map 1 Inch = 1 Mile CURVE DATA: LINE DATA: THE ESTATES AT THE VERANDAS, PHASE 3 (A RESUBDIVISION OF LOT 15 OF THE ESTATES AT THE VERANDAS PHASE 1) FEBRUARY 23, 2021 -SHEET 1 OF 1 PRELIMINARY PLAT -NOT FOR FINAL RECORDING DESIGN ENG 400 600 --------BOUNDARY SURVEY AND PLAT OF SUBDIVISION CKH DRAWN CKH JMB SURVEYOR VLG U Dewberry· 25353FrlendshlpRoad Daphne,AL3652.6 2.51.990.9950 fax251.991}-9910 CHKD. MAC PR0J MGR JMB SCALE 1"=150' PR0J. N0.50131350 FILEPRELIM PH 2AND3 SHEET 1 of 2
LALABAMAPrepared By:CONSTRUCTION PLANS FORTHE VERANDAS, LLCFairhope, AlabamaDate: FEBRUARY, 2021Prepared For:Project Number: 50131350See Construction set in Case SD 21.17The Estates at The Verandas Phases Two & Three \,1,11,,, /_--',,~:,cciis#,/',,\ t,~~t::::.~~Y ,,,,,,~.~i~'''' (NOT VAi.JD llrlHOUT SIGNATURE) ,,-----Signature Date: ' 4 I GULF COAST EXPERIMENT STATION JUSTIN M. BRITT 38943 Project Engineer Reg. No. • FAIRHOPE Fairhope • Church 0 ( "B U Dewberry· 14 I 25353 FRIENDSHIP ROAD I DAPHNE, AL 36526 I 251.990.9950 nn "ENGINEEER'S CERTIFICATE" I, JUSTIN M. BRITT , A REGISTERED PROFESSIONAL ENGINEER IN THE STATE OF ALABAMA FOR DEWBERRY ENGINEERS INC, HOLDING CERTIFICATE NUMBER 38943 , HEREBY CERTIFY THAT I HAVE REVIEWED THE DESIGN HEREIN WHICH WAS DONE UNDER MY DIRECT CONTROL AND SUPERVISION AND THAT, TO THE BEST OF MY 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. DATE: THE ESTATES AT THE VERANDAS PLANS WHICH ARE CERTIFIED CONSIST OF PAGE __ THRU __ , WHICH BEARS MY SEAL AND SIGNATURE. SHEETS: A1 Till.£ SHEET B1 GENERAL NOTES B2 TYPICAL ROADWAY SECTIONS & DETAILS SUBDIVISION PLAT C1 CLEARING & GRUBBING PLAN C2 BEST MANAGEMENT PRACTICES PLAN C3A-C3C OVERALL DRAINAGE PLAN C4A-C4C OVERALL UTILITY PLAN C5 SIGNAGE & LIGHTING PLAN PP1-PP5 PLAN & PROFILE SHEET (ROADWAY) D1 DRAINAGE DETAILS D2 WATER DETAILS X1-X13 CROSS SECTIONS INDEX REVISIONS: NO. DATE APPR. REVISION ROAD CLASSIFICATION: POSTED SPEED LIMIT: REVISIONS LOCAL 20 MPH SPECIFICATIONS
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
October6,2020
Mr.JasonEstes,P.E.
DewberryEngineers,Inc.
25353FriendshipRoad
Daphne,AL36526
RE:SummaryTurnLaneWarrantAnalysisforTheEstatesatTheVerandasinFairhope,Alabama
BACKGROUND
TheEstatesatTheVerandas(“TheEstates”)isalargeͲlotsubdivisionplannedoffAlabamaStateRoute
104(ALͲ104)inFairhope,Alabama.InOctober2016,GCTDS,LLCperformedacompletetrafficimpact
studywhichcontemplatedthedevelopmentof203singleͲfamilylotsandseveralsmallcommerciallots.
Sincethattime,the“Easternphase”ofTheVerandascontaining77singleͲfamilylotshasbeencompleted;
now,thedeveloperintendstomodifythedevelopmentplanforthe“Westernphase”from126smallͲ
sizedlotsandtwoaccesspointsalongALͲ104to49estateͲsized(3+acre)lotsandasingleaccesspoint
alongALͲ104.
DuetothetimethathaspassedandassociatedgrowthalongALͲ104inthepastseveralyears,theAlabama
DepartmentofTransportation(ALDOT)hasrequestedaturnlaneanalysistodetermineifanyturnlanes
arewarrantedattheaccesspointalongALͲ104.
PROPOSEDDEVELOPMENT
TheEstatesincludes49singleͲfamilylotswithasingleaccesspointalongALͲ104,andnoprovisionfor
futureconnectivitytothe“Easternphase”ofTheVerandasoranyotherexternalaccessroad.The
conceptualsiteplanforTheEstatescanbefoundintheAppendix.
EXISTINGTRAFFICCOUNTSANDPATTERNS
TwentyͲfourhourtrafficcountdataforspeed,volume,andclassificationwascollectedattheproposed
accesspointalongALͲ104byQualityCounts,LLConSeptember30ͲOctober1,2020todetermineexisting
trafficpatternswithintheimmediatearea.
ExistingtrafficcountscanbefoundintheAppendix.Baseduponthecountsobtained,theA.M.peakhour
occursfrom7:00–8:00A.M.andtheP.M.peakhouroccursfrom4:45–5:45P.M.Itshouldbenotedthat
theactualP.M.peakhourinthe3:15–4:15P.M.hour,whichcorrespondstothetimethatSt.Michael
CatholicHighSchoolisreleased.However,forthepurposeoftotalpeakhoursalongALͲ104,thetimes
mentionedabovearereflectiveofnormaldayͲtoͲdaypatterns.Itwasalsodeterminedthatthe85th
percentilespeedduringthecountinboththeeastboundandwestbounddirectionsis54mph.By
comparison,speedsaredownfrom2016butitshouldbenotedthattrafficalongALͲ104hasincreasedby
over22%since2016.
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
PROJECTEDTRAFFICPATTERNSANDVOLUMES
UsingTripGen2014,whichcalculatesestimatedtripsbasedupontheTripGenerationManual,9thEdition,
publishedbytheInstituteofTransportationEngineers,estimatedtripsforTheEstatesweregenerated
usinglanduse210:SingleͲFamilyDetachedHousing,asthisisthelandusethatmostcloselyresembles
thetypeofdevelopmentproposedatTheEstates.ThetripgenerationresultsareshownintheAppendix.
ItwasalsoassumedthatbuildoutofTheEstateswilltaketwoyears.ExistingtrafficcountsalongALͲ104
wereprojectedforwardatagrowthrateof5%peryearfortheprojectedanalysis,baseduponthegrowth
experiencedfrom2016to2020.
Usingtheassumptionsabove,itisestimatedthatTheEstateswilladdatotalof37and49totaltripsto
ALͲ104,withanestimated9A.M.enteringpeakhourtripsand31P.M.peakhourenteringtrips.Using
assumptionsfromTheVerandasTIS,itwasassumedthattheenteringandexitingsplitswouldbethesame
asthoseforPhaseOneofTheVerandas,asfollows:
x IntheA.M.peakhour,63%ofenteringtrafficoriginatesfromthewest,while37%originatesfrom
theeast.
x IntheP.M.peakhour,58%ofenteringtrafficoriginatesfromthewestwhile42%originatesfrom
theeast.
ApplyingthesesplitpercentagestotheestimatednumberofnewenteringtripsgeneratedbyTheEstates,
atotalof6A.M.and18P.M.enteringtripswouldbefromtheeastbounddirection,whileatotalof3A.M.
and13P.M.enteringtripswouldbefromthewestbounddirection.ThesevalueswereaddedtothetwoͲ
yearfutureprojectedALͲ104trafficforthefuturewarrantanalysis.Baseduponturnlaneanalysisusing
proceduresoutlinedintheNationalCooperativeHighwayResearchProgram’s(NCHRP)Report457:
EvaluatingIntersectionImprovements:AnEngineeringStudyGuide,itwasdeterminedthataleftturnlane
isnotwarrantedineitherofthefuturepeakhourconditions,butarightturnlaneiswarrantedintheP.M.
peakhour.ItisnotedthatthewarrantanalysisindicatestheneedfortherightturnlaneintheP.M.peak
hourisone(1)vehicleabovethewarrantingthreshold.Further,itisnotedthatthetotalnumberofright
turnsintheP.M.peakhouris18,whichislessthanthethresholdof20forrequiringarightturnlane
pursuanttoAppendixDoftheALDOTAccessManagementManual.Thewarrantanalysisworksheetscan
befoundintheAppendix.
CONCLUSIONS/SUMMARY
Basedontheforegoingnarrativeandanalyses,awestboundleftturnlaneisnotwarrantedineitherof
theanalysisscenarios,whileaneastboundrightturnlaneiswarrantedintheP.M.peakhour.Again,itis
notedthattheexpectedP.M.peakhourvolumeislessthan20vehiclesperhour,andtheneedforthe
warrantiscontrolledmoresobythetotalvolumeand85thpercentilespeedsalongALͲ104.Intheevent
thatthetotalnumberoflotsisreducedby10%(to45),andkeepingallotherassumptionsthesame,the
numberofexpectedrightturnswouldfallbelowtherequiredthresholdtowarrantarightturnlane.While
itisultimatelyuptothedeveloperastohowmanytotallotswillbecreated,thedeveloperindicatesthat
theconceptoftheestateͲsizedlotsistoencourageonͲpremiseskeepingoflargeanimalssuchashorses
and/orlivestock,whichmayleadtomultiplelotpurchasesforasinglefamily,ultimatelyreducingthetotal
numberofsingleͲfamilyhomesandtrafficgeneratedbythesubdivision.
GulfCoastTrafficandDevelopmentServices,LLC
P.O.Box8332
Mobile,AL36689
Asecondaryfactortoconsiderwhendeterminingtheneedforanyturnlane(s)atasidestreetaccessis
availablesightdistance.ThelocationofTheEstatesaccesspointalongALͲ104isinaperfectlystraight
sectionofroadway,withminimalverticalcurvatureandstoppingsightdistancethatappearstobewellin
excessofthatrequiredfortheobservedspeedsalongtheroute.Whiletherequirementfortherightturn
laneultimatelyresideswiththepermittingagency,itisGCTDS’opinionthatthepracticalneedforthe
rightturnlaneisnotmetinthisscenario.
Shouldyouhaveanyquestionsorneedadditionalinformation,pleasefeelfreetoletmeknow.
Sincerely,
KennethNichols,P.E.
GulfCoastTrafficandDevelopmentServices,LLC
w/attachments–AppendixSummary
DRAINAGE NARATIVE AND
CALCULATIONS
The Estates at the Verandas
Phase Two & Three
FEBRUARY 23, 2021
ORIGINAL
SUBMITTED BY
Dewberry Engineers Inc.
25353 Friendship Road
Daphne, AL 36526-6278
251.929.9783
fl b ~II Dew erry"
ENGINEER’S CERTIFICATION
I, the undersigned, a Registered Professional Engineer in the State of Alabama holding
Certificate Number 38943, hereby certify that I have reviewed the design herein which
was done under my direct control and supervision and that, to the best of my knowledge
and to the best of my belief, conforms to the requirements of the Fairhope Subdivision
regulations and to all other rules, regulations, laws, and ordinances applicable to my
design.
Justin M. Britt, P.E.
February 23, 2021
The Estates at The Verandas – Phase Two & Three
Plans which are certified consist of Page A1 thru X13, each of which bears my seal and
signature.
Drainage calculations were designed in conjunction with construction plans for The
Estates at the Verandas Phases Two and Three. Additional construction information
concerning drainage can be found in the referenced construction plans.
A property owners association (POA) is required to be formed. The POA is required to
maintain any and all storm water facilities and structures located outside of the publicly
accepted right-of-way.
1
Table of Contents
General Information ......................................................................................................................2
Drainage Design .............................................................................................................................3
Hydraulic Analysis .........................................................................................................................3
Water Quality .................................................................................................................................4
Wetland Crossing Design ..............................................................................................................7
Conclusion ......................................................................................................................................7
Appendix A .....................................................................................................................................8
Vicinity Map .........................................................................................................................
Overall Drainage Map ...........................................................................................................
Appendix B .....................................................................................................................................9
Web Soil Survey Results .......................................................................................................
Appendix C ...................................................................................................................................10
PondPack Report ....................................................................................................................
Appendix D ...................................................................................................................................11
CulvertMaster Report.............................................................................................................
Appendix E ...................................................................................................................................12
LID Standards and Definitions ..............................................................................................
General Information
I Dewberry·
2
Location
The subject property is located on the south side of Highway 104 in Fairhope, east of the intersection of
Hwy 181 and west of Lawrence Road. A vicinity map has been included in Appendix A. The
development will be constructed in three phases for a total of 49 lots, with no lot smaller than 3 acres.
The project is bordered by jurisdictional wetlands to east and to the south. The property is located in the
City of Fairhope’s Extraterritorial Jurisdiction with Baldwin County. In this area Fairhope regulates the
planning and Baldwin County will accept the road and drainage infrastructure within the right of way.
Existing Conditions
The total project is comprised of approximately 175 acres. The terrain of the site is split, a small portion
falls north, under highway 104 and into a wetland draw. The eastern section of the site sheet flows to the
east and into the wetlands, the western portion of the site channels to the south through a wetland draw.
All runoff is eventually routed through the wetlands and to the Pensacola Branch. The property presently
contains pasture area and remnants of a pecan orchard.
The development largely drains to three different onsite basins, to the north, south, and east. All of which
go to the same place. The portion to the north flows under Hwy 104 through an existing 24” RCP culvert,
portions to the south and east sheet flow and channelize into the wetlands.
Runoff leaving the site to the north then flows to the east before heading back south by means of a system
of upland draws and the wetlands that split The Verandas Phases Two and Four from The Estates at the
Verandas Phase One. Runoff flowing to the south of the property will sheet flow across the undeveloped
property eventually hitting the wetlands to the south which flow back east. The wetland area within the
property drains south and east and represents an unnamed tributary to Pensacola Branch, all of which
drains into Fish River. A drainage map of the development is included in Appendix A.
Phase Two of the project will direct flow into an existing pond to be built with Phase One. The pond was
analyzed and approved with Phase One and was be re-analyzed within this report with the additions of
Phases Two and Three.
Phases Two and Three of this project will consist of 35 single family lots with associated roads, drainage
and utility infrastructure. This area is part of a village subdivision seeking approval in the City of
Fairhope. The total area to be developed in phase two is approximately 89 acres and 38 acres for phase
three.
I Dewberry·
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Drainage Design
Per the City of Fairhope Subdivision Regulations Article V. Section F.5.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: “ With the following rules applying.
(1) Calculations shall be based on The Rational Method (Q=cia) for small basins up to 100 acre.
(2) Calculations for Large Water sheds over 100 acres shall be based on Soil Conservation Service
Technical Release 20 (SCS TR-20).
Baldwin County requires the use of SCS method for the design of detention facilities and therefore the
ponds were designed using this method. A basic breakdown of the property with the pre-and post-runoff
values as indicated in the drainage calculations may be seen in Appendix B.
SCS Analysis
Pond Pack V8i was used to analyze the project with the most recently published NOAA Atlas 14 Time
Depth curves for the 2-100 year 24 hour storm events. The time depth curves are included in Appendix
B for review. The time of concentration for the proposed project was calculated within the software using
the TR-55 method in order to determine the Tc for each basin.
Hydraulic Analysis
The Estates at the Verandas will preserve numerous onsite features to promote low impact development.
Runoff from the roadways will be filtered through roadside swales, into dry ponds and released through
level spreaders across grass buffers. Runoff not entering the swale systems will be filtered through large
open areas of grass greenways and natural buffer areas. The layout of The Estates at The Verandas with
the given size of each individual lot, will help to preserve the natural infiltration ability of the site.
Phase two and three’s post-development runoff leaves the site through direct discharges to the south and
east, and to east from the proposed detention pond.
The detention pond in phase one was sized to adequately reduce the post-development runoff for all three
phases and to have the required treatment volume to comply with the storm water quality requirement
per the City of Fairhope’s subdivision regulations. The pond was designed to hold a portion of the flow
that would typically drain to south, therefore decreasing the amount of runoff sheet flowing off the
property. The results of the analysis of the pond area and the area flowing off the site for pre- and post-
are as shown in the tables below.
All post-development values are less than the pre-developed values. The full report can be found in
Appendix B.
I Dewberry·
4
Pre-Development Runoff, cfs
Area 2 year 5 year 10 year 25 year 50 year 100 year
Area to East – Phase 1 33.51 53.53 74.18 108.18 138.94 174.60
Area to South – Phase 1 34.17 54.00 74.89 109.43 140.58 176.86
Area to East – Phase 2 & 3 18.83 42.39 70.37 119.94 168.39 227.12
Area to South – Phase 2 & 3 97.37 159.57 225.01 333.62 431.87 546.45
Total – Southeast Basin 183.88 309.49 444.45 671.17 879.78 1125.03
Post-Development Runoff, cfs
Area 2 year 5 year 10 year 25 year 50 year 100 year
Direct – South – Phase 1 25.51 37.09 48.57 66.76 82.76 101.01
Direct – East – Phase 1 32.35 51.11 70.34 101.75 129.82 162.32
Direct – South – Phase 2 & 3 99.88 161.10 224.89 330.07 424.79 534.92
Direct – East – Phase 2 & 3 16.16 34.12 54.52 91.21 125.94 167.72
Pond – Final 6.88 14.45 23.33 36.91 43.70 47.42
Total – Southeast Basin 180.78 297.87 421.65 626.70 807.01 1013.39
Post Developed Water Quality
The purpose of the stormwater management system for The Estates at the Verandas is to provide a
sustainable approach to managing stormwater runoff from the developed areas of the site. The
stormwater management system utilizes best management practices (BMP) and low impact development
(LID). The purposes of BMP’s and LID’s are to maintain the original site hydrology as much as possible by
minimizing surface run-off and reducing the contaminants in the stormwater. See Appendix E for the
Low Impact Development (LID) Standards & Definitions.
The goal of the BMP’s and LID’s are to achieve the removal of at least 80% of the average annual post-
construction total suspended solids (TSS) load. A breakdown of techniques used onsite and their average
TSS removal rate may be been below.
*The percentages were calculated from the averages of the low end of these ranges from the following articles: Vegetative Filter
Strips: Application, Installation and Maintenance from the Ohio State University Extension – Article AEX-467-94; Vegetative
Filter Strips for Improved Surface Water Quality from the Iowa State University Extension – Article PM1507 September
1992; Vegetative Filter Strips for open Feedlot Runoff Treatment from the Iowa State University Extension – Article PM1919
September 2002; and Agronomy Guide from the Purdue University Cooperative Extension Service, Article AY-285. Each article
listed, as well as others that are associated with this guidance, recommends width of the strip depending on the slope of the land.
LID Technique TSS Removal %
Vegetated/Grass Buffer* 84
Dry Basin 60
Grass Vegetated Filter* 60
Grass Swales 80
I I I I I
I I I I
I Dewberry·
5
Each sub-basin onsite routes runoff through a series of BMP’s and LID’s. The total TSS removal rate for
the site is calculated below:
Total On-Site Area – 131.75 acres
Wetland Area – 5.94 acres
Total Developed Area (Uplands) – 125.81 acres
Onsite Drainage Area to LIDs – 125.81 acres
Phase One Drainage Area to Pond – 2.63 acres
A simplified equation for the total TSS removal rate for two BMPs is:
R = A + B – [(A X B) / 100]
Where: R = Total TSS Removal Rate
A = TSS Removal Rate of the First BMP
B = TSS Removal Rate of the Second BMP
Detention Pond Discharge:
21.49 Acres – Swales > Dry Pond > Vegetated Filters
Total TSS Removal Rate = 95.2%
Direct Discharge - South:
74.82 Acres (minus wetlands) – Grass Vegetated Filter > Vegetated Buffers
Total TSS Removal Rate = 93.6%
Direct Discharge - East:
32.13 Acres – Swales > Grass Vegetated Filter > Vegetated Buffers
Total TSS Removal Rate = 98.7%
21.49 ac (92.2%) + 74.82 ac (93.6%) + 32.13 ac (98.7%) / 128.44 ac
Total TSS Removal Rate for the site = 95.8% > 80.0% Required
Each basin has been designed to achieve the goal of removing at least 80% of the average annual post
construction total suspended solids (TSS) load. This goal is met as outlined above and demonstrated
below.
The City of Fairhope’s stormwater quality treatment goal is designed to capture 85% of the annual storm
water runoff. The storm water quality treatment methodology to determine treatment volume is as
follows:
WQv = P x Rv x (A/12)
WQv = required water quality treatment volume, acre-feet
P = rainfall for the 85% storm event (1.8 inches)
Rv = runoff coefficient = 0.015 + 0.0092 I
I = drainage area impervious cover in percent
BMP’s previously outlined were selected to meet the water quality treatment requirements for each basin.
I Dewberry·
6
Detention Pond Discharge:
21.49 Acres – Swales > Dry Pond > Vegetated Filters
Total Drainage Basin = 21.49 acres
Impervious Area = 2.85 acres
I = 100 (2.85/21.49) = 13.26
Rv = 0.015 + 0.0092 (13.26) = 0.137
WQv = 1.8 x 0.137 x (21.49/12) = 0.44 acre-ft
The proposed swales through this basin have a potential flow volume of 0.25 acre-ft and the pond has a
dry volume of 7.35 acre-ft, therefore the volume of the first flush will be adequately treated.
Direct Discharge - South:
74.82 Acres (minus wetlands) – Grass Vegetated Filter > Vegetated Buffers
Total Drainage Basin = 74.82 acres
Impervious Area = 4.96 acres
I = 100 (4.96/74.82) = 6.63
Rv = 0.015 + 0.0092 (6.63) = 0.076
WQv = 1.8 x 0.076 x (74.82/12) = 0.85 acre-ft
The basin consists of approximately 69.86 acres of grass vegetative filters having a flow capacity of 2.91
ac-ft at a 0.5” flow depth, therefore the volume of the first flush will be adequately treated.
Direct Discharge - East:
32.13 Acres – Swales > Grass Vegetated Filter > Vegetated Buffers
Total Drainage Basin = 32.13 acres
Impervious Area = 1.65 acres
I = 100 (1.65/32.13) = 5.14
Rv = 0.015 + 0.0092 (5.14) = 0.062
WQv = 1.8 x 0.062 x (32.13/12) = 0.30 acre-ft
The basin consists of approximately 30.48 acres of grass vegetative filters having a flow capacity of 1.27
ac-ft at a 0.5” flow depth.
The overland BMP’s have the potential to treat more than 1.43 acre-ft, therefore the volume of the first
flush will be adequately treated.
I Dewberry·
7
Wetland Crossing Design
Phase 3 will consist of one wetland crossing. Culverts were designed for the crossing using Bentleys
CulvertMaster. Reports from CulvertMaster are included the Appendix D.
Conclusion
The “ten percent” rule required by the City of Fairhope was considered and found to be compliant within
the standard for stormwater analysis, post development flow rates will be restored to pre-development
flow rates at the conclusion of construction. Based on all the analysis within the attached report and
appendixes the proposed project meets or exceeds the drainage regulations included in the current City of
Fairhope and Baldwin County Subdivision Regulations. Based on this design the project will not have an
adverse effect downstream.
A property owners association (POA) is required to be formed. The POA is required to maintain any and
all storm water facilities and structures located outside of the publicly accepted right-of-way.
I Dewberry·
WATER MODEL REPORT
The Estates at the Verandas
Phase One & Two
OCTOBER 27, 2020
ORIGINAL
SUBMITTED BY
Dewberry Engineers Inc.
25353 Friendship Road
Daphne, AL 36526-6278
251.929.9783
fl b ~II Dew erry"
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Hill. Casey
From:
Sent:
To:
Trae's Email <tcorte@bellsouth.net>
Wednesday, March 17, 2021 5:00 PM
Hill, Casey; Britt, Justin
Subject: Fwd: The Verandas wetlands letter
[CAUTION] External Email. DO NOT click links or open attachments unless expected. Please use the "Phish Alert" button to report all
suspicious emails.
See below
Trae Corte
tcorte@ bellsouth.net
251. 751.2223
Begin forwarded message:
From: Tom Hemphill <ll671@bellsouth.net>
Date: March 17, 2021 at 3:12:11 PM CDT
To: Trae Corte <tcorte@bellsouth.net>
Subject: The Verandas
Mr. Corte
Please except this email of the follow environmental work complete for the entire Verandas project
(phase 1, 2, and 3)
The entire site has been delineated for jurisdictional wetlands in accordance to the 1987 Corps of
Engineers Wetland Delineation Manual
The wetland lines haven located and mapped
We have obtained the Corps approval and a wetland fill permit was issued for 2 lots requiring access
Wetland mitigation credits have been bought and recoded with the Corps
Thanks
Tom Hemphill REM
Bay Environmental, LLC
A Woman Owned Small Business
251-490-0900
• Print
Verification Status: Online Application Received
Date of Verification: 02/24/2021
Planner's Comments: zoning verification for subdivision development The Estates at the
Verandas Phase 2 and Phase 3
Page 2 of 2
Reviewed By: DJ Hart, Planning Technician
https://w""w4.citizenserve.com/ Admin/PrintLetter.jsp 2/24/2021
November 16, 2020
Casey Hill
Dewberry Engineers & Surveyors
25353 Friendship Rd.
Daphne, Alabama 36526
RE: Estates at the Verandas
Dear Ms. Hill:
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 Subdivision by AT&T.
This letter acknowledges that the above referenced Subdivision is located in an area
served by AT&T. Any service arrangements for the Subdivision will be subject to
later discussions and agreements between the developer and AT&T. Please be
advised that this letter is not a commitment by AT&T to provide service to the
Estates at the Verandas 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
October 19, 2016
Trae Corte
Re: Veranda Subdivision
Dear Mr. Corte
The City of Fairhope has the willingness and capability to serve your proposed
development on State Highway 104 with water service only.
If I can be of any further assistance, please do not hesitate to call me at 251-
928-8003.
FAIRHOPE PUBLIC UTILITIES
Dan McCrory
Superintendent Water Department
City of Fairhope
STATE HWY 104
COUNTYRD 33LEONARD LN MCPHILLIPSRDBOHEMAIN HALL RDCOUNTYRD 9OS
W
A
L
T
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SOUTH BLVD
LANGFORD RDBAUGHMAN RDLYRENELN
RACHELMYERS LNHARELNLINNRIDGE DRKENNETHKING LNTOLERRD WLACEY RDCOUNTY RD 48
City of FairhopePlanning Commission
April 5, 2021
¯LEONARD LNLANGFORD RDSD 21.19 - Fairhope Falls, Phase 8
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Planning Jurisdiction
¯
¯
^
Project Name:Fairhope Falls Ph8Site Data:10.84 acresProject Type:34-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:350639, 310029General Location:East side of Langford Rd. between Dressaga Way and Bridalwood Lane.Surveyor of Record:Dewberry EngEngineer of Record:Dewberry EngOwner / Developer:Leonard and Sharon Smart; TH Fairhope Falls 2018, LLC;Fairhope Falls Owners AssociationSchool District:Fairhope East, Middle, and High School Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries
1 SD 21.19 Fairhope Falls Ph8– April 5, 2021
Summary of Request: The owner and applicants are Leonard and Sharon Smart and 68 Ventures, LLC. Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 34-lot subdivision located on the east side of Langford Road just north of Dressage Way. It will connect to stub out streets in the approved preliminary plat of Fairhope Falls Subdivision Ph 4 and Ph 6. 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: - Review comments from Baldwin County were not submitted. - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage for phases 4-9 will utilize 3 detention ponds that will discharge through concrete weir outfalls structures to the immediate pond downstream eventually into a stilling basin before sheet flowing into existing wetlands. - The ponds as wet basins achieve the required 80% TSS removal. - 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 9,100 SF. - Amenities for Phase 8 include a passive recreation area labeled K to include bench seating. Amenity K was also in recently approved Phase 5 and Phase 6. - A traffic study was provided for preliminary approval of phases 4 and 5 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.
SITE DATA:
CUR RENT ZONING: UNZONED BALDWIN COUNTY (DIST 14)
MINIMUM LOT SIZE: 9100 SF
LI N. FT . STR EET S: 1,6 19 LF
NUMBER OF LOTS: 34
DENS ITY: 3 . 14 UN ITS/ AC
SMALLE ST LO T: 91 00 SF
LARGE ST LOT: 10,191 (LOT 463)
COMMO N AR EA: 1.88 AC (1 7.3 %)
TO TAL AR EA: 1 0 .84 AC
SETBACKS:
FRO NT: 30 FT
REAR: 30 FT
SI DE: 10 FT
SI DE ST REET : 20 FT
UTILI TY PROV IDERS :
WATE R SERV ICE: CI TY OF FA I RHOPE
SEWER SER VICE: BALDW IN COU NT Y SEWER SER VICE
EL ECTRIC SERVIC E: RIVIER A UTIL ITIES
TEL EPH ON E SER VICE: AT&T
GAS SER VICE: CI TY OF FAIR HOP E
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2 SD 21.19 Fairhope Falls Ph8– April 5, 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. Amenities are installed prior to acceptance of application for final plat.
---
I C.A.2 11 r= I d ~I A ~I I ·rr I "I ,, £1 .I ~, I ,, LEGEND: cRC 0 '.,Yi'>. --~ti!· () ® (,:;:) -f<tCD."''i.J Ut._t!; tit..MihV:.,· & L;1:;:."!,l,NCt. (<) -1N.<>mu,;,1nvr -!.I/.!' tiC'Ji< CERTIRCATE OF APPROVAL BY THE COUNTY ENGINEER 243 244 FAIRHOPE FALLS WEST, PHASE 4 (PENDING) S89"28'57"E CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: -[ I. 'C:~s1:::tC), ~.s A., -1cn z:c JY (;A_(;'~; ·1 C<K '1P' =-~1· ]:)~.rio. lff(COY 11.r,1:h'CS 111: 1-:, ... : tJi\\/F<C ,\S OF"r-1(:F~ 0\ T-F ">17-11\ "'If.-n-, -F~~=v /,"·PFi(:V~S T-F ;;1--II\-, AT F:'I~ --1~ ~F'."'.'.l~~\J'; Cl s .... v1 II, Ill ~u11t. ll OIi C () 1:/1. I)~;'! COl.'ll", fllAlAVA, 1111':i :AYO CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR 71: IJ\OC<SIC11:o. i,S ~rcc-c1 ::;--C C!i,LY,>,·J CC.Jf\-Y =_NHIN·~ ,,-.: ZO\I\JC )Cp,,rrn ... :t.T. 11:1cov -"-'',<()\t.~ 1-1:. '-',1 -r'I '_A -~ 1-l t-<lC:.:t-(LlltC 0-9~11:.1\ t-:. '~~b'-1:. :.HI~:. 0-1:!_A __ ~,·,.-r-. C(;U\I". A-"=A\lA. CERTIFICATE Of APPROVAL BY THE FAIRHOPE PLANNING COMMISSION HS l'l.t.. -.-'IS cllHI SUl:>lil 1:.J V A\li CC'l';ll:l:.t-<lU :Y 1-t. ti Y , __ ,._\NI\C :;:..:~ltll:i~l~N :;--Ah-1:;l'I:.. _,. __ A3AVA. ,\\C S ;._f..,'!:JVED :v s.,,ct-CCMV<os::m. CURVE TABLE: A TH TH C1 216.00 c, 101.08 CJ 12.07 C4 5.25 C5 16.54 C6 14.96 Cl 28.96 CB 10.29 I lj ~ 11 ~I 11 CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTIUTIES (GAS): C9 .39.27 C10 39.27 I~! 0 i3 0:: 0 0:: 0 u. (!) z :5 d a 11 c/1 CERTIFICATION Of OWNERSHIP AND DEDICATION: SWART, L£CNAIC ~-_,. __ St.14-~T S-P..RO',, T-E O>'>'N~~s o~ T-:: _O.N) S-0\>:\ ,,r,.; 1:1 !>Cl<llll; l'I II f-'IA, t,S ::,,u:; ; Ill SAi/i :; Ill s_,',1 '1; f,I\; ~.Jll\11:1) i\S 11\Jl;:A I; 111<1:JN. Ii() C, Ill~ l" N;,<,\;;~,1 I)(~ A\; .1.r.:r-J;( SM.'E ue:::i 7-E )ESC\ .AN::: TI7.:: -ER:::::r,. 1,ccr:::::. AtD )::r:-1:::ATES ~.LL EASH'Ctrs FO~ TH:: ruRros::s H::~E'I s::-FCR--. -~C(i'~/:~;~ t~ K, >'-'~~l~fS ~'\.'r\ici:1;1,.;I ;·:h}'ll\\11·, N:) fl: H---:f 'I Cf< ACKNOWLEDGEMENT OF NOTARY PUBLIC: CIV:I\ 1.-i::~ ~y 11,'-.\0 AN) NO-A11AL s:,t,L Tll5 ___ :1-:~ c~ , ?O C11 .31.65 C12 7.62 C13 0.79 CERTIRCATE OF APPROVAL BYTElEPHONE (AT&l): ;\H:T l-~RE3Y A..,..,FCV[S T-~ i,17-11\ r.r =-:::R --1[ rl I: :;1 HA ~it" '""JUf.lY, ,\li\llMU,, I!; CERTIFICATE Of APPROVAL BY RIVIERA UTILITIES (ELECTRlq: L TII 11=-:=; w~=-~v ..... rr'!:;v=-s n-=--,~17-1 -i r11-.-:> I 1::1 OI IJ.-'·.1 :,•:,,, :::;U\ ", /\I ,'.l!f..~1/-., I II'' CERTIFICATE Of APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): l-l>RFAY f.==~o--,T-s 11111 ;11,, c:,_1·, r CERTIFICATE OF APPROVAL BY BALDWIN COUNTY SEWER SERVICE: :::OU\T" t<7-E Cl:C<" A ·ro·.-1:$ :::F 8~.LD'i,1 ~:CUNT". SURVEYOR: DEWBERRY 25J53 FRIENDSHIP ROAD DAPHNE, AL 36526 VICTOR L GERMAIN, PL$ UC. NO. J847J JASON N. ESTES. P[ L/C. NO. 2271◄ OWNER: SMART, L£0NARD ETAL Sw.RT, SHARON 12640 ST HWY 104 FAIRHOPE, AL J6SJ2 SITEDATA; Ci..,RRE~T ZONING: UN70NFn flAIJJWIN cour,.ry (f)IST 1L) vll~IMJM _OT SIZ[: 9100 SF JN. r-. STR[[TS: 1,6'9 Lr \JU,tB::R OF LOTS: 34 DENSITY: 3. 14 UNITS/ AC SWALLEST LOT: 9100 SF ...ARGES-_OT: 10,' 91 (LOT 463) CO\iMON AR[A: \.88 AC (17.3¾) TO-A_ AR":..A: 'C.84 AC SETBACKS: FRONT: 30 FT REAR: 30 F-SIDE: 1 D rT SIDE STREC:T: LO • I UTILITY PROVIDERS: WATER S:.RVICE: CITY or FAIRI--CPE SEWER SERVICE: AAI DWIN COUNTY SFWFR SFRVICF EL.::C-RIC SERVICE: R VIERA UTI_ITIES -F FPHON~ SFRVICF: AT&T GAS SERVIC:: CITY Of ~AIR-IO"E i I ,-, ]28 ]29~ 3]0 ]]I I ]24 ]ZS __l_ R.OOD CERTIRCA TE: ~'...'.:.-----_A_ (M) N89'50'29"W 1303. ;; v--(S/ ;\8Cf'4.C;i'4,{/',y 1~01.J;)' GENERAL NOTES: THERE IS DEDICATED HEREWITH /J. 15 fOOJ DRAINAGE/UTILll'I' EASEMENT OH /J.LL LOT Ul'IESADJACENT 10 ilGHT-OF-WAYS ANOA lSfOOT !7.SfOOTEACI-ISIOE) ORAINAGE/VTI.IIYl'ASEMEWI ALONG All SIDE LOT UNES, UNl85S A G~AIER WlDTK IS SHOWN HEREON. ]26 ]27 ]]2 ]]] --i I FAIRHOPE FALLS WEST, PHASE 6 (PENDING) L_ --~ --SURVEYOR'S NOTES: POINT OF COMMENCEMENT (M) N89"57'23"W 1330.56' (S) N/-}9/57',?)"V/ 1."UC.79' +--7 18 8 17 ]]4 I 11 I ' I IC I I I/ 1!°0• 1 1----/ 1 :,;:q 459 'L~ 458 ,-..,.--/-'---e"-="=.--~--, / t5q' / 10 :::j ,loo sr '9 :::j / 9100 sr I i~J Fftafi•/q~/F"rl'&?n :::j / rri: 1' I I rr,~I, 0 60 l""a~ -120 180 I '·;-----. ~ I I ---;--/ I i ~-1 25 I I I I I I I I : I CA.I I I I I I N w E s vi'1 / 70-;-" ) ---1 I "--i-1--=+---'L--'-"-;+1 .::.._---1,..__.,F-'----,LL--J..:..:.~--1.-+-+---,fl--+-+--'-:'-,e-+:..,,-,,+.-r 1~1; 1 li.0Ao1 / I I I I I I I I I I I ; I ~'.~!f :1 1: m: 89.99 l / 1 NB {4_2rze1r. 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PROJ MGR C.C.B. u Dewberry· SCALE 1"=60' PROJ. N0.50125554 15353FriendshlpRoacl Daptine,AL}(,~6 FILE PHB PREUII i51.990.9950 hni:i51.929--9815 SHEET 1 OF 1
ROADWAY•STA••••EROSION AND SEDIMENT CONTROL NOTESUTILITIESE 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. PRELIMINARY-NOT FOR CONSTRUCTION 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. 11. THE CONTRACTOR SHALL SUBMIT A MATERIALS LIST TO THE UTILITY OWNER FOR APPROVAL. SAID APPROVAL SHALL BE FORWARDED TO THE ENGINEER OF RECORD OR HIS REPRESENTATIVE. 12. THE UTILITY OWNER'S CURRENT SPECIFICATIONS SHALL SUPERSEDE ANY DETAILS SHOWN HEREIN. 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. IDewbany· f-SEAL SCALE f-25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( --' --' LL co 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 JLC JNE CCB DRAWN BY APPROVED BY t-CHECKED BY DATE FEBRUARY 2021 TlnE GENERAL NOTES PROJECTNO. 50125554 81 SHEET NO.
OVERLAPPING ASPHALTE D C B A 1•-0• PEDESTRIAN EASEMENT! 2 3 4 if------------------------------------------"":...lillilil...C"----"'"'--------------------------------------------j is ~f--------------------~2•~·-=o·-----------------------t--------------------~2=•·-~o~· -------------------"'1 REC'D STREET TREES (BY OTHERS) ••• NO RED SOIL/CLAY WITHIN 100' OF WElLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE. CRUSHED AGGREGATE BASE SHALL BE USED IN AREAS NOTED REQ'D STREET TREES (BY OTHERS) 5 11•-o• PEDESTRIAN EASEl.!ENT TI~g l ~~-+-1:S"f"""----"'--'""-"'"--------t--------.~~~h,-+-t-'--'-===--=:=""==---;,:I,_ :111 =f II I I Ii' W CENTER LINE & PROFILE GRADE LINE ,-• 9 ,11 11 I I ,WTTT-TTT-1 I Jil~. ,lliW I EXISTING 8 , ,, _., ,_l, .111 11 U CONCRETE VALLEY GUTTER TYPE 'A' •WATER & SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER & SEWER PLAN FOR LOCATIONS. COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN THIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFALL LEACH ZONES. -------------------- - ---TTT-TTT ITT ITT m..,111,11lli11i'll11i'll11i'll11i'll11i' Ill 111--111w11r PICAL ROADWAY SECTION '-a• PLUS PIPE DIAMETER MINIMUM PERFORATED UNDERDRAIN PIPE W/ SOCK REQ'D ASPHALT PAVING ••LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. 1/4" N.T.S. 7'-6" 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". 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. ADDITIONAL CURB INFORMATION 1. 3,000 P.S.I. CONCRE1E 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 MA1ERIAL TO BE USED WHERE NEW CONSTRUCTION MEETS EXISTING. 6. OMITTED. 7. OMITTED. 8. STRIP EXISTING TOPSOIL, THICKNESS VARIES. 9. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS. 10. OMITTED. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· SEAL SCALE NO. REVISIONS 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( -' -' LL co i-: w UJ 0::: 0 0... Cf) 0~ ~ a.. I a.. > a::: "St co <( LL N/A DESCRIPTION -' <( ui a.. 0 I 0::: <( IL DATE JLC JNE CCB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TlnE TYPICAL ROADWAY SECTIONS & DETAILS PROJECTNO. 50125554 82 SHEET NO.
I C.A.2 11 r= I d ~I A ~I I ·rr I "I ,, £1 .I ~, I ,, LEGEND: cRC 0 '.,Yi'>. --~ti!· () ® (,:;:) -f<tCD."''i.J Ut._t!; tit..MihV:.,· & L;1:;:."!,l,NCt. (<) -1N.<>mu,;,1nvr -!.I/.!' tiC'Ji< CERTIRCATE OF APPROVAL BY THE COUNTY ENGINEER 243 244 FAIRHOPE FALLS WEST, PHASE 4 (PENDING) S89"28'57"E CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: -[ I. 'C:~s1:::tC), ~.s A., -1cn z:c JY (;A_(;'~; ·1 C<K '1P' =-~1· ]:)~.rio. lff(COY 11.r,1:h'CS 111: 1-:, ... : tJi\\/F<C ,\S OF"r-1(:F~ 0\ T-F ">17-11\ "'If.-n-, -F~~=v /,"·PFi(:V~S T-F ;;1--II\-, AT F:'I~ --1~ ~F'."'.'.l~~\J'; Cl s .... v1 II, Ill ~u11t. ll OIi C () 1:/1. I)~;'! COl.'ll", fllAlAVA, 1111':i :AYO CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR 71: IJ\OC<SIC11:o. i,S ~rcc-c1 ::;--C C!i,LY,>,·J CC.Jf\-Y =_NHIN·~ ,,-.: ZO\I\JC )Cp,,rrn ... :t.T. 11:1cov -"-'',<()\t.~ 1-1:. '-',1 -r'I '_A -~ 1-l t-<lC:.:t-(LlltC 0-9~11:.1\ t-:. '~~b'-1:. :.HI~:. 0-1:!_A __ ~,·,.-r-. C(;U\I". A-"=A\lA. CERTIFICATE Of APPROVAL BY THE FAIRHOPE PLANNING COMMISSION HS l'l.t.. -.-'IS cllHI SUl:>lil 1:.J V A\li CC'l';ll:l:.t-<lU :Y 1-t. ti Y , __ ,._\NI\C :;:..:~ltll:i~l~N :;--Ah-1:;l'I:.. _,. __ A3AVA. ,\\C S ;._f..,'!:JVED :v s.,,ct-CCMV<os::m. CURVE TABLE: A TH TH C1 216.00 c, 101.08 CJ 12.07 C4 5.25 C5 16.54 C6 14.96 Cl 28.96 CB 10.29 I lj ~ 11 ~I 11 CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTIUTIES (GAS): C9 .39.27 C10 39.27 I~! 0 i3 0:: 0 0:: 0 u. (!) z :5 d a 11 c/1 CERTIFICATION Of OWNERSHIP AND DEDICATION: SWART, L£CNAIC ~-_,. __ St.14-~T S-P..RO',, T-E O>'>'N~~s o~ T-:: _O.N) S-0\>:\ ,,r,.; 1:1 !>Cl<llll; l'I II f-'IA, t,S ::,,u:; ; Ill SAi/i :; Ill s_,',1 '1; f,I\; ~.Jll\11:1) i\S 11\Jl;:A I; 111<1:JN. Ii() C, Ill~ l" N;,<,\;;~,1 I)(~ A\; .1.r.:r-J;( SM.'E ue:::i 7-E )ESC\ .AN::: TI7.:: -ER:::::r,. 1,ccr:::::. AtD )::r:-1:::ATES ~.LL EASH'Ctrs FO~ TH:: ruRros::s H::~E'I s::-FCR--. -~C(i'~/:~;~ t~ K, >'-'~~l~fS ~'\.'r\ici:1;1,.;I ;·:h}'ll\\11·, N:) fl: H---:f 'I Cf< ACKNOWLEDGEMENT OF NOTARY PUBLIC: CIV:I\ 1.-i::~ ~y 11,'-.\0 AN) NO-A11AL s:,t,L Tll5 ___ :1-:~ c~ , ?O C11 .31.65 C12 7.62 C13 0.79 CERTIRCATE OF APPROVAL BYTElEPHONE (AT&l): ;\H:T l-~RE3Y A..,..,FCV[S T-~ i,17-11\ r.r =-:::R --1[ rl I: :;1 HA ~it" '""JUf.lY, ,\li\llMU,, I!; CERTIFICATE Of APPROVAL BY RIVIERA UTILITIES (ELECTRlq: L TII 11=-:=; w~=-~v ..... rr'!:;v=-s n-=--,~17-1 -i r11-.-:> I 1::1 OI IJ.-'·.1 :,•:,,, :::;U\ ", /\I ,'.l!f..~1/-., I II'' CERTIFICATE Of APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): l-l>RFAY f.==~o--,T-s 11111 ;11,, c:,_1·, r CERTIFICATE OF APPROVAL BY BALDWIN COUNTY SEWER SERVICE: :::OU\T" t<7-E Cl:C<" A ·ro·.-1:$ :::F 8~.LD'i,1 ~:CUNT". SURVEYOR: DEWBERRY 25J53 FRIENDSHIP ROAD DAPHNE, AL 36526 VICTOR L GERMAIN, PL$ UC. NO. J847J JASON N. ESTES. P[ L/C. NO. 2271◄ OWNER: SMART, L£0NARD ETAL Sw.RT, SHARON 12640 ST HWY 104 FAIRHOPE, AL J6SJ2 SITEDATA; Ci..,RRE~T ZONING: UN70NFn flAIJJWIN cour,.ry (f)IST 1L) vll~IMJM _OT SIZ[: 9100 SF JN. r-. STR[[TS: 1,6'9 Lr \JU,tB::R OF LOTS: 34 DENSITY: 3. 14 UNITS/ AC SWALLEST LOT: 9100 SF ...ARGES-_OT: 10,' 91 (LOT 463) CO\iMON AR[A: \.88 AC (17.3¾) TO-A_ AR":..A: 'C.84 AC SETBACKS: FRONT: 30 FT REAR: 30 F-SIDE: 1 D rT SIDE STREC:T: LO • I UTILITY PROVIDERS: WATER S:.RVICE: CITY or FAIRI--CPE SEWER SERVICE: AAI DWIN COUNTY SFWFR SFRVICF EL.::C-RIC SERVICE: R VIERA UTI_ITIES -F FPHON~ SFRVICF: AT&T GAS SERVIC:: CITY Of ~AIR-IO"E i I ,-, ]28 ]29~ 3]0 ]]I I ]24 ]ZS __l_ R.OOD CERTIRCA TE: ~'...'.:.-----_A_ (M) N89'50'29"W 1303. ;; v--(S/ ;\8Cf'4.C;i'4,{/',y 1~01.J;)' GENERAL NOTES: THERE IS DEDICATED HEREWITH /J. 15 fOOJ DRAINAGE/UTILll'I' EASEMENT OH /J.LL LOT Ul'IESADJACENT 10 ilGHT-OF-WAYS ANOA lSfOOT !7.SfOOTEACI-ISIOE) ORAINAGE/VTI.IIYl'ASEMEWI ALONG All SIDE LOT UNES, UNl85S A G~AIER WlDTK IS SHOWN HEREON. ]26 ]27 ]]2 ]]] --i I FAIRHOPE FALLS WEST, PHASE 6 (PENDING) L_ --~ --SURVEYOR'S NOTES: POINT OF COMMENCEMENT (M) N89"57'23"W 1330.56' (S) N/-}9/57',?)"V/ 1."UC.79' +--7 18 8 17 ]]4 I 11 I ' I IC I I I/ 1!°0• 1 1----/ 1 :,;:q 459 'L~ 458 ,-..,.--/-'---e"-="=.--~--, / t5q' / 10 :::j ,loo sr '9 :::j / 9100 sr I i~J Fftafi•/q~/F"rl'&?n :::j / rri: 1' I I rr,~I, 0 60 l""a~ -120 180 I '·;-----. ~ I I ---;--/ I i ~-1 25 I I I I I I I I : I CA.I I I I I I N w E s vi'1 / 70-;-" ) ---1 I "--i-1--=+---'L--'-"-;+1 .::.._---1,..__.,F-'----,LL--J..:..:.~--1.-+-+---,fl--+-+--'-:'-,e-+:..,,-,,+.-r 1~1; 1 li.0Ao1 / I I I I I I I I I I I ; I ~'.~!f :1 1: m: 89.99 l / 1 NB {4_2rze1r. 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SHOSHONEY AVE3363373383393403413423433443453463473715 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X FEET200501002 I I I I --E I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ·.1 I 7. f,, r l,-/ !; I I:. I• I " ;I I I I I I I I I I I I I I +. I I I I I I I I I I I I D I I I I I C / I I / I I SF I I l I I I I I /_ 1 I I I I I I / / I I I B I I I I I I _i I ' I / / I / / / / / / / / / I I / / / A / . I s/ -P-; ,. / / .. I I s I / / I I I I / / I / I I / / / I I / / I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I -+ I I I I I I I I ( I I I I I I I I I I I -! I I I I I I / I I I I I I I I I I I I I I I I I I I I I I I I I f I I I I I I I ' I 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 I I; I . . I I I 3 I --!-_l I I I I I 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 I I I I I I I / I I I I I I I I I 4 I I I I I I I I I I 5 LEGEND (BMPs) ~ CONSTRUCTION EXIT ~ t::!::I (20'x50' MINIMUM) ~ @) CURB INLET PROTECTION --~ SILT FENCE (TYPE "A") -~ STRAW WATTLES 0 ~ HAYBALES DPICAI PRACTICES ANQ MAINJENANCf· 1. CONSTRUCTION EXIT INSTAU. PRIOR TO LAND DISl\JRBING ACTIVITIES. GRADE, COMPACT AND ADO ROCK AS NEEDED TO MAINTAIN ADEQUATE GROUND COVER, REDUCING 'vEHIClE TRACKING. 2 D'Pf -,.-SH I ffNCf-INSTALL AS INDtCATID ALOHC PERIMETER OF DISTI.IRBEO AREAS. REMO'-£ SEDIMENT WHEN IT REACHES ½ HEIGHT OF F'ENCE. REPAIR OR REPLACE DAMAGED AREAS IMMEDIATELY TO MAINTAIN ADEQUATE RETENTION OF' SEDIMENT ANO PROlECTION Of SENSITIVE AREAS. 3. INLET PROJtCTION INSTALL PRE-ROAD PROlECllON CURB INLET PROTECTION IN A lU,E. Y MANNER. REPAIR OR REPLACE DAMAGED OR SEDIMENT LADEN DEVICES. REMO\€ SEDIMENT THAT SETI1£S NEAR INL£TS IMMEDIA ID. Y. 4. BfMQYf SEDIMENT THAT LEA\£S OISnJRBEO AREAS IMMEDIATELY TO PREVENT OR REDUCE OFfSITE IMPACTS, ESPECIALLY IN ROAD WAYS. !S. SEEP AND MP! CH OR PERMANENT YEGfIADPN APPLY TEMPORARY SEED AND MULCH TO AREAS LEFT DISnJRBED FOR LONGER THAN 10 DAYS. PLANT SEASONALLY APPROPRIATE VEGETATION. REPLANT AS NEE0£D IF VEGETATION FAILS. INSTALL PERMANENT VEGETATION AS SOON AS FINAL GRADING COMPLETE. = CONTRACTOR SHALL FOLLOW THE PHASING SEQUENCE BELOW: PHASE 1: PHASE 2: PHASE 3: ~ A) INSTAil. PERIMETER SILT FENCE AND CONSTRUCTION ENlRANCE. B) C) A) B) C) A) B) C) APPL y TEMPORARY SEED AND MULCH TO AREAS un DtSTURBEO FOR LONGER THAN 10 DAYS. Pl.ANT SEASONALLY APPROPRIATE VEGETATION. REPLANT AS NEEDED F \IEGETATION FAILS. INSTALL PERMANENT VEGETATION AS SOON AS FINAL GRACING COMPLETE LAKE EMBANKMENT, SWALES. ANO DITCHES MUST BE SODDED. ALL DETENTION BASIN SLOPES MUST BE PERMANENTI. Y STABILIZED PRIOR TO FlNAL INSPECTION, CONTRACTOR SHAU. BE RESPONSIBLE FOR KEEPING THE SITE a.EAN AND FREE OF CONSTRUCllON DEBRIS AND lRASH. All O£BRtS SHAU. BE PL.ACED IN ON-SIT£ DUMPSTER OR REMOVED. BMP'S SHOULD BE INSPECTEO DAILY, ANY ITEM NEEDING MAINTENANCE SHAU. BE ADDRESSEO EACH DAY. CUT/FILL SITE TO SUB-GRADE, INSTALL ALL UNDERGROUND UTILITIES ANO STORM DRAINAGE. INSTALL TEMPORARY BMP'S, (SEDIMENT lRAPS. INLET PROTECTION) INSTALL BUILDING SLABS, CURB ANO GUTTER. CONTAIN AND/OR REMOVE All CONSTRUCTION DEBRIS. All DISTURBED AREAS HAVE BEEN GRADED AND PERMANENT VEGETATION IS WEL1.. ESTABUSHEO IN ALL AREAS OF PRo...ECT. ALL CONSTRUCTION DEBRIS REMOVED. ALL SEDIMENT AND EROSION CONTROL DEVICES REMOVED. (SILT FENCES, SEDIMENT TRAPS,ETC.) AODl110NAL REQUIREMENTS ARE SHOWN IN THE CBI.IP PlAN 1HAT SHALL BE ADHERED TO. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany-SEAL SC.AJ...E 25353 FRIENDSl-l,P ROAD DAPf,t,IE,Al..36521! 251.990.9950 en _J _J c.:i <( -' -' LL -' 00 ,-: <{ W LU a:: w-i5 a.. a.. Cf) 0 0~ ~ :r: a:: :ca.. a.. ~ > 0:: ;-2; <( LL ----SCALE: 1' = 50' NO. DESCRIPTION DATE REVISIONS DRAWN BY JLC APPROVED BY JNE CHECKED BY CCB OATE FEBRUARY 2021 TITLE OVERALL BEST MANAGEMENT PRACTICES PROJECTNO. 50125554 C2 SHEET NO.
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464465466467468469470471472473474475476478477479480481482483484485486487454455456457458459460461462463BURNEY ROADTELUGA AVENUESELFOSS ROADBURNEY ROAD219218258257256255254253252338339340342343344345346347UESELFOSS ROAD5T4U3B3T3V3A3Y2Z2X2W3X3U4V2W2584849507067697684777885STRUCTURE TABLEID NO.T3U3V2W2W3X3DETAILSINSTALL S1 INLETSTA: 69+72.57 - BURNEY ROADTHROAT = 85.64PIPE 58 - INV IN = 79.47PIPE 77 - INV IN = 80.97PIPE 76 - INV OUT = 79.47INSTALL S1 INLETSTA: 69+99.51 - BURNEY ROADTHROAT = 85.97PIPE 77 - INV OUT = 81.34INSTALL S1 INLETSTA: 13+40.00 - TELUGA AVETHROAT = 70.14PIPE 48 - INV OUT = 65.19INSTALL S1 INLETSTA: 13+40.00 - TELUGA AVETHROAT = 70.14PIPE 49 - INV IN = 64.19PIPE 48 - INV IN = 64.19PIPE 47 - INV OUT = 64.19INSTALL S1 INLETSTA: 12+50.00 - SELFOSS ROADTHROAT = 77.41PIPE 78 - INV OUT = 71.95INSTALL S1 INLETSTA: 12+78.00 - SELFOSS ROADTHROAT = 76.46PIPE 84 - INV IN = 67.75PIPE 78 - INV IN = 71.75PIPE 85 - INV OUT = 67.75STRUCTURE TABLEID NO.Y2Z2DETAILSINSTALL S1 INLETSTA: 66+17.54 - BURNEY ROADTHROAT = 80.69PIPE 69 - INV OUT = 76.13INSTALL S1 INLETSTA: 66+17.54 - BURNEY ROADTHROAT = 80.69PIPE 69 - INV IN = 75.13PIPE 70 - INV IN = 75.13PIPE 71 - INV OUT = 75.13STRUCTURETABLEID NO.A3B3T4U4X2DETAILSINSTALL YARD INLETRIM = 81.80PIPE 67 - INV IN = 75.80PIPE 70 - INV OUT = 75.80INSTALL YARD INLETRIM = 85.15PIPE 67 - INV OUT = 81.15INSTALL YARD INLETRIM = 91.21PIPE 57 - INV IN = 85.21PIPE 58 - INV OUT = 85.21INSTALL YARD INLETRIM = 71.60PIPE 50 - INV IN = 65.60PIPE 49 - INV OUT = 65.50INSTALL YARD INLETRIM = 76.05PIPE 50 - INV OUT = 72.05PIPE TABLEPIPE NAME484950586769SIZEINSTALL 24 LF OF 18" RCPINLET ELEV: 65.19OUTLET ELEV: 64.19INSTALL 11 LF OF 18" RCPINLET ELEV: 65.50OUTLET ELEV: 64.19INSTALL 123 LF OF 18" RCPINLET ELEV: 72.05OUTLET ELEV: 65.60INSTALL 143 LF OF 24" RCPINLET ELEV: 85.21OUTLET ELEV: 79.47INSTALL 126 LF OF 18" RCPINLET ELEV: 81.15OUTLET ELEV: 75.80INSTALL 24 LF OF 18" RCPINLET ELEV: 76.13OUTLET ELEV: 75.13PIPE TABLEPIPE NAME707677788485SIZEINSTALL 11 LF OF 18" RCPINLET ELEV: 75.80OUTLET ELEV: 75.13INSTALL 57 LF OF 30" RCPINLET ELEV: 79.47OUTLET ELEV: 79.27INSTALL 32 LF OF 18" RCPINLET ELEV: 81.34OUTLET ELEV: 80.97INSTALL 33 LF OF 18" RCPINLET ELEV: 71.95OUTLET ELEV: 71.75INSTALL 230 LF OF 30" RCPINLET ELEV: 75.65OUTLET ELEV: 67.75INSTALL 317 LF OF 30" RCPINLET ELEV: 67.75OUTLET ELEV: 57.99STRUCTURETABLEID NO.V3DETAILSINSTALL JUNCTION BOXRIM = 84.16PIPE 76 - INV IN = 79.27PIPE 84 - INV OUT = 75.65FEET100'050'EXISTING STORMWATERPIPEEXISTING STORMWATERPIPEEXISTING STORMWATERPIPEEXISTING DRAINAGESTRUCTUREEXISTING STORMWATERPIPEFUTURE STORMWATERPIPEE D C B A I I' ' I' ...... I I 1/ I i7 t/ I I 1/ I I I I I I I INSTALL DRAINAGE SWALE •K• 3: 1 SIDE SLOPES 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_ 2 I I I I I I f / / / I I I 6 (EXISTINSl I I I .L__; _ ___; _ I I I I I I I I I I I I I I _[_ I I I '.t. 3 I -/-1 I 'I I I I I I I / I / I ; I I I I I I I I I I /I / I I I~ /I / I I A 4 5 PRELIMINARY-NOT FOR CONSTRUCTION I Dewbeny· SEAL SCALE 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J cj <( ...J ...J LL co i-: w UJ 0:: i5 0.... Cf) 0~ ~ I a.. a.. > a::: co co <( LL ...J <( ui a.. 0 I 0:: <( IL ·-·-NO. REVISIONS DESCRIPTION DATE JLC JNE CCB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TITLE OVERALL DRAINAGE PLAN PROJECTNO. 50125554 C3 SHEET NO.
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464465466467468469470471472473474475476478477479480481482483484485486487454455456457458459460461462463BURNEY ROADTELUGA AVENUESELFOSS ROADBURNEY ROADSSSSSSSSSSSSSSSS219218258257256255254253252338339340342343344345346347UESELFOSS ROAD5MH 32MH 31INSTALL 374 LF OF 8" PVC GRAVITYSEWER PIPE @ 2.11% SLOPEINSTALL 312 LF OF 8" PVC GRAVITYSEWER PIPE @ 3.27% SLOPES S S S S S S S
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S S S S S S S S S FEET100050INSTALL FIRE HYDRANTASSEMBLYINSTALL FIRE HYDRANTASSEMBLYREMOVE EXISTING PLUG &CONNECT TO EXISTING6" PVC WATER MAININSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAININSTALL 6" M.J. TEE & 6" M.J. GATE VALVEW/ MEGALUGSEXISTING MH 21REMOVE EXISTING PLUG &CONNECT TO EXISTING6" PVC WATER MAININSTALL FIRE HYDRANTASSEMBLYINSTALL 6" M.J. TEE &(2) 6" M.J. GATE VALVESW/ MEGALUGSREMOVE EXISTING PLUG &CONNECT TO EXISTING6" PVC WATER MAINREMOVE EXISTING PLUG &CONNECT TO EXISTING6" PVC WATER MAININSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAININSTALL 6" PVCWATER MAINEXISTING MH 17EXISTING MH 16INSTALL SEWER SERVICE(TYPICAL)INSTALL WATER SERVICE(TYPICAL)EXISTING SEWER SERVICEEXISTING 8" PVC SEWER PIPEEXISTING 8" PVC SEWER PIPEEXISTING 8" PVC SEWER PIPEE D C B A I I IP ~ I~ lg I~ ~ 10 I@ I~ I a.. I 8: I~ lw 1------oo-l <( II a.. L ___ _ IT --2 ,,.., r'I--· -----t .• 12-0l 1300 "1" 3 \' : . .. --7 I I I I I I ....... Cl z ~ x w <O w Cl) <( a.. ___ J 4 5 IDewbany· SEAL SCALE NO. REVISIONS 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J cj <( ...J ...J LL co i-: w UJ 0:: i5 0.... Cf) 0~ ~ I a.. a.. > a::: co co <( LL DESCRIPTION ...J <( ui a.. 0 I 0:: <( IL DATE JLC JNE CCB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TlnE OVERALL WATER & SEWER PLAN PROJECT NO. 50125554 PRELIMINARY-NOT FOR CONSTRUCTION C4 L_ _________________________________________________________________________________________ ___, SHEET NO.
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464465466467468469470471472473474475476478477479480481482483484485486487454455456457458459460461462463BURNEY ROADTELUGA AVENUESELFOSS ROADBURNEY ROADSSSSSSSSS219218258257256255254253252338339340342343344345346347UESELFOSS ROAD5FEET100'050'xxxxxxxINSTALL 5' SIDEWALKINSTALL 5' SIDEWALKINSTALL 5' SIDEWALKINSTALL STREET LIGHTINSTALL STREET LIGHTINSTALL STREET LIGHTINSTALL 5' SIDEWALKTIE TO END OFEXISTING SIDEWALKxxxxTIE TO END OFEXISTING SIDEWALKTIE TO END OFEXISTING SIDEWALKTIE TO END OFEXISTING SIDEWALKINSTALL 5' SIDEWALKINSTALL 5' SIDEWALKINSTALL STREET LIGHTINSTALL STREET LIGHTINSTALL STREET LIGHTINSTALL CURB RAMPS(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMP(SEE DETAIL)INSTALL CURB RAMPS(SEE DETAIL)INSTALL CURB RAMPS(SEE DETAIL)INSTALL STOP SIGN &(2) STREET SIGNSINSTALL STOP SIGN &(2) STREET SIGNSE I D I ~~ I~ 19 I~ I 0 I 0 w I Cl) I I C I I <( I I a.. L ____ B A I:. ,: 1.' •. . 6 (EXISTINGD ____ J_ 2 3 NOlES: ALL STREET LIGHTS SHALL BE LED ACORN FIXlURES ON BLACK POLES (DARK SKY FRIENDLY) ALL SIDEWALKS SHALL BE INSTALLED DURING SUBDIVISION CONSTRUCTION. -~ ---••••• .. ~'-/ PHASE 4( 8 I z ~ I x I w I1'=--------■ L-__,,_,'-----1 <O w Cl) I I <C I =E---1 a.. I I I _ __ _J so·xeo· FLAT LANDING REQUIRED AT END OF RAMP _J·.·.; .. ··• . .. i< .~:: ; : .... -•·. ·•.~.: .· ;", ·-. ·.-.;-: ; .. 4 5 5• 0 RAMP 12• 0 OUlER EDGES . '. ~: '",·: . . --~ .... PLAN VIEW NTS TRUNCATED DOME SURFACE PER ADA 12:1 MAX. 5• lHICK CONC PAVING 7 8" 6D"x6o• FLAT LANDING REQUIRED AT END Of RAMP ~ =····· _.-, f-1·-o· -4• THICK CONCRETE SIDEWALK SECTION "A-A" NTS NOTES SEE PLAN FOR LOCATION OF SIDEWALK &: HANDICAP RAMPS. ALL HANDICAP ACCESS AREAS SHALL COMPLY WITH ADA REGULATIONS THE VALLEY GUTTER SHALL BE MODIFIED TO PROVIDE ADA COMPLIANT SLOPE FROM BACK OF CURB TO FLOW LINE. THE RAMP SHOULD BE A CONTINUOUS POUR. NO JOINTS 'MLL BE ALLO'NED FROM THE EDGE OF PAVEMENT TO THE TOP OF THE RAMP. so·xso· FLAT LANCING REQUIRED AT END OF RAMP CONTINUOUS POUR-NO JOINTS FROM EDGE OF PAVEMENT TO TOP OF RAMP TRUNCA TEO DOME SURFACE 1/2" EXPANSION JOINT MATERIAL ISOMETRIC VIEW NTS TYPICAL CURB RAMP *ALL RAMP SLOPES SHALL MEET ADA REQUIREMENTS NOTES SEE PLAN FOR LOCATION OF SIDEWALK & HANDICAP RAMPS . ALL HANDICAP ACCESS AREAS SHALL COMPLY WITH ADA REGULATIONS THE VALLEY GUTTER SHALL BE MODIFIED TO PROVIDE ADA COMPLIANT SLOPE FROM BACK OF CURB TO FLOW LINE. ···:·•··•.·.•.·.t=-• SIDEWAU< .,.-··-/ . ·: . .-·_>:,.·,-. · .. ,· ... ·:. ·,<-.// r i r-t=-=-=-=-=-=-=-=-=-=-=-=-=-=-:--:2;;;0~·-;;o.:--=======:::----J A A B B 8 B B 8 A A l/4" MAX~-.... ' . · ... SA····W CUT OR TOOLED .-,r\__'--.,.-_-:_-_-_-_-_~_~_-_-__ OE OF PAVE.ENT ~.• .. : •. •.·.:·•.· ... ~ •. -•.-~: .. • .. • MAX. JOINT 1" MIN. OEPTH c~:i.:JL-:r·· '.<· I ct~~~::-:.t._t··:.t.· I , f p V•~~~~• == CONCRETE WALK DETAIL ALL SIDEWALKS SHALL BE INSTALLED DURING SUBDIVISION CONSTRUCTION SEE PLAN FOR LOCATION OF SIDEWALK & HANDICAP RAMPS ALL HANDICAP ACCESS AREAS SHA.LL COMPLY 'MTH ADA REGULATIONS TACTILE STRIPS A.RE REQUIRED. PRELIMINARY-NOT FOR CONSTRUCTION IDewbany· SEAL SCALE 25353 FRIENDSHIP ROAD DAPHNE,Al..36526 251.990.9950 en _J _J cj <( --' --' LL co .,_: w UJ 0:: i5 0.... Cf) 0~ ~ I a.. a_ > a::: co co <( LL --' <( ui a_ 0 I 0:: <( IL ·-·-NO. REVISIONS DESCRIPTION DATE JLC JNE CCB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TlnE SIDEWALK SIGNAGE & STREETLIGHT PLAN PROJECTNO. 50125554 cs SHEET NO.
WWWWWWWWWWWWWWWCommonArea 2Common Area 1154155156157158162163164165166167168169152153151WWLANGFORD ROADTTO CO RD 48ZONE X (SHADED)REGULATORYFLOOWAYZONE AE32 EXTERIOR IMPROVEMENTSSYMBOLDESCRIPTIONQTYDETAILSTANDARD PEDESTRIAN CONCRETE1,807 sfSTANDARD VEHICULAR CONCRETE699 sfPOOL DECK - STANDARD CONCRETE WITH COOL DECK FINISH 4,904 sfPOOL COPING180 lfPOOL SURFACE AREA2,013 sfPARKING AREA POROUS ASPHALT5,230 sfPOOL RAIL318 lf32-0132-0232-0332-0532-0632-0732-08REFERENCE NOTES SCHEDULE00150'300'N O R T HTREE PRESERVATION & REMOVAL PLAN1TREE PRESERVATION NOTESTREE PROTECTION FENCE - C2TREE SURVEY QISCI AIMER: 1. ALL TREE SURVEY INFORMA TlON HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY DEWBERRY. TREE PRFSERVA]ON /REMOVAi NOJFS· 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY, WHILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK. 2. SEE ATTACHED TREE PRESERVATION/REMOVAL CALCULATIONS ON SHEET TP500. 3. TREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED. 4. TREES SHALL NOT BE RE~OVEO PRIOR TO ISSUANCE OF PERMIT TO 00 SO. ,,,-REQUIRED SIGNAGE NQTfS: _.-~g~L-\ CHAIN LINK " FENCE TIE 1. Fencing to be installed priar to construction. Fencing type shall be chain link. 2. The fence shall be erected w/ o min. distance of 20' from the trunks of heritage trees & 1 O' from all other retained trees. If installing underground utilities near tree roots becomes a hardship, a soil auger shall be used to tunnel under tree roots. 3. All roots to be removed during site clearing &/or construction shall be severed cleanly at the perimeter of the protected radius. 4. Footers for walls shall end at the point where large roots are encountered, and the roots shall be bridged. Post holes and trenches located close to retained trees shall be adjusted to ovoid damage to major roots. 5. Fencing cannot be removed until land alteration, site clearing, and construction activities are complete. 0 1/t' -1·-0" 329333.13-01 TREE PRESERVATION CREDITS -Sec. 2O.5-4(m) Total Trees To Be Preserved: Total Tree Credits earned; ru!!! !lliM = ... """""' 'IIJ"pii.11"1,1 12· Cl,uerat!i ....... .,. LS" Quere:u, waini.lNI ,.,.. <lu<mn \IWpn,l.11"1,1 ,.. Cluerws ....... .,. , .. Querws ....... .,. ,.. ""'""' llll'gil'l,ilina ,r """"'" ...... .,. ... Querws ....... .,. , .. Quere:us Wvn,ilna 4Q' o,.,..,., ........ 42" Outrtu$ virg_inbna 44• 0.,emi, ...... .,. TREE REMOVAL Total TrNI Ta s. R.,.,..°"ed: f9Qf TrN Ot-tiltJ; ~QMMQN NAME Q!Y Uv-10.1: IJwO.k-Twin u.eo., 1mo., UveO.t u..o., UveO.~ u..o., u..o., UveO..t UveO.k LhreO..t UveO.t CREDITS PER TREE QA.ti ~ ~ COMMON NAME 9IY. DEBITS PER TREE 40"' Quere:us wgitl,ilna live C>.lk-lwin 5 18Trees 58Credlts TOT AL CREDITS 12 5 15 1 Trees SDebits ~ \--Sc_a_le-,-1----1-50-·------------------------------------------------------------------------------------------------------------_J~~!:-~=:='.===~1 rn landscape architecture land planning r~T~ plocemoking ,= Foley.Alabama r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.wos-design.com Ro,I ____ -----------No. Date Revisions / Submissions _ OB.25.2O _CIIY_S_UB_M_ITI_AL _____ _ 09.15.20 CIIY RE-SUBMITTAL ----_ 10.29.20 CIIY RE-SUBMITTAL ---------------------------------------------YTW ,...,, LCW Checked 203163-099 Project No. 08.25.20 Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TP100
WWWWWWWWWWWWWWWCommonArea 2Common Area 1154155156157158162163164165166167168169152153151WWLANGFORD ROADTTO CO RD 48ZONE X (SHADED)REGULATORYFLOOWAYZONE AE32 EXTERIOR IMPROVEMENTSSYMBOLDESCRIPTIONQTYDETAILSTANDARD PEDESTRIAN CONCRETE1,807 sfSTANDARD VEHICULAR CONCRETE699 sfPOOL DECK - STANDARD CONCRETE WITH COOL DECK FINISH 4,904 sfPOOL COPING180 lfPOOL SURFACE AREA2,013 sfPARKING AREA POROUS ASPHALT5,230 sfPOOL RAIL318 lf32-0132-0232-0332-0532-0632-0732-08REFERENCE NOTES SCHEDULE00150'300'N O R T HLANDSCAPE PLANTING PLAN1GENERAL NOTESLANGFORD ROAD LANDSCAPE BUFFER PROFILE1I , / I / , 6' HIGH WOODEN FE ' r / i / i , W/ EVERGREEN HED 1 , /, /./ ,,/ , / , ON. LAJ'lGFORD RD,. ~IDE, , i / ,1 /j /'I ,/l ,. 1_,L!JtJ~-~J"=l ~~~~ir:~~~ ____..,. ~-/ I ; I \,\1 .. ROAD PROPERTY BOUNDARY CENTERLINEl PROPERTY BOUNDARY PROPOSED LOT LINE~ PROPOSED 6' HIGH FENCE PROPOSED EVERGREEN , HEDGE ! C --I 10•-5• 110.-6.. I ~ ----I 20'-3" -----1-TRAVEL TRAVEL -1---18'-10" -----1-25' LANDSCAPE BUFFER J LANE LANE TREE PLACEMENT NOJES· 1.) ALL TREES SHALL BE 15 GAL AND/OR 1.S--2.S-DIA AT THE TIME OF PLANTING. 2.) TREES SHALL BE PLANTED EVERY 25' FROM INTERSECTIONS. A TREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER THAN 10'. DEVELOPER RESERVES THE RIGHT TO UTILIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3.) TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE CITY HORTICULTURIST. 4.} ALL TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS 'M-,ERE PLANTING STRIPS ARE OPTIONAL AND NOT PRO\IIDED, SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6.) PER TREE ORDINANCE, SMALL TREES WILL BE PLANTED IN BETVtEEN WALK AND CURB AREAS LESS THAN 5 FEET. MEDIUM TREES CAN BE PLANTED BElWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANTED IF AREA BETWEEN WALK AND CURB IS 7 FEET OR MORE (SEE ORDINANCE FOR LIST). 7.) DEVELOPER SHAU. BE RESPONSIBLE FOR WATERING TREES PRIOR TO SUBDI\IISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. TREE PRPIICilPN NPJIS· 1.) TREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED AND SHALL RECEIVE THE TREE PROTECTION AS DETAILED ON THIS SHEET. NO DIGGING TRENCHING OR OTHER SOIL DISTURBANCE SHAU. BE All.OWED IN THE FENCED AREA. 2.) TREES SHALL NOT BE REMOVED PRIOR TO ISSUANCE OF PERMIT TO DO SO. THE CITY OF FAIRHOPE UTILIZED THE FOLLOWING RESTITIJTION REQUIREMENTS FOR TREES THAT ARE REMOVED WITHOUT A PERMIT. 3.) ANY PERSON WISHING TO REMOVE OR RELOCATE A SIGNIFICANT TREE SHALL MAKE A YIRITTEN APPLICATION WITH THE OTY HORTICULTURIST. THE APPLICATION SHALL INCLUDE A LANDSCAPE PLAN. THE CITY HORTlCUL TURI ST MUST APPROVE OR DENY THE PERMIT WITHIN 14 WORKING DAYS AFTER RECEIPT OF APPLICATION. \--Sc_a_le-,-1----1-50-.------------------------------------------------------------------------------------------------------------_Jl....l~-!:~==!:===~1 rn londscopeorchitecture londplonning r~T~placemaking ,= Foley.Alabama r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com Ro,I ____ -----------No. Date Revisions / Submissions _ 0B.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 132 Lagerstroemia indica `Natchez` `Natchez` Crape Myrtle 30 gal 2"Cal 12` Standard, full headLT 93 Liriodendron tulipifera Tulip Tree 30 gal 2"Cal 10` Full head, specimen qualityCP 85 Pistacia chinensis Chinese Pistache 30 gal 2"Cal 10`QN 161 Quercus nuttallii Nuttall Oak 30 gal 2"Cal 10` Full head, specimen qualityQV 231 Quercus virginiana Southern Live Oak 30 gal 2"Cal 10` Full head, specimen qualitySHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSSB 319 Viburnum odoratissimum Sweet Viburnum 3 gal 72" o.c.PLANT SCHEDULESHRUB PLANTING3MULTI-TRUNK TREE STAKINGxx2PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP6AABBTYPICAL PLANT SPACING4GENERAL PLANTING NOTESxxxxxxxxxxxxxxxxxxxx1GROUNDCOVER 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 0>-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-·--0-----------------3-29_3_3_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
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W WWWWWWWWWWW W 155156LANGFORD ROADTO CO RD 48 [] [] [] [] [] [] [] [] WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL [] [] [] [] [] [] WL WLZONE X (SHADED)REGULATORYFLOOWAYZONE AE15" X 22" RCAPN INV:112.09'S INV:111.95'36" CPPN INV:96.54'S INV:95.42'18" RCPN INV:96.59'S INV:95.40' WL WL WL WL WLW324325326327 328329330 331332333334335336337338339340341342343344345346347348349350351352353354355356365366367368369370371372373374375376377378379380381382383384385386387388389390391392393363364362361360359358357SHOSHONEY AVENUEVERNAL ROADBURNEY ROADTELUGA AVENUEGRAND RAPIDS ROADTORRENT ROADSELFOSS ROAD58 57 56
55 54 53
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159C1 115C1115C2111C1 00150'300'N O R T HOVERALL SITE REFERENCE PLAN1WOOD FENCE W/TOP RAILELEVATION21LH203NOTE· ALL WooD SH TREATED NO ~LL BE PRESSURE YELLOW PINE SOUTHERN ADJUSTED To" s~1ilGPH;OJ~~;. BE 0 112· -1·-0· Scale: 1 "-150, 0 I "' ~~OCUON~· Tg~A~~E~OSTS -rx6" TOP RAIL, TYP. r~:" SUPPORT RAILS, 1 "x4" TRIM BOARD, TYP. 1 "x6" FENCE BOARDS TYP., NAILS-WIDTH ' ~61~~; BETWEEN ~~6" POST, TYP., cEN~~Zs. SPACE oN a· ~~~" BOTTOM RAIL, FINISH GRADE .. C -:. w 3000 PSI CONCRETE \ FOOTING ·, ·s \~ UNDISTURBED SUBGRA µ DE 323129.23-02 loadscop, h' li'f ~T~ ~::.~:;~;~' ''"'"" l ll-~ Foley, Alabama .&.."' -:.,;, ~ ~-~51.948.7181 D ES I G ~ p_obi;;_fJ~~kn;~ N tac~~on, Mississippi landsc • l.790.01s1 ape architects www.was-design.com ~@LJ lil@OO~ THESE PLANS 0 APPROVED AN~Az:E NOT BEEN TO CHANGE. SUBJECT ~ Date -08.25.20 -09.15.20 -10.29.20 -01.14.21 vrw ,...,, LCW Checked 203163-09 Project.No. 03.17.21 -Sheet Title Revisions / Submissions CrIY SUBMITTAL CrIY RE-SUBMITTAL CrIY RE-SUBMITTAL CrIY RE-SUBMITTAL PHASE 6 & 7 CrIY SUBMITTAL PHASE B & 9 CrIY SUBMITTAL HARDSCAPE REFERENCE PLAN Sheet No. LH100
52652732-0132-1032-1112-0912 SITE FURNISHINGSSYMBOLDESCRIPTIONQTY9 UNIT OUTDOOR PLAYGROUND FITNESS COURSE BY 1SPORTSPLAY, SOLD BY: REHABMART.COM, MODEL #: 511-200,COLOR: TAN, INSTALL PER MANUFACTURER`S SPECIFICATIONSBENCH BY TREETOP PRODUCTS, MODEL: 6` LONG SUPERSAVER 4OUTDOOR PLAYERS BENCH, STYLE: BACKLESS, COLOR: GREEN,INSTALL PER MANUFACTURER`S SPECIFICATIONS32 EXTERIOR IMPROVEMENTSSYMBOLDESCRIPTIONQTYPIP PEDESTRIAN CONCRETE 194 SF6` WOODEN FENCE ALONG WEST BUFFER 947 LFCROSSTIE TIMBER EDGING 204 LFPLAYGROUND SURFACE, 12" DEEP ENGINEERED WOOD FIBER 97.78 CYMULCH12-0912-1032-0132-0932-1032-11REFERENCE NOTES SCHEDULE PH 8 & 9 AMENITY AREA0010'20'N O R T HPHASE 9 AMENITY ENLARGEMENT PLAN1I I I I I j \{. i %:I I ,,. I I L ____ _ I I \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ ' ' ' '-, ......_ ___ __ --- ---_I_ - --- --- --- --I I I \_ ~:-:-::--:-:::------------------------~~-~~~I~ Scale: 1"-10' LI....J l::::J l::::J c::J c::J l::::J londscopeorchitecture land planning r~T~ plocemokini;i "'-= Foley,Alobamo ,!l--. ti-.. ~~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. ..,, ____ -----------No. Date Revisions / Submissions _ 08.25.20 _C~IIY~S=UB=M~ITT~A~L _____ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL _ 02.18.21 PHASE 6 & 7 CIIY SUBMITTAL _ 03.18.21 PHASE 8 & 9 CIIY SUBMITTAL vrw ,...,, LCW Checked 203163-09 Project.No. 03.17.21 -Sheet Title PHASE 9 AMENITY ENLARGEMENT PLAN Sheet No. LH203
CONTROL JOINTPEDESTRIAN CONCRETE PAVINGTYP. CONC. PAVING SECTIONEXPANSION/CONSTRUCTION JOINTCONCRETE AT WALL/BLDG.1CROSSTIE TIMBER EDGING DETAIL2SIDE VIEWFRONT VIEWTOP VIEW6' EXPANDED METAL BENCH3NOTE: 1. 6' LONG SUPERSAVER OUTDOOR PLAYERS BENCH BY TREETOP PRODUCTS, STYLE: BACKLESS, COLOR: GREEN. 2. INSTALL PER MANUFACTURER'S SPECIFCATIONS. ,-,I_ ~oo~j CONC. FOOTER -Jr----6' -----¥ tfl 01-3-/-ff'--1.---e/'-------------32_1_3_13-.1-3---1-1 4" THICK CONCRETE PAVING, RE: HDSC PLAN FOR FINISH, RE: SPECS FOR REINFORCEMENT. t-----~-------".__-----1---r--1 1/2" 1/4" SAWCUT CONTROL JOINT, DEPTH EQUAL TO 1/4 SLAB, LOCATE PER PLAN OR @ 5' O.C. FOR SIDEWALKS ).-1,-----------1 1/2~ FELT EXPANSION JOINT W/ BACKER ROD AND WATERPROOF SEALANT, FULL DEPTH EX. BLDG OR WALL FACE; SEE PLANS FOR LOCATIONS. 1/2" FELT EXPANSION JOINT W/ BACKER ROD AND WATERPROOF SEALANT, FULL DEPTH TYP. CONC. PAVING SECTION 321313.13-11 O-1-.---1-·--o-.---------------3-21-3-13-_-13 ___ 1_1 londscapeorchitecture land planning r~T~ plocemokini;i "'-= Foley.Alabama ,!l--. ti-..~~;.~'. 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 _CIIY_S_UB_M_ITT=A~L _____ _ _ 09.15.20 CIIY RE-SUBMITTAL _ 10.29.20 CIIY RE-SUBMITTAL _ 01.14.21 CIIY RE-SUBMITTAL _ 02.18.21 PHASE 6 & 7 CIIY SUBMITTAL _ 03.18.21 PHASE 8 & 9 CIIY SUBMITTAL vrw ,...,, LCW Checked 203163-09 Project.No. 03.17.21 -Sheet Title ShNt No. HARDSCAPE DETAILS LH503
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111C1 00100'200'N O R T HLANDSCAPE PLANTING PLAN1GENERAL NOTESLANGFORD ROAD LANDSCAPE BUFFER PROFILE2-·-,-\,, -----:=··f'-'-· \ \) I • I ·J ROAD PROPERTY BOUNDARY CENTERLINEl PROPERTY BOUNDARY PROPOSED LOT LINE~ PROPOSED 6' HIGH FENCE PROPOSED EVERGREEN , HEDGE J ! C 20'-3" =ii~~~: 1 i~~~~: _c 18'-10" l 25' LANDSCAPE BUFFER J LANE LANE 0 Scale, TREE PLACEMENT NOJES· 1.} ALL lREES SHALL BE 15 GAL AND/OR 1S-2.5" DIA AT THE TIME OF PLANTING. 2.) lREES SHALL BE PLANTED EVERY 25' FROM INTERSECTIONS. A TREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER THAN 10'. DEVELOPER RESERVES THE RIGHT TO UTILIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3.) TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE □TY HORTICULTURIST. 4.) All TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS WHERE PLANTING STRIPS ARE OPTIONAL AND NOT PRO'vl□ED, SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WllH lHESE REQUIREMENTS. 6.) PER TREE ORDINANCE, SMALL TREES WILL BE PLANTED IN BETWEEN WALK AND CURB AREAS LESS lHAN 5 FEET. MEDIUM TREES CAN BE PLANTED BElWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANTED IF AREA BElWEEN WALK AND CURB IS 7 FEET OR MORE {SEE ORDINANCE FOR LIST). 7.) DEVELOPER SHAU. BE RESPONSIBLE FOR WATERING TREES PRIOR TO SUBDl'v1SION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. JREF PROTFC]ON NOJFS· 1.) TREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED AND SHALL RECEIVE THE TREE PROTECTION AS DETAILED ON lHIS SHEET. NO DIGGING TRENCHING OR OlHER SOIL DISTURBANCE SHAU. BE ALLOWED IN lHE FENCED AREA. 2.) TREES SHALL NOT BE REMO\IED PRIOR TO ISSUANCE OF PERMIT TO DO SO. lHE CITY OF FAIRHOPE UTILIZED lHE FOLLOWING RESTITUTION REQUIREMENTS FOR TREES lHAT ARE REMO\IED WllHOUT A PERMIT. 3.) ANY PERSON WISHING TO REMO\IE OR RELOCATE A SIGNIFICANT TREE SHALL MAKE A 'ltRITTEN APPLICATION WllH lHE CITY HOR TI CUL 1URIST. lHE APPLICATION SHALL INCLUDE A LANDSCAPE PLAN. lHE CITY HORTICULTURIST MUST APPROVE OR DENY lHE PERMIT WllHIN 14 WORKING DAYS AFTER RECEIPT OF APPLICATION. \--Sc_a_le-,-,----1-00-.------------------------------------------------------------------------------------------------------------_Jl....l~-!:~==!:===~1 rn londscopeorchitecture londplonning r~T~placemaking ,= Foley.Alabama r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;;pp; P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lii'@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE . ..,, ____ -----------No. Date Revisions / Submissions _ 08.25.20 _CrIY_S_UB_M_ITI_AL _____ _ 09.15.20 CrIY RE-SUBMITTAL ----_ 10.29.20 CrIY RE-SUBMITTAL _ 01.14.21 CrIY RE-SUBMITTAL _ 02.18.21 PHASE 6 & 7 CrIY SUBMITTAL _ 03.18.21 PHASE 8 & 9 CrIY SUBMITTAL YTW ,...,, LCW Checked 203163-099 Project No. 03.17.21 Sheel:Tltle OVERALL PH. 8 & 9 PLANTING PLAN Sheet No. LP102
TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSCP 32 PISTACIA CHINENSIS CHINESE PISTACHE 30 GAL 2"CAL 10`QN 63 QUERCUS NUTTALLII NUTTALL OAK 30 GAL 2"CAL 10` FULL HEAD, SPECIMENQUALITYQV 75 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 30 GAL 2"CAL 10` FULL HEAD, SPECIMENQUALITYSHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSSB 138 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 72" o.c.PLANT SCHEDULESHRUB PLANTING3MULTI-TRUNK TREE STAKINGxx2PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP6AABBTYPICAL PLANT SPACING4GENERAL PLANTING NOTESxxxxxxxxxxxxxxxxxxxx1GROUNDCOVER PLANTING50 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. Tr.'~----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 londplonning 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 ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. 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 _ 01.14.21 CrIY RE-SUBMITTAL _ 02.1B.21 PHASE 6 & 7 CrIY SUBMITTAL _ 03.1B.21 PHASE B & 9 CrIY SUBMITTAL YTW ,...,, LCW Checked 203163-099 Project. No. 03.17.21 Sheel:Tltle PLANTING DETAILS PH. 8&9 Sheet No. LP502
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LJĞĂƌƉŽƐƚĚĞǀĞůŽƉĞĚĞǀĞŶƚ͘
dŚĞĚĞƚĞŶƚŝŽŶďĂƐŝŶƐǁĞƌĞƐŝnjĞĚƚŽŚĂǀĞďŽƚŚƚŚĞƌĞƋƵŝƌĞĚĚĞƚĞŶƚŝŽŶǀŽůƵŵĞĂŶĚƚŚĞƌĞƋƵŝƌĞĚ
ƚƌĞĂƚŵĞŶƚǀŽůƵŵĞƚŽĐŽŵƉůLJǁŝƚŚƚŚĞƐƚŽƌŵǁĂƚĞƌƋƵĂůŝƚLJƌĞƋƵŝƌĞŵĞŶƚƉĞƌƚŚĞŵŽƌĞƐƚƌŝŶŐĞŶƚ
ŽĨĂůĚǁŝŶŽƵŶƚLJΘƚŚĞŝƚLJŽĨ&ĂŝƌŚŽƉĞ͛ƐƐƵďĚŝǀŝƐŝŽŶƌĞŐƵůĂƚŝŽŶƐ͘WŽŶĚϰŝƐĂŶĞdžŝƐƚŝŶŐǁĞƚ
ƉŽŶĚ͘WŽŶĚƐϱΘϳĂƌĞƉƌŽƉŽƐĞĚƚŽďĞďƵŝůƚǁŝƚŚWŚĂƐĞƐϰΘϱĂŶĚWŽŶĚϲǁŝƚŚWŚĂƐĞϲ͘WŚĂƐĞƐ
I Dewberry·
Dewberry Engineers Inc,
25353 Friendship Road
Daphne , AL 36526
257 ,990,9950
257 .990.997 0 fax
www.dewberry.com
3DJHRI
ϴΘϵǁŝůůƚŝĞƚŽƚŚĞƐĞƉŽŶĚƐƉƌŽƉŽƐĞĚƚŽďĞďƵŝůƚŝŶƉƌĞǀŝŽƵƐƉŚĂƐĞƐ͘ŵĂƉƐŚŽǁŝŶŐƚŚĞƉŽƐƚͲ
ĚĞǀĞůŽƉĞĚĚƌĂŝŶĂŐĞďĂƐŝŶŵĂLJďĞĨŽƵŶĚŝŶƉƉĞŶĚŝdž͘
ƌĂŝŶĂŐĞĞƐŝŐŶ
^ŽŝůŽŶĚŝƚŝŽŶƐ
dŚĞůĂŬĞƐǁĞƌĞĚĞƐŝŐŶĞĚƵƐŝŶŐ^^ŵĞƚŚŽĚ͘dĂďůĞƐƐŚŽǁŶŝŶƉƉĞŶĚŝdžƐŚŽǁƚŚĞƉƌĞͲ
ĚĞǀĞůŽƉŵĞŶƚĂŶĚƉŽƐƚͲĚĞǀĞůŽƉŵĞŶƚƐŽŝůŝŶĨŽƌŵĂƚŝŽŶƵƐĞĚŝŶƚŚĞƉƌŽĐĞƐƐ͘dŚĞƐŽŝůŝŶĨŽƌŵĂƚŝŽŶ
ǁĂƐŽďƚĂŝŶĞĚĨƌŽŵƚŚĞtĞď^Žŝů^ƵƌǀĞLJ;h^Ϳ͘
WŽŶĚĞƐŝŐŶ
&ĂŝƌŚŽƉĞ&ĂůůƐ͕WŚĂƐĞƐϰͲϵ͕ǁŝůůƵƚŝůŝnjĞƚŚƌĞĞ;ϯͿĚĞƚĞŶƚŝŽŶƉŽŶĚƐƚŽƌĞŐƵůĂƚĞƚŚĞƌƵŶŽĨĨƌĂƚĞĨƌŽŵ
ƚŚĞƐŝƚĞ͘dŚĞƐĞƉŽŶĚƐǁŝůůĚŝƐĐŚĂƌŐĞƚŚƌŽƵŐŚĐŽŶĐƌĞƚĞǁĞŝƌŽƵƚĨĂůůƐƚƌƵĐƚƵƌĞƐƚŽƚŚĞŝŵŵĞĚŝĂƚĞ
ƉŽŶĚĚŽǁŶƐƚƌĞĂŵĂŶĚĞǀĞŶƚƵĂůůLJŝŶƚŽĂƐƚŝůůŝŶŐďĂƐŝŶďĞĨŽƌĞƐŚĞĞƚĨůŽǁŝŶŐƐŽƵƚŚƚŽĞdžŝƐƚŝŶŐ
ǁĞƚůĂŶĚƐ͘
ĞŶƚůĞLJ͛ƐWŽŶĚWĂĐŬƵƚŝůŝnjĞƐƚŚĞĐŽŵƉŽƐŝƚĞƌƵŶŽĨĨĐƵƌǀĞŶƵŵďĞƌĂŶĚƚŚĞĂƌĞĂŽĨƚŚĞĚƌĂŝŶĂŐĞ
ďĂƐŝŶƚŽĚĞƚĞƌŵŝŶĞƚŚĞŽƵƚĨůŽǁŽĨƚŚĞĚƌĂŝŶĂŐĞďĂƐŝŶ͘ƚǁĞŶƚLJͲĨŽƵƌͲŚŽƵƌƌĂŝŶĨĂůůŝŶƚĞŶƐŝƚLJĨŽƌĂ
ƚǁŽ͕ĨŝǀĞ͕ƚĞŶ͕ƚǁĞŶƚLJͲĨŝǀĞ͕ĨŝĨƚLJ͕ĂŶĚŽŶĞͲŚƵŶĚƌĞĚͲLJĞĂƌƌĞƚƵƌŶƐƚŽƌŵĞǀĞŶƚǁĂƐĂƉƉůŝĞĚƚŽƚŚĞ
ĚƌĂŝŶĂŐĞĂƌĞĂƐƚŽĚĞƚĞƌŵŝŶĞƚŚĞĨůŽǁ͘dŚĞƐŽĨƚǁĂƌĞǁĂƐƵƐĞĚƚŽĚĞƚĞƌŵŝŶĞƚŚĞĨůŽǁĞdžŝƚŝŶŐƚŚĞ
ĚƌĂŝŶĂŐĞďĂƐŝŶĂŶĚĞŶƚĞƌŝŶŐƚŚĞƉƌŽƉŽƐĞĚĚĞƚĞŶƚŝŽŶƉŽŶĚĨŽƌƉƌĞͲĂŶĚƉŽƐƚͲĚĞǀĞůŽƉŵĞŶƚ
ƐĐĞŶĂƌŝŽƐ͘ĐĐŽƌĚŝŶŐƚŽŽƵƌĐĂůĐƵůĂƚŝŽŶƐ͕ƚŚĞƉƌŽƉŽƐĞĚƉŽŶĚŝƐĂĚĞƋƵĂƚĞƚŽĂĐĐŽŵŵŽĚĂƚĞƚŚĞ
ƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚĂŶĚƚŚĞƌĞƉŽƌƚĐĂŶďĞƐĞĞŶŝŶƉƉĞŶĚŝdž͘
ůŽƐĞĚ^LJƐƚĞŵĞƐŝŐŶ
^ƚŽƌŵǁĂƐƵƐĞĚƚŽĂŶĂůLJnjĞƚŚĞĐůŽƐĞĚĚƌĂŝŶĂŐĞƐLJƐƚĞŵƐĨŽƌƚŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚ͘ƵƌďƐĂŶĚ
ŐƵƚƚĞƌƐĐŚĂŶŶĞůƐƚŽƌŵǁĂƚĞƌĨƌŽŵƚŚĞƌŽĂĚǁĂLJƐ͖ƚŚĞƐƚŽƌŵǁĂƚĞƌŝƐƚŚĞŶĐŽůůĞĐƚĞĚŝŶƚŽǁŝŶŐ
ŝŶůĞƚƐĂŶĚLJĂƌĚŝŶůĞƚƐ͕ǁŚŝĐŚĞǀĞŶƚƵĂůůLJŝƐƉŝƉĞĚƚŽƚŚĞƉƌŽƉŽƐĞĚĚĞƚĞŶƚŝŽŶƉŽŶĚƐ͘tĞŝƌ
ƐƚƌƵĐƚƵƌĞƐǁĞƌĞŝŶƐƚĂůůĞĚŝŶĞĂĐŚƉŽŶĚĂŶĚĚŝƐĐŚĂƌŐĞŝŶƚŽƚŚĞǁĞƚůĂŶĚƐĂƚĂĐŽŶƚƌŽůůĞĚƌĂƚĞůĞƐƐ
ƚŚĂŶƚŚĞƉƌĞͲĚĞǀĞůŽƉĞĚƌĂƚĞ͘ϮϱͲLJĞĂƌƐƚŽƌŵǁĂƐĂŶĂůLJnjĞĚǁŝƚŚ^ƚŽƌŵĂŶĚƚŚĞƌĞƉŽƌƚĐĂŶ
ďĞƐĞĞŶŝŶƉƉĞŶĚŝdž͘
ƌĂŝŶĂŐĞ^ǁĂůĞƐ
ƌĂŝŶĂŐĞƐǁĂůĞƐĂƌĞůŽĐĂƚĞĚƚŚƌŽƵŐŚŽƵƚƚŚĞĚĞǀĞůŽƉŵĞŶƚďĞŚŝŶĚŝŶƚĞƌŝŽƌůŽƚƐŝŶƐŝĚĞĂĐŽŵŵŽŶ
ĂƌĞĂ͘dŚĞƐǁĂůĞƐǁŝůůƌŽƵƚĞƌƵŶŽĨĨŝŶƚŽLJĂƌĚŝŶůĞƚƐĂŶĚƚŽƚŚĞƉƌŽƉŽƐĞĚƉŽŶĚƐ͘ďŽƚƚŽŵǁŝĚƚŚŽĨ
ϯ͘ϬĨƚ͘ǁĂƐƵƐĞĚĨŽƌĂůůǁŝƚŚƐŝĚĞƐůŽƉĞƐŽĨϯ͗ϭ͘ĞŶƚůĞLJ͛Ɛ&ůŽǁDĂƐƚĞƌǁĂƐƵƐĞĚƚŽĂŶĂůLJnjĞƚŚĞ
ĐŚĂŶŶĞůƐ͘&ůŽǁDĂƐƚĞƌƵƚŝůŝnjĞĚƚŚĞDĂŶŶŝŶŐ͛ƐĞƋƵĂƚŝŽŶĨŽƌŽƉĞŶĐŚĂŶŶĞůĨůŽǁƚŽĐŚĞĐŬƚŚĞĚĞƐŝŐŶ
ŝŶƐŝĚĞƚŚĞĐŚĂŶŶĞů͘WůĞĂƐĞƐĞĞƉƉĞŶĚŝdž ĨŽƌĐĂůĐƵůĂƚŝŽŶƐ͘
I Dewberry·
Dewberry Engineers Inc,
25353 Friendship Road
Daphne , AL 36526
257 ,990,9950
257 .990.997 0 fax
www.dewberry.com
3DJHRI
tĞƚĂƐŝŶ;tĂƚĞƌYƵĂůŝƚLJĂůĐƵůĂƚŝŽŶƐͿ
dŚĞ tĞƚ ĂƐŝŶ ŚĂƐ ďĞĞŶ ĚĞƐŝŐŶĞĚ ƚŽ ĂĐŚŝĞǀĞ ƚŚĞ ŐŽĂů ŽĨ ƌĞŵŽǀŝŶŐ Ăƚ ůĞĂƐƚ ϴϬй ŽĨ ƚŚĞ ĂǀĞƌĂŐĞ ĂŶŶƵĂů ƉŽƐƚ
ĐŽŶƐƚƌƵĐƚŝŽŶƚŽƚĂůƐƵƐƉĞŶĚĞĚƐŽůŝĚƐ;d^^ͿůŽĂĚ͘
dŚĞƐƚŽƌŵǁĂƚĞƌƋƵĂůŝƚLJƚƌĞĂƚŵĞŶƚŐŽĂůŝƐĚĞƐŝŐŶĞĚƚŽĐĂƉƚƵƌĞϴϱйŽĨƚŚĞĂŶŶƵĂůƐƚŽƌŵǁĂƚĞƌƌƵŶŽĨĨ͘
tYǀсWdžZsdž
ଵଶ
tŚĞƌĞ͗tYǀсtĂƚĞƌƋƵĂůŝƚLJdƌĞĂƚŵĞŶƚǀŽůƵŵĞ;ĂĐƌĞͲĨĞĞƚͿ
WсƌĂŝŶĨĂůůĨŽƌƚŚĞϴϱйƐƚŽƌŵĞǀĞŶƚ;ϭ͘ϴ͟Ϳ
ZǀсƌƵŶŽĨĨĐŽĞĨĨŝĐŝĞŶƚ;ZǀсϬ͘Ϭϭϱн͘ϬϬϵϮ/Ϳ
/сĚƌĂŝŶĂŐĞĂƌĞĂŝŵƉĞƌǀŝŽƵƐĐŽǀĞƌŝŶƉĞƌĐĞŶƚĂŐĞ;ϱϬйŝŵƉĞƌǀŝŽƵƐǁŽƵůĚďĞϱϬͿ
сĚƌĂŝŶĂŐĞĂƌĞĂ;ĂĐƌĞƐͿ
t dWKEϰ; y/^d/E'WKEͿ
dŽƚĂůƌĂŝŶĂŐĞĂƐŝŶсϲ͘ϮϯĂĐƌĞƐ
/ŵƉĞƌǀŝŽƵƐƌĞĂсϲ͘ϬϮϮĂĐƌĞƐ
/сϭϬϬ;ϲ͘ϬϮϮͬϮϴ͘ϱͿсϮϭ͘ϭϯ
ZǀсϬ͘ϬϭϱнϬ͘ϬϬϵϮ;Ϯϭ͘ϭϯͿс͘Ϯϭ
tYǀсϭ͘ϴdž͘Ϯϭdž;Ϯϴ͘ϱͬϭϮͿсϬ͘ϵϬĂĐƌĞͲĨƚ
WŽŶĚŚĂƐĂǁĞƚǀŽůƵŵĞŽĨϭϰ͘ϬϰĂĐƌĞͲĨƚ͕ƚŚĞƌĞĨŽƌĞƚŚĞǀŽůƵŵĞŽĨƚŚĞĨŝƌƐƚĨůƵƐŚǁŝůůďĞĂĚĞƋƵĂƚĞůLJƚƌĞĂƚĞĚ͘
t dWKEϱ;W,^ ϰWKEͿ
dŽƚĂůƌĂŝŶĂŐĞĂƐŝŶсϮϴ͘ϱĂĐƌĞƐ
/ŵƉĞƌǀŝŽƵƐƌĞĂсϲ͘ϬϮϮĂĐƌĞƐ
/сϭϬϬ;ϲ͘ϬϮϮͬϮϴ͘ϱͿсϮϭ͘ϭϯ
ZǀсϬ͘ϬϭϱнϬ͘ϬϬϵϮ;Ϯϭ͘ϭϯͿс͘Ϯϭ
tYǀсϭ͘ϴdž͘Ϯϭdž;Ϯϴ͘ϱͬϭϮͿсϬ͘ϵϬĂĐƌĞͲĨƚ
WŽŶĚŚĂƐĂǁĞƚǀŽůƵŵĞŽĨϭϰ͘ϬϰĂĐƌĞͲĨƚ͕ƚŚĞƌĞĨŽƌĞƚŚĞǀŽůƵŵĞŽĨƚŚĞĨŝƌƐƚĨůƵƐŚǁŝůůďĞĂĚĞƋƵĂƚĞůLJƚƌĞĂƚĞĚ͘
t dWKEϲ;&hdhZ W,^ ^Ϳ
dŽƚĂůƌĂŝŶĂŐĞĂƐŝŶсϳϲ͘ϲĂĐƌĞƐ
/ŵƉĞƌǀŝŽƵƐƌĞĂсϮϳ͘ϰϰĂĐƌĞƐ
/сϭϬϬ;Ϯϳ͘ϰϰͬϳϲ͘ϲͿсϯϱ͘ϴϮ
ZǀсϬ͘ϬϭϱнϬ͘ϬϬϵϮ;ϯϱ͘ϴϮͿс͘ϯϱ
tYǀсϭ͘ϴdž͘ϯϱdž;ϳϲ͘ϲͬϭϮͿсϰ͘ϬϮĂĐƌĞͲĨƚ
WŽŶĚŚĂƐĂǁĞƚǀŽůƵŵĞŽĨϭϴ͘ϵϱĂĐƌĞͲĨƚ͕ƚŚĞƌĞĨŽƌĞƚŚĞǀŽůƵŵĞŽĨƚŚĞĨŝƌƐƚĨůƵƐŚǁŝůůďĞĂĚĞƋƵĂƚĞůLJƚƌĞĂƚĞĚ͘
t dWKEϳ;W,^ ϱWKEͿ
dŽƚĂůƌĂŝŶĂŐĞĂƐŝŶсϭϴ͘ϳϬĂĐƌĞƐ
/ŵƉĞƌǀŝŽƵƐƌĞĂсϱ͘ϵϳĂĐƌĞƐ
/сϭϬϬ;Ϯϳ͘ϰϰͬϳϲ͘ϲͿсϯϭ͘ϵϭ
ZǀсϬ͘ϬϭϱнϬ͘ϬϬϵϮ;ϯϱ͘ϴϮͿс͘ϯϭ
tYǀсϭ͘ϴdž͘ϯϭdž;ϭϴ͘ϳϬͬϭϮͿсϬ͘ϴϳĂĐƌĞͲĨƚ
WŽŶĚŚĂƐĂǁĞƚǀŽůƵŵĞŽĨϭ͘ϱϯĂĐƌĞͲĨƚ͕ƚŚĞƌĞĨŽƌĞƚŚĞǀŽůƵŵĞŽĨƚŚĞĨŝƌƐƚĨůƵƐŚǁŝůůďĞĂĚĞƋƵĂƚĞůLJƚƌĞĂƚĞĚ͘
: Dewberry
Dewberry Engineers Inc .
25353 Friendship Road
Daphne, AL 36526
251 .990 .9950
251 .990 .9910 fax
www.dewberry.com
3DJHRI
6800$5<2)5(68/76
&/Z,KW &>>^͕W,^ ^ϰͲϵ
ϮzĞĂƌϱzĞĂƌϭϬzĞĂƌϮϱzĞĂƌϱϬzĞĂƌϭϬϬzĞĂƌ
WƌĞƚŽWŽŶĚ;ĐĨƐͿϰϰ͘ϭϳ ϳϳ͘Ϯϴ ϭϭϮ͘ϱϰ ϭϳϯ͘ϮϮ ϮϮϴ͘ϴϱ ϮϵϮ͘ϵϳ
WŽƐƚĨƌŽŵƉŽŶĚϲ;ĐĨƐͿϱ͘ϮϬϮϲ͘Ϯϭϱϲ͘ϵϯϵϱ͘ϵϱϭϲϱ͘ϱϰϮϳϱ͘ϳϯ
ŝĨĨĞƌĞŶĐĞ;ĐĨƐͿϯϴ͘ϵϳ ϱϭ͘Ϭϳ ϱϱ͘ϲϭ ϳϳ͘Ϯϳ ϲϯ͘ϯϭ ϭϳ͘Ϯϰ
WƌĞͲŝƌĞĐƚƌƵŶŽĨĨ
^ŽƵƚŚ;ĐĨƐͿϰϰ͘ϭϭ ϵϰ͘ϱϬ ϭϱϭ͘ϳϴ Ϯϱϱ͘ϯϬ ϯϱϮ͘ϵϭ ϰϲϱ͘ϵϰ
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Dewberry Eng ineers Inc . I 251 .990 .9950
25353 Fr iendsh ip Road 251 .990 .9910fax
Daphne , AL 36526 www.dewberry.com
: Dewberry
75$)),&,03$&7$1$/<6,6
for
Fairhope Falls West
Final Report
April 2020
Prepared by:
1-L NEEL~SCHAFFER -
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November 06 , 2020
Casey Hill
Dewberry Engineers & Surveyor s
25353 Friendship Rd.
Daphne , Alabama 36526
RE: Fairhope Falls West Subdivision
Dear Ms. Hill :
ATO
2155 OLD SH ELL RD
Sui te
MOB!LE, AL 36607
T . 251471 8361
f: 2514710410
www .att.c om
This letter is in response to your request for information on the availability of service
at the above Fairhope Falls West Subdivision by AT&T.
This letter acknowledges that the above referenced Subdivision is located in an area
served by AT & T. Any service arrangements for the proposed Subdivision will be
s ubject to later discussions and agreements between the developer and AT&T.
Please be adv ised that th is letter is not a commitment by AT&T to provide service to
the Fairhope Falls West Subdivision.
Please contact me at the phone number included in this letter w ith any questions.
Thank you for contacting AT&T.
Sincerely,
Wade Mitchell
MGR OSP Planning & Engineering Design
«~~
November 17, 2020
Have a nice day,
Casey Hill
Planner
Dewberry
25353 Friendship Road
Daphne, AL 36526
Office: (251) 929 9804
Cell: (334) 332 7508
Re: Fairhope Falls West
Ms Hill,
,&BCSS
BALDWIN COUNTY SEWE R SE RVI CE
c;leon and stmple
At your request, this letter is to verify that Baldwin County Sewer Service LLC (BCSS) has the capacity
and capability to serve the proposed development at Fairhope Falls West. Baldwin County Sewer
Servi ce LLC is willing and able to provide sewer service to the above referenced property, subject to
applicant paying all fees required for this service. This letter is not to be used to obtain a building
permit. A $50.00 per lot review fee will be due to have preconstruction plans reviewed and a $1500.00
impact fee per lot will need to be paid to Baldwin County Service LLC if a new subdivision plat is signed.
This letter is valid for a period of two years from the date of i ssue. Any development that has not paid
the necessary fees before this letter expl re.s will need to contact BCSS and request a re-issuance of their
willing and able letter.
*A franchise fee may apply in franchise areas.
The wastewater will be treated at our Spanish Fort Treatment Plant.
Sincerely,
Angela Foley
Baldw i n County Sewer Service, LLC
(251 ) 971-3022
angela@baldwincountysewer.com
STATE HWY 104
COUNTYRD 33LEONARD LN TOLER RDBOHEMAIN HALL RDMCPHILLIPSRDCOUNTYRD 9OS
W
A
L
T
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SOUTH
BLVD
BAUGHMAN RDLANGFORD RDLYRENELNRACHELMYERS LNHARELNLINNRIDGE DRKENNETHKING LNTOLERRD WLACEY RDCOUNTY RD 48
City of FairhopePlanning Commission
April 5, 2021
¯LANGFORD RDLEONARD LN
SD 21.20 - Fairhope Falls, Phase 9
Legend
bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96
COF Planning Jurisdiction
¯
¯
^
Project Name:Fairhope Falls Ph9Site Data:18.31 acresProject Type:58-lot Major Subdivision PreliminaryJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:310029General Location:East side of Langford Rd. between Dressaga Way and Bridalwood Lane.Surveyor of Record:Dewberry EngEngineer of Record:Dewberry EngOwner / Developer:Leonard and Sharon Smart; TH Fairhope Falls 2018, LLC;Fairhope Falls Owners AssociationSchool District:Fairhope East, Middle, and High School Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries
1 SD 21.20 Fairhope Falls Ph9– April 5, 2021
Summary of Request: The owner and applicants are Leonard and Sharon Smart and 68 Ventures, LLC. Dewberry is the authorized agent and Engineer of Record for the project. This preliminary plat application is for a 58-lot subdivision located on the east side of Langford Road just north of Dressage Way. It will connect to stub out streets in the approved preliminary plat of Fairhope Falls Subdivision Ph 4 and Ph 6. 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: - Review comments from Baldwin County were not submitted. - Drainage has been reviewed and approved by City of Fairhope’s Public Works Director, Richard Johnson, P.E. The drainage for phases 4-9 will utilize 3 detention ponds that will discharge through concrete weir outfalls structures to the immediate pond downstream eventually into a stilling basin before sheet flowing into existing wetlands. - The ponds as wet basins achieve the required 80% TSS removal. - 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 8,344 SF. - Amenities for Phase 9 include a recreation park labeled L to include several work out and exercise stations as shown in the landscape plans. - A traffic study was provided for preliminary approval of phases 4 and 5 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.
SIT E DATA
CURR E T ZO NING: UNZO NED BA LDWIN COU NTY (DIST 14 )
MINIMUM LOT SIZE : 8,3 44 SF
LI N. FT . STR EETS: 2,456 LF
NUMB ER O F LOTS: 58
DE SITY: 3.17 UN ITS/AC
SMAL LES T LOT: 8,344 SF (LOT 528 )
LARGEST LOT: 18,270 (LOT 497)
COMMON AR EA: 2.85 AC ( 15.6%)
TOTA L AREA: 18.3 1 AC
SETBACKS:
FRO NT: 30 FT
REAR: 30 FT
SIDE: 10 FT
SIDE STRE ET : 20 FT
UTILITY PROV IDERS:
WATER SERVIC E: CIT Y O F FAI RHOPE
SEW ER SERVIC E: BALDW IN COUN TY SEW ER SER VI CE
ELE CTRIC SERVIC E: RIVIER A UTILITI ES
TELEPHONE SERV ICE: AT&T
GAS SERV ICE: C IT Y OF FA IRHOPE
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2 SD 21.20 Fairhope Falls Ph9– April 5, 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. Amenities are installed prior to acceptance of application for final plat.
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_J GENERAL NOTES: AUTJ,,QRIZED REPRESENTATIVE CERTIFICATE OF APPROVAL BY RIVIERA l/TILITIES (ELECTRIC): THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTIUTIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFACE OF BALDWIN COUNTY, ALABAMA. THIS_DAY OF ____ 20_ THERE IS DEDICATED HEREWIIH A 15 FOOT DRAINAGE/UTILITY EASEMENT ON AU LOT LINES ADJACENT TO RIGHT-OF-WAYS AND A 15 FOOT (7,5 FOOT EACH SIDE) DRAINAGE/UTILITY EASEMENT ALONG ALL SIDE LOT LINES, UNLESS A GREATER WIDTH IS SHOWN HEREON. AUTHORIZED REPRESENTATIVE CERTIFICATE OF APPROVAL BY BALDWIN COUNTY SEWER SERVICE: n-tE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY SEWER SERVICE HEREBY APPROVES THE wm-HN PLAT FOR THE RECORDING OF SAME INTHE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS ____ DAYOF ____ ,o_, AUTHORIZED REPRESENTATIVE CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILmES (GAS): THE UNDEli!SIGNED. AS AllrHORIZED BY THE CITY OF FAIRHOPE UTIUTIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFACE OF BALDWIN COUNTY, ALABAMA. rHIS_ DAY OF ____ ,20~ AUTHORIZED REPRESENTATIVE 4 l 7 L 7 ,172 AUTHORIZED SIGNATURE CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR THE UNDERSIGNED. AS DIRECTOR OF THE BALDWIN COUNTY PLANNING AND ZONING DEPARTMENT. HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY. ALABAMA. THISTHE_DAYOF ____ ,20_. (PLANNING DIRECTOR) CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA. AND IS APPROVED BY SUCH COMMISSION. me CITY OF FAIRHOPE PLANNING COMMISSION BV_· _______ DATE· ___ _ SECRETARY CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER j THE UNDERSIGNED. AS COUNTY ENGINEER OF BALDWIN COUNTY, ALABAMA, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SA/v\E IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA. DATIDTiilS_DAY OF ____ _ COUNTY ENGINEER LEGEND: CRF O = CAPPED REBAR FOUND CRS • •5/B"CAPPEDREBARSET(CA-1I09-LS) RBF f) = REBAR FOUND CPF (~ = CAPPED PIN FOUND (FAIRHOPE) =POWER POLE (:-=G/JYWIRE (R) = RECORD DEED BEARING & DISTANCE (P) • MAP OR PUV RECORD BEARING & DISfANCE (SLIDE 2495-A. 249.5-B & 2495-C (SLIDE 2685-D) (S) = SURVEYED BEARING & DISTANCE BY ENGINEERING DEVELOPMENT SERVICES MAP DATED 2/12/2007 (M) = MEASU!lfD BEA.RING & DISTANCE INS = INSTRUMENT M.BK. =MAPBOOK R.P.BK. = REAL PROPERTY BOOK PG. •PAGE = OVERHEAD POWER LINE ---':,-----=BREAK LINE CURVE TABLE: V A CJ 12.07 C4 5.25 C1J 14.42 C14 24.85 C15 2J.18 Cl6 16.09 C17 56.57 C18 22.07 C19 117.97 C20 28.86 C21 46.57 C22 46.57 C23 35.27 C24 55.77 C25 22.67 C26 34.45 C27 46.57 C28 54.21 C29 21.64 CJO 29.02 C31 10.25 C32 23.18 C33 16.09 CJB 117.66 SITE DATA 12.07 5.25 14.23 23.84 22.J6 15.81 5.3.60 21.89 106.19 21.60 27.-42 10.18 22.36 15.81 105.96 CURRENT ZONING: UNZONED BALDWIN COUNTY (DIST 14) MINIMUM LOT S~E: 8,344 Sf LIN. FT. STREETS: 2.456 LF NUMBER OF LOTS: 56 DENSITY: 3.17 UNITS/AC SMALLEST LOT: 8.344 SF (LOT 528) LARGEST LOT: 18,270 (LOT 497) COMMON AREA: 2.85 AC ( 15.6%) TOTAL AREA: 16.31 AC SETBACKS: FRONT: 30 FT REAR: 30FT SIDE: lOFT SIDE STREET: 20 FT UTILITY PROVIDERS: WATER SERVICE: CITY OF FAIRHOPE SEWER SERVICE: BALDWIN COUNTY SEWER SERVICE ELECTRIC SERVICE: RIVIERA UTILITIES TELEPHONE SERVICE: AT&T GAS SERVICE: CITY OF FAIRHOPE CERTIFICATION OF OWNERSHIP AND DEDICATION: STATE OF ALABAMA) CITY OF DAPHNE) COUNTY OF RALDWIN) SMART. LEONARD ET AL SMART. SHARON, THE OWNERS OF THE LAND SHOWN AND OESCRIBID IN THE PLAT. HAS CAUSED THE SAME TO 8E SURVEYED AND SUBDIVIDED AS INDK:ATED HEREON, DOES HEREBY ACl(NOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITI.E HEREON INDICATED. AND DEDICATES ALL EASEMENTS FOR THE PURPOSES HEREIN SET FORTH, TOGETHER WITH SUCH RESTRICTIONS AND COVENANTS NOTED HEREIN OR ATTACHED IN A SEPARATE LEGAL DOCUMENT. DATED THIS DAY OF ______ 20_ SIGNAR/RE PRNIED SIGNATURE PRINTED ACKNOWLEDGEMENT OF NOTARY PUBLIC: STATE OF ALABAMA) COUNTY OF BALDWIN) I A NOTARY PUBLIC IN AND FOR SAID COUNTY AND CST~A-TE~. "~"-EB~Y-C~ER~TIF_Y_TH~A~T---cAS=o""wN"'ER"'s"•""RE ~N~CRISEO TO THE CERTIFK::ATION OF OWNERSHIP AND DEDICATION, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLIDGE THAT THEY SIGNID, SEALED AND OaMRID BEFORE ME THIS DAY IN PERSON, SAID INSTRUMENT AT THBR FREE ANO VOLUNTARY ACT FOR THE USES AND PURPOSES THEREIN SET FORTH. GIVEN UNDER MYHAND AND NOTARIAL SEAL THIS DAY OF~---~'°-· NOTARY PUBLIC MY COMMISSION EXPIRES: w 0 60 ~-L-N E s 120 LINE TABLE: FLOOD CERTIFICATE: VICINITY MAP !"= !MILE SURVEYOR: DEWBERRY 253$3 FJ?IENDSHiP ROAD DAPHNE. AL 36526 VICTOR L GERMAIN, PlS UC. NO. 38-413 JASON N. ESTES, PE L/C. NO. 22714 OWNER; SMARr, LEONARD ETA.l. SMART. SHAF?ON I2640STHWY 104 FAIRHOPE, AL 36532 THIS PROPERTY LIES WlfHIN ZONE T (UNSHADED). ZONE "X" {SHADED) AND IONE "AE': AS SCALED FROM rHE FEDERAL EMERGENCr MANAGEMENT AGENCrs FLOOD INSURANCE RATE MAP OF BALDWIN COUNTY, ALABAMA, PAN El NUMBER 0l003C0610. SUFFIX M, MAP EFFECllVE Dl'.rE APRIL 19, 2019. SURVEYOR'S NOTES: I. All MEAfUREMENTS WERE }MOE IN ACCORDANCE WITH U.S. STANDARDS. 2. DESCRIPTION AS FURNISHED BY Cl/ENT. 3. THERE }MY BE RECORDED OR UNRECORDED DEEDS, EASEMENTS, RIGHTS-OF-WAY, OR OTHER INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OF SAID PROPERrtES. 4. THE LINES REPRESENrtNG THE CENTERLINE AND RIGHTS-OF-WI'. Y OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONL r AND WERE NOT SUINE'fED UNLESS RIGHT-OF-WAY MONUMENTArtON fS ALSO SHOWN. 5. SURVEY WAS CONDUCTED IN MA.f?CH 12TH. 202a' AND IS RECORDED IN RB.D BOOK 328 PAGE 20 AND IN AN E1£CTRONIC DATA FH.£ 6. BEARfNGS AND DISTANCES SHOWN HEREON WERE "COMPUTED" FROM ACTUAL FIELD rRA VERSES. 1. BEARINGS SHOWN HEREON ARE BASED ON STATE PLANE GRID COORDINATES. ALAB,,1,MA WEST ZONE 0102, NAD83 (2011) 8. THE ELEVArtONS SHOWN HEREON ARE RELATED rQ MEAN $EA LEVEL, NAVD88 (GEOID/8}. 9. ALL GPS OBSERVAr!ONS WERE TAKEN USING REAL TIME KINEMArlC GPS. TO. THIS SURVEY IS BASED UPON MONUMENT Ar/ON FOUND IN Pl.ACE AND DOES NOT PURPORT TO BE A RETRACEMENT AND PROPOR110NING OF THE ORIGINAL GOVERNMENT" SURVEY. SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY OF BALDWIN WE, DEWBERRY, A RRM OF LICENSED ENGINEERS AND lAND SURVEYORS OF DAPHNE. ALASAMA. HEREBY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF THE FOllOWING DESCRIBED PROf>ERTY SITUATID IN 8AI..DW'IN COUNTY, ALABAMA, TO-WIT: COMMENCE AT A 5/8" CAPPED REBAR (PLS 10675) AT THE SOUTHEAST CORNER OF secnoN 7, TOWNSHIP 6SOUTH. RANGE 3 EAST AND RUN THENCE NOR™ 89°57'23" WEST, A DISTANCE OF 1330.56 FEET TO A 1/2" A CAPPED REBAR [CA-00,99-LS); THENCE RUN NORTH 00"29'27" EAST, A DISTANCE OF 1321.10 FEET TO A 1/Z' CAPPED REBAR; THENCE RUN NORTii 89"50'29'' WEST, A DISTANCE OF 1303.79 FEET TO A S/p; REBAR ON TiiE EAST RIGHT-OF-WAY OF LANGFORD ROAD; ™ENCE CONTINUE NORTH 00"31'02" EAST, ALONG SAID EAST RIGHT OF WAY OF LANGFORD ROAD. A DISTANCE OF 209.5-4 FEEf FOR THE POINT Of ISEGINNING:THENCE RUN NORTH 00"31W' EAST. ALONG SAJD EAST RIGHT OF WAY OF LANGFORD ROAD, A DISTANCE OF 931.9◄ fEET;THENCE RUN SOUTH 69"28'5TEAST, A DISTANCE OF 216.83 FEET: THENCE RUN NORTH 83"4◄'1CJ' EAST. A DISTANCE OF 160.')I FEET; THENCE RUN SOUTH 89"28'57' EA'iT, A DISTANCE OF 606.73 FEET; THENCE RUN SOUTH 00"17'37' EAST, A DISTANCE OF 801.95 FEET; THENCE RUN SOUTH 89"42'28'' WEST. A DISTANCE OF 969.17 FEET; THENCE RUN SOUTH 00'31'0Z'WEST, A DISTANCE OF 135.01 FEET: THENCE RUN SOUTH 89°42'28" WEST, A DISTANCE OF 25.00 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 18.31 ACRES, MORE OR LESS, AND LIES IN SECTION 7, TOWNSHIP 6 SOUTH, RANGE 3 EAST, BALDWN COUNTY, ALABAMA. I HEREBY CERTIFY 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. DEWBERRY DATE VK:TOR L GERMAIN Al. P.LS. NO. 38473 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. DESIGN ENG FAIRHOPE FALLS PHASE 9 FEBRUARY 19, 2021 -SHEET l OF l PRELIMINARY PLAT NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVISION J.N.E. DRAWN C.K.H. CHKD. V.L.G. J.N.E. SURVEYOR V.L.G. PROJ MGR C.C.B. ' SCALE 1"=60' Dewberry· PROJ. NO.5O125554 15353FriendshipRo.xl Daphne,AL}&Sl,6 FILE PH9 PREUM i51.990.99"5ofaxi51.9i9-9815 SHEET 1 OF 1
ROADWAY•STA••••EROSION AND SEDIMENT CONTROL NOTESUTILITIESE 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 YI 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 & YERTICALL Y) 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. 11. THE CONTRACTOR SHALL SUBMIT A MATERIALS LIST TO THE UTILITY OWNER FOR APPROVAL. SAID APPROVAL SHALL BE FORWARDED TO THE ENGINEER OF RECORD OR HIS REPRESENTATIVE. 12. THE UTILITY OWNER'S CURRENT SPECIFICATIONS SHALL SUPERSEDE ANY DETAILS SHOWN HEREIN. 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 HAYE BEEN STABILIZED. 4. ALL DISTURBED AREAS NOT PAYED 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 f-SEAL SCALE f-25353FRIENDSHIPROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( --' --' LL en i-: w UJ 0::: 0 a.. Cf) 0~ ~ a.. I a.. > a::: "SI" co <( LL N/A NO. DESCRIPTION REVISIONS --' <( ui a.. 0 I 0::: <( IL DATE DAA JNE CCB DRAWN BY APPROVED BY t-CHECKED BY DATE FEBRUARY 2021 TlnE GENERAL NOTES PROJECTNO. 50125554 81 SHEET NO.
OVERLAPPING ASPHALTE D C B A 1•-0• PEDESTRIAN EASEMENT! 111 11 1 1 Jilm-111-1, Jil~. ,lliW 1 EXISTING 1 • -o· PEDESTRIAN EASEMENT I 111 11 I I I 1WTTT-TTT-1 I .i.u~, 1.!..l.!11 I::.._ I EXISTING 1'-.3· '-.3• ir~ oO oz iil8 REQ'D STREET TREES (BY OTHERS) . T ~:'.':===-:::.'::.':,'-""-:::::::::=-=-=-=~ i CONCRETE VALLEY GUTTER TYPE 'A' 8 2 8 -m -TTT_J, , I I I 11 I_I 1 7'-. •WATER & SEWER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER & SEWER PLAN FOR LOCATIONS. •WATER &: SEVtER MAINS MAY BE ON OPPOSITE SIDE OF ROADWAY. SEE WATER &: SEWER PLAN FOR LOCA llONS. COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN THIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFAU. LEACH ZONES. ••• NO RED SOIL/CLAY WITHIN 100' OF WElLAND BUFFER AS PER CITY OF FAIRHOPE RED SOIL/CLAY ORDINANCE. CRUSHED AGGREGATE BASE SHALL BE USED IN AREAS NOTED 3 4 CENTER LINE & PROFILE GRADE LINE REQ'D STREET TREES (BY OTHERS) 5 I 1 • a• PEDESTRIAN EASEl.!ENT TI~g l ~~-+""'l""~"'-""----l-----.,-d'~~~-+-1-1-=~~=---cd-:111 =f II I I Ii' W 1-• 9 --------------------Ill-••· ••• ··-lll-111=111=111=111=111=111=111=111=111=111=1 ___ 111=rr '' 1-1 I 1-----=111=1 I l=I I 1=1 I 1=1I1=111 111--1 I 1-1 I 1-PICAL ROADWAY SECTION ••• 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 UNLESS OTHERWISE SHOWN PICAL ROADWAY SECTION WATERFALL ROAD (STA 10+00.00 -STA 16+50.00) -o• PLUS PIPE DIAMETER MINIMUM PERFORATED UNDERDRAIN PIPE W/ SOCK REQ'D ASPHALT PAVING N.T.S. ••LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCATIONS. ,,1-111-----=111= *•LOCATION OF SIDEWALK MAY VARY FROM EDGE OF PAVEMENT SEE SIDEWALK PLAN LOCA llONS. 7'-6" 7'-. REQ'O STREET TREES (BY OTHERS) ROADWAY STRUCTURE DESCRIPTION 11' o• PEDESTRIAN EASEMENT 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, OMITTED. 8. STRIP EXISTING TOPSOIL, THICKNESS VARIES. 9, TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS, TYPICAL UNDERDRAIN INSTALLATION 10. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL. ADDITIONAL CURB 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. PRELIMINARY-NOT FOR CONSTRUCTION SEAL SCALE NO. REVISIONS 25353FRIENDSHIPROAD DAPHNE,Al..36526 251.990.9950 en _J _J u <( -' -' LL en i-: w UJ 0::: 0 a.. Cf) 0~ ~ c.. I a.. > a::: "St co <( LL N/A DESCRIPTION -' <( ui c.. 0 I 0::: <( IL DATE JNE CCB DRAWN BY APPROVED BY CHECKED BY DATE FEBRUARY 2021 TlnE TYPICAL ROADWAY SECTIONS & DETAILS PROJECTNO. 50125554 82 SHEET NO.
\ I 1: I , I} I I' 111 \.1 ~1I 11 11 I )I\ [/ I I ---, \, I I/ II V ,It , POINT OF BEGINNING I ___J 324 CERTIFICATE OF APPROVAL BY TELEPHONE (AT&T}: THE UNDERSIGNED, AS AUTHORIZED BY AT&T HEREBY APPROVES THE WITI·HN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY. ALABAMA, THIS ____ DAY OF 20_. AUTHORIZED REPRESENTATIVE CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRIC}: THE UNDERSIGNED, AS AUTHORIZED BY RIVIERA UTILITIES HEREBY APPROVES THE WITT-IIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS __ DAY OF ____ 20_. (S) 60.00' L : CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER}: THE UNDERSIGNED. AS AUlHORIZED BY THE CITY OF FAIRHOPE UTILITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA THIS DAYOF ___ ~20_. AUTHORIZED REPRESENTATIVE CERTIFICATE OF APPROVAL BY BALDWIN COUNTY SEWER SERVICE: TI--IE UNDERSIGNED, AS AUTI--IORIZED BY BALDWIN COUNTY SEWER SERVICE HEREBY APPROVES TI--IE WITHIN Pl.AT FOIi: THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS ___ ~AYQF __ ~-20_, AUTHORIZED REPRESENTATIVE ("((: e II/ f /1 ;f;; ;,; I} I I I I -r-i I I -/---------' l1 I I I / / 1PI-/ I I 1 7 4/'.; --i l _j 7 1 CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING: R-lE UNDERSIGNED, AS AUTI-IORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES TI-IE ROAD NAMES AS DEPICTEDON THE WITHIN PLAT ANO HEREBY APPROVES THE WITJ-IIN PLAT FOR THE RECORDING Of SAME IN THE PROBATED QFRCE OF !!ALDWIN COUNTY, ALABAMA, THIS_ DAY OF ___ ~20_. AUTHORIZED SIGNATURE CERTIFICATE OF TIHE BALDWIN COUNTY PLANNING DIRECTOR TI--IE UNDERSIGNED, AS DIRECTOR OF THE BALDWIN COUNTY PLANNING AND ZONING DEPARTMENT, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA. THIS THE_DAYOF ____ 20_, (PlANNING DIRECTOR] CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION THIS PLAT HA'i BEEN SUBMITTED fO AND CONSIDERED BY THE CITY PLANNING COMMISSION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY SUCH COMMISSION. THE CITY OF FAIRHOPE PLANNING COMMISSION BY~· ------~DATE·~---SECRETARY CERTIFICATE OF APPROVAL BYTHE COUNTY ENGINEER THE UNDERSIGNED, AS COUNTY ENGINEER OF BALDWIN COUNTY, ALABAMA, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA. DATEDTHIS_DAYOF ____ _ COUNTY ENGINEER LEGEND: ClfF C = CAPPED lfEBAR FOUND CRS • = 5/8"CAPPED kEBAR SET (CA-11()9.LSJ RBF t) = REBAR FOUND CPF (!J = CAPPED PIN FOUND (FAIRHOPE} <;:;, = POWER POLE E--= GUY WIRE (R} = RECORD DEED BEARING & DISTANCE (Pf = MAP OR PlAT RECORD BEARING & DISTANCE (SLIDE 2495-A, 2-495-B & 2495-C (SLIDE 2685-D} (SJ =SURVEYED BEARING & DISTANCE BY ENGINEERING DEVROPMENT SERVICES MAP DATED 2/12/2007 (M} = MEASURED BEA.RING & DISTANCE INS = INSTRUMENT M.BK. • MAP BOOK R.P.BK. = REAL PROPERTr BOOK PG. =PAGE = OVERHEAD POWER UNE CURVE TABLE: CJ C4 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 54.21 C29 21.64 C30 29.02 C31 10.25 C32 23.18 C33 16.09 C38 117.66 SITE DATA 105.96 CURRENT ZONING: UNZONED BALDWIN COUNTY (DIST 14) MINIMUM LOT SIZE: 8,344 SF LIN. FT. STREETS: 2.456 LF NUMBER OF LOTS: 58 DENSITY: 3.17 UNITS/AC SMAL1EST LOT: 8,344 SF (LOT 528) LARGEST LOT: 18,270 (LOT 497) COMMON AREA: 2.85 AC {15.6%) TOTAL AREA: 18.31 AC SETBACKS: FRONT: 30 fl REAR: 30 fl SIDE: lOFT SIDE STREET: 20 FT UTILITY PROVIDERS: WATER SERVICE: CITY OF FAIRHOPE SEWER SERVICE: BALDWIN COUNTY SEWER SERVICE ELECTRIC SERVICE: RIVIERA UTILITIES TELEPHONE SERVICE: AT&T GAS SERVICE: CITY OF FAIRHOPE CERTIFICATION OF OWNERSHIP AND DEDICATION: STATE OF ALABAMA) CITY OF DAPHNE) COUNTY OF BALDWIN) NTH SMART, LEONARD ETAL SMART, SHARON. THE OWNERS OF THE LANO SHOWN AND DESCRIBID IN THE PLAT. HA'i CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREON, DOES HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TTTLE HEREON INDICATED, AND DEDICATES ALL EASEMENTS FOR THE PURPOSES HEREIN SET FORTH, TOGETHER WITH SUCH RESTRICTIONS AND COVENANTS NOTED HEREIN OR ATTACHED IN A SEPARATE LEGAL DOCUMENT. DATBJfHIS_DAYOF ______ 20_ SIGNATURE PRINTED SIGNATURE PRINTED ACKNOWLEDGEMENT OF NOTARY PUBLIC: STATE OF ALABNM) COUNlY OF BALDWIN) I A NOTARY PUSLIC IN AND FOR SAID COUNTY AND STATE,HEREBYCERTIFYTHAT _____ AND ~~~~~-~AS OWNERS ARESUBSCRIBB)TO THE CERllACATlON OF OWNERSHIP AND DEDICATION. APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLBJGE THAT THEY SIGNED, SEALED AND DRIVERS) tiEfORE ME THIS DAY IN PERSON, SAID INSTRUMENT AT THEIR FREE AND VOLUNTARY ACT FOR THE USES ANO PURPOSES THEREIN SET FORTH. GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS __ DAY OF 20_. NOTARY PUBLIC MY COMMISSION EXPIRES: w 0 60 ~-L-N E s 120 180 LINE TABLE: FLOOD CERTIFICATE: SURVEYOR; DEWBERRY 25353FRIENDSHiPROAD DAPHNE, AL 36526 VICTOR L GERMAIN, PiS UC. NO. 38473 JASON N. ESTES, PE UC. NO. 22714 OWNER: SMART, LEONARD ET.AL SMART, S/'V.fi'ON 12640ST HWY 104 FAIRHOPE, AL 36532 THIS PROPERTY LJES WITHIN IONE "X" (UNSHADED}, IONE 'X" (SHADED} AND ZONE ''AE': AS SCALED FROM THE FEDERAL EMERGENCY MANAGEMENT AGENcrs FLOOD INSURANCE RATE MAP OF BALDWIN COUNTY, ALABAMA, P.ANEL NUMBER 0l003C0&70, SUFRX M, MAP EFFECTIVE DATE APRIL 19, 2019. SURVEYOR'S NOTES: /. ALL MEASUREMENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARDS. 2. DESCRIPTION AS FURNISHED BY CLIENT. 3. THERE MAY BE RECORDED OR UNRECORDED DEEDS, EASEMENIS, RIGHTS-OF-WA r, OR OTHER INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OFSA.ID PROPERTIES. -4. THE UNES REPRESENTING THE CENTERLINE /\ND RIGHTS-OF-WAY OF THE STREETS Alff SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS R/GHT-OF-WAYMONUMENTATJON fSAlSOSHOWN. 5. SURVEY WAS CONDUCTFD IN MARCH 12TH, 2020; AND IS RECORDED IN RBD BOOK 328 PAGE 20 AND IN AN RECTRON/C DATA RLE 6. BEARfNGSAND DISTANCES SHOWN HEREON WERE -COMPIJTED" FROM ACTUAL FIELD Ti\'A VERSES. 7. BEARINGS SHOWN HEREON ARE BASED ON STATE PLANE GRID COORDINATES, ALABAMA WEST ZONE 0/02, NAD83 (2011} 8. THE ELEVATIONS SHOWN HEREON ARE RELATED TO MEAN SEA LEVEL, NAVD88 (GEOID/8/. 9. ALL GPS OBSElfVATfONS WERE TAKEN USING REAL TIME KINEMATIC GPS. TO. THIS SURVEY IS BASED UPON MONUMENTATION FOUND IN PLACE AND DOES NOT PURPORT TO BE A RETRACEMENT AND PROPORTIONING OF THE ORIGINAL GOVFRNMENT SURVEY. SURVEYOR'S CERTIFICATE: STATE OF ALABAMA COUNTY OF BALDWIN WE, DEWBERRY. A FIRM OF UCENSED ENGINEERS AND LAND SURVEYORS OF DAPHNE. ALABAMA, HER£BY STATE THAT THE ABOVE IS A CORRECT MAP OR PLAT OF TI--IE FOLlOWING DESCRIBED PROPERTY SITUATBJ IN BALDWIN COUNTY, ALABAMA, TO-WIT: COMMENCE AT A 5/8" CAPPED REBAR (PLS 10675) AT THE SOUTHEAST CORNER OF SECTION 7, TOWNSHIP 6 SOUTH, RANGE 3 EAST AND RUN THENCE NORTH 89°57'23" WEST, A DISTANCE OF 1330.56 FEET TO A 1/'Z' A CAPPED RESAR [CA-OJ89-LS); THENCE RUN NORTH 00°29'27" EAST. A DISTANCE OF 1321.10 FEET TO A 1 /1' CAPPED REBAR; THENCE RUN NORTH 89"50'29" WEST, A DISTANCE OF 1303.79 FEET TO A 5/fS' REBAR ON THE EAST RIGHT-OF-WAY OF LANGfORD ROAD; THENCE CONTINUE NORTH 00°31'02"' EAST. ALONG SAID EAST RIGHT OF WAY OF LANGFORD ROAD, A DISTANCE OF 2JYl..54 FEET FOR THE POINT OF BcGINNING:THENCE RUN NORTH 00°31'0Z' EAST, ALONG SAID EAST RIGHT OF WAY OF LANGFORD ROAD, A DISTANCE OF 931.9-4 FEET;THENCE RUN SOUTH 89°7Jf57' EAST, A DISTANCE OF 216.83 FEET; THENCE RUN NORTH 83°«"10'' EAST. A DISTANCE OF 160.91 FEET; THENCE RUN SOUTH 89"'28'57" EAST, A DISTANCE OF 606.73 FEET; THENCE RUN SOUTH 00°17'32" EAST, A DISTANCE OF 801.95 Fl;ET; THENCE RUN SOUTH 89"42'28" WEST, A DISIANCE OF 969.17 FEEi; THENCE RUN SOUTH 00"31 '0Z' WEST, A DISTANCE OF 135.01 FEET; THENCE RUN SOUTH 89"42'28" WEST, A DISTANCE OF 25.00 FEET TO THE POINT OF BEGINNING. TRAO CONTAINS 18.31 ACRES, MORE OR LESS, AND LIES IN SECTION 7, TOWNSHIP 6 SOUTH, RANGE 3 EAST, BALDWIN COUNTY, ALABAMA. I HEREBY CERTIFY THAT All PAli!TS OF THIS SURVEY AND DRAWING HAVE REEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA 10 THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. DEWBERRY DATE VICTOR L GERMAIN AL. P.l.S. NO. 38473 SURVEY NOT VALID WITHOUT Ol<IGINAL SIGNATURE AND SEAL. DESIGN ENG FAIRHOPE FALLS PHASE 9 FEBRUARY 19, 2021 -SHEET 1 OF 1 PRELIMINARY PLAT NOT FOR FINAL RECORDING BOUNDARY SURVEY AND PLAT OF SUBDIVISION J.N.E. DRAWN C.K.H. CHKO. V.L.G. J.N.E. SURVEYOR V.L.G. PROJ MGR C.C.B. ' Dewberry· SCALE 1"=60' PROJ. N0.50125554 25353Fr1endshlpl\oad Daphne,AL:,6526 FILE PH9 PRELIM 251.990.9950 fax251.929--9B15 SHEET 1 OF 1
330 331335336490491492493494495496497498499500501502503504505506507508509 510511 512513515514516517518519520521522523524525526527528529530531532533 534545544543542541540539538537536535489488WATERFALL ROADVERNAL ROADWATERFALL ROADLANGFORD ROAD (EXISTING)A54321BCDEAPPROVED BYCHECKED BYSHEET NO.TITLEDRAWN BYDATEPROJECT NO.SCALESEALREVISIONSNO. DESCRIPTIONDATEC1OVERALLCLEARING &GRUBBINGPLAN50125554FAIRHOPE FALLSPHASE 9FAIRHOPE, AL68 V PAY DIRT, LLC25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950LIMITS OF CLEARING & GRUBBINGEXISTING GRADE CONTOURPROPOSED GRADE CONTOUR1151103.6 ACRES ±SCALE: 1" = 50'FEET100'050'DAACCBJNEFEBRUARY 2021CLEAR FOR SWALECLEAR FOR SWALECLEAR FOR SWALE15' DRAINAGEEASEMENTCLEAR FOR SWALE\ \ \ ~ ----/ / / / / / --1-11---I / / / I / / / / / / / / / / -7 / / / _ _,,,,. / / / / / / ~ / / / I / / / t✓/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / , / / / / / I I I I I / / / / / / / / / / / / / / / / / _L_ __ , LEGEND: I /I i I i I . • I /1 -f--/ /1 I I / I / / / / I / / _L. --~ I DISTURBED AREA: IDawbeny-----PRELIMINARY-NOT FOR CONSTRUCTION
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S SSSSSSSSSSSSSSS490491492493494495496497498499500501502503504505506507508509 510511 512513515514516517518519520521522523524525526527528529530531532533 534545544543542541540539538537536535489488CEHBHBHBHBWATERFALL ROADVERNAL ROADWATERFALL ROADLANGFORD ROAD (EXISTING) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X SFSFIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPIPSFHBHBHBIPIPHBCURB INLET PROTECTIONCONSTRUCTION EXIT(20'x50' MINIMUM)SILT FENCE (TYPE "A")STRAW WATTLESHAYBALES X C2OVERALL BESTMANAGEMENTPRACTICES50125554FAIRHOPE FALLSPHASE 9FAIRHOPE, AL64 V PAY DIRT, LLC.25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950SCALE: 1" = 50'A54321BCDEAPPROVED BYCHECKED BYSHEET NO.TITLEDRAWN BYDATEPROJECT NO.SCALESEALREVISIONSNO. DESCRIPTIONDATEFEET20050100TYPICAL PRACTICES AND MAINTENANCE:1. CONSTRUCTION EXIT- INSTALL PRIOR TO LAND DISTURBING ACTIVITIES. GRADE, COMPACT AND ADD ROCK AS NEEDED TO MAINTAIN ADEQUATE GROUND COVER, REDUCING VEHICLE TRACKING.2. TYPE "A" SILT FENCE- INSTALL AS INDICATED ALONG PERIMETER OF DISTURBED AREAS. REMOVE SEDIMENT WHEN IT REACHES 12 HEIGHT OF FENCE. REPAIR OR REPLACE DAMAGED AREAS IMMEDIATELY TO MAINTAIN ADEQUATE RETENTION OF SEDIMENT AND PROTECTION OF SENSITIVE AREAS.3. INLET PROTECTION- INSTALL PRE-ROAD PROTECTION CURB INLET PROTECTION IN A TIMELY MANNER. REPAIR OR REPLACE DAMAGED OR SEDIMENT LADEN DEVICES. REMOVE SEDIMENT THAT SETTLES NEAR INLETS IMMEDIATELY.4. REMOVE SEDIMENT THAT LEAVES DISTURBED AREAS IMMEDIATELY TO PREVENT OR REDUCE OFFSITE IMPACTS, ESPECIALLY IN ROAD WAYS.5. SEED AND MULCH OR PERMANENT VEGETATION- APPLY TEMPORARY SEED AND MULCH TO AREAS LEFT DISTURBED FOR LONGER THAN 10 DAYS. PLANT SEASONALLY APPROPRIATE VEGETATION. REPLANT AS NEEDED IF VEGETATION FAILS. INSTALL PERMANENT VEGETATION AS SOON AS FINAL GRADING COMPLETE.NOTES:CONTRACTOR SHALL FOLLOW THE PHASING SEQUENCE BELOW:PHASE 1: A) INSTALL PERIMETER SILT FENCE AND CONSTRUCTION ENTRANCE.APPLY TEMPORARY SEED AND MULCH TO AREAS LEFT DISTURBED FOR LONGER THAN 10 DAYS. PLANT SEASONALLY APPROPRIATE VEGETATION. REPLANT AS NEEDED IF VEGETATION FAILS. INSTALL PERMANENT VEGETATION AS SOON AS FINAL GRADING COMPLETE LAKE EMBANKMENT, SWALES, AND DITCHES MUST BE SODDED. ALL DETENTION BASIN SLOPES MUST BE PERMANENTLY STABILIZED PRIOR TO FINAL INSPECTION.B) CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING THE SITE CLEAN AND FREE OF CONSTRUCTION DEBRIS AND TRASH. ALL DEBRIS SHALL BE PLACED IN ON-SITE DUMPSTER OR REMOVED.C) BMP'S SHOULD BE INSPECTED DAILY, ANY ITEM NEEDING MAINTENANCE SHALL BE ADDRESSED EACH DAY.PHASE 2: A) CUT/FILL SITE TO SUB-GRADE, INSTALL ALL UNDERGROUND UTILITIES AND STORM DRAINAGE.B) INSTALL TEMPORARY BMP'S, (SEDIMENT TRAPS, INLET PROTECTION)C) INSTALL BUILDING SLABS, CURB AND GUTTER. CONTAIN AND/OR REMOVE ALL CONSTRUCTION DEBRIS.PHASE 3: A) ALL DISTURBED AREAS HAVE BEEN GRADED AND PERMANENT VEGETATION IS WELL ESTABLISHED IN ALL AREAS OF PROJECT.B) ALL CONSTRUCTION DEBRIS REMOVED.C) ALL SEDIMENT AND EROSION CONTROL DEVICES REMOVED. (SILT FENCES, SEDIMENT TRAPS,ETC.)PLEASE NOTE:ADDITIONAL REQUIREMENTS ARE SHOWN IN THE CBMP PLAN THAT SHALL BE ADHERED TO.DAACCBJNEFEBRUARY 202115' DRAINAGEEASEMENTI I I I LEGEND (BMPs) ~ ~ ~ ~ ~ 0 C I PRELIMINARY-NOT FOR CONSTRUCTION IDewbany-t-
STRUCTURE TABLEID NO.E3F3L3DETAILSINSTALL YARD INLETTHROAT = 89.61PIPE 66 - INV IN = 83.61PIPE 65 - INV OUT = 83.61INSTALL YARD INLETTHROAT = 92.62PIPE 66 - INV OUT = 88.88INSTALL YARD INLETTHROAT = 98.72PIPE 90 - INV OUT = 94.82STRUCTURE TABLEID NO.C3D3D4E4G4H4DETAILSINSTALL S1 INLETSTA: 45+38.35 - VERNAL ROADTHROAT = 89.04PIPE 68 - INV OUT = 85.04INSTALL S1 INLETSTA: 45+38.35 - VERNAL ROADTHROAT = 89.04PIPE 68 - INV IN = 84.00PIPE 65 - INV IN = 82.04PIPE 86 - INV IN = 82.04PIPE 64 - INV OUT = 82.04INSTALL S1 INLETSTA: 53+26.25 - VERNAL ROADTHROAT = 104.13PIPE 75 - INV OUT = 100.13INSTALL S1 INLETSTA: 53+26.24 - VERNAL ROADTHROAT = 104.12PIPE 75 - INV IN = 100.00PIPE 96 - INV OUT = 100.00INSTALL S1 INLETSTA: 51+27.71 - VERNAL ROADTHROAT = 104.20PIPE 53 - INV IN = 98.20PIPE 54 - INV OUT = 98.20INSTALL S1 INLETSTA: 10+42.00 - WATERFALL ROADTHROAT = 104.20PIPE 52 - INV IN = 99.29PIPE 53 - INV OUT = 99.29STRUCTURE TABLEID NO.I3I4J3J4K3N3DETAILSINSTALL S1 INLETSTA: 18+86.09 - WATERFALL ROADTHROAT = 109.55PIPE 91 - INV OUT = 105.50INSTALL S1 INLETSTA: 51+84.21 - VERNAL ROADTHROAT = 103.41PIPE 51 - INV IN = 99.41PIPE 96 - INV IN = 99.41PIPE 52 - INV OUT = 99.41INSTALL S1 INLETSTA: 22+37.36 - WATERFALL ROADTHROAT = 103.81PIPE 95 - INV IN = 99.82PIPE 104 - INV IN = 99.82PIPE 94 - INV OUT = 99.82INSTALL S1 INLETSTA: 51+84.21 - VERNAL ROADTHROAT = 103.41PIPE 51 - INV OUT = 99.51INSTALL S1 INLETSTA: 24+84.83 - WATERFALL ROADTHROAT = 97.58PIPE 94 - INV IN = 91.58PIPE 90 - INV IN = 93.58PIPE 93 - INV OUT = 91.58INSTALL S1 INLETSTA: 26+10.36 - WATERFALL ROADTHROAT = 94.25PIPE 88 - INV IN = 88.09PIPE 93 - INV IN = 86.99PIPE 87 - INV OUT = 86.99STRUCTURE TABLEID NO.O3P3Q3R3S3W4DETAILSINSTALL S1 INLETSTA: 26+10.34 - WATERFALL ROADTHROAT = 94.25PIPE 89 - INV IN = 88.43PIPE 88 - INV OUT = 88.33INSTALL S1 INLETSTA: 47+64.21 - VERNAL ROADTHROAT = 94.65PIPE 97 - INV IN = 88.55PIPE 89 - INV OUT = 88.55INSTALL S1 INLETSTA: 47+64.21 - VERNAL ROADTHROAT = 94.65PIPE 97 - INV OUT = 89.55INSTALL S1 INLETSTA: 48+97.24 - VERNAL ROADTHROAT = 97.96PIPE 55 - INV IN = 93.96PIPE 56 - INV OUT = 93.96INSTALL S1 INLETSTA: 48+90.85 - VERNAL ROADTHROAT = 97.80PIPE 56 - INV IN = 93.80PIPE 57 - INV OUT = 93.80INSTALL S1 INLETSTA: 18+85.95 - WATERFALL ROADTHROAT = 109.55PIPE 91 - INV IN = 105.31PIPE 102 - INV OUT = 105.31STRUCTURE TABLEID NO.Z4DETAILSINSTALL S1 INLETSTA: 22+37.34 - WATERFALL ROADTHROAT = 103.82PIPE 104 - INV OUT = 99.92STRUCTURE TABLEID NO.F4H3M3DETAILSINSTALL JUNCTION BOXSTA: 51+00.22 - VERNAL ROADRIM = 103.62PIPE 54 - INV IN = 97.62PIPE 55 - INV OUT = 97.62INSTALL JUNCTION BOXSTA: 20+22.14 - WATERFALL ROADRIM = 108.71PIPE 102 - INV IN = 104.89PIPE 95 - INV OUT = 104.89INSTALL JUNCTION BOXSTA: 46+80.20 - VERNAL ROADRIM = 93.32PIPE 87 - INV IN = 85.97PIPE 86 - INV OUT = 85.97S S S S S S S
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S SSSSSSSSSSSSSSS490491492493494495496497498499500501502503504505506507508509 510511 512513515514516517518519520521522523524525526527528529530531532533 534545544543542541540539538537536535489488WATERFALL ROADVERNAL ROADWATERFALL ROADC3D3E3F3K3N3O3P3Q3R3S3M3L3J3Z4H3W4I3F4G4H4I4J4E4D4666886878889979390941049510291575655545352519675LANGFORD ROAD (EXISTING)65PIPE TABLEPIPE NAME5152535455SIZEINSTALL 24 LF OF 18" RCPINLET ELEV: 99.51OUTLET ELEV: 99.41INSTALL 31 LF OF 18" RCPINLET ELEV: 99.41OUTLET ELEV: 99.29INSTALL 24 LF OF 24" RCPINLET ELEV: 99.29OUTLET ELEV: 98.20INSTALL 31 LF OF 24" RCPINLET ELEV: 98.20OUTLET ELEV: 97.62INSTALL 198 LF OF 24" RCPINLET ELEV: 97.62OUTLET ELEV: 93.96PIPE TABLEPIPE NAME5657656668SIZEINSTALL 25 LF OF 24" RCPINLET ELEV: 93.96OUTLET ELEV: 93.80INSTALL 143 LF OF 24" RCPINLET ELEV: 93.80OUTLET ELEV: 85.21INSTALL 11 LF OF 24" RCPINLET ELEV: 83.61OUTLET ELEV: 82.04INSTALL 131 LF OF 24" RCPINLET ELEV: 88.88OUTLET ELEV: 83.61INSTALL 24 LF OF 24" RCPINLET ELEV: 85.04OUTLET ELEV: 84.00PIPE TABLEPIPE NAME7586878889SIZEINSTALL 24 LF OF 18" RCPINLET ELEV: 100.13OUTLET ELEV: 100.00INSTALL 136 LF OF 30" RCPINLET ELEV: 85.97OUTLET ELEV: 82.04INSTALL 31 LF OF 30" RCPINLET ELEV: 86.99OUTLET ELEV: 85.97INSTALL 24 LF OF 18" RCPINLET ELEV: 88.33OUTLET ELEV: 88.09INSTALL 31 LF OF 18" RCPINLET ELEV: 88.55OUTLET ELEV: 88.43PIPE TABLEPIPE NAME9091939495SIZEINSTALL 41 LF OF 18" RCPINLET ELEV: 94.82OUTLET ELEV: 93.58INSTALL 24 LF OF 18" RCPINLET ELEV: 105.50OUTLET ELEV: 105.31INSTALL 120 LF OF 24" RCPINLET ELEV: 91.58OUTLET ELEV: 86.99INSTALL 242 LF OF 18" RCPINLET ELEV: 99.82OUTLET ELEV: 91.58INSTALL 214 LF OF 18" RCPINLET ELEV: 104.89OUTLET ELEV: 99.82PIPE TABLEPIPE NAME9697102104SIZEINSTALL 136 LF OF 18" RCPINLET ELEV: 100.00OUTLET ELEV: 99.41INSTALL 24 LF OF 18" RCPINLET ELEV: 89.55OUTLET ELEV: 88.55INSTALL 136 LF OF 18" RCPINLET ELEV: 105.31OUTLET ELEV: 104.89INSTALL 24 LF OF 18" RCPINLET ELEV: 99.92OUTLET ELEV: 99.82C3OVERALLDRAINAGE PLAN50125554FAIRHOPE FALLSPHASE 9FAIRHOPE, AL68 V PAY DIRT, LLC.25353 FRIENDSHIP ROADDAPHNE, AL 36526251.990.9950A54321BCDEAPPROVED BYCHECKED BYSHEET NO.TITLEDRAWN BYDATEPROJECT NO.SCALESEALREVISIONSNO. DESCRIPTIONDATEINSTALL DRAINAGE SWALE "R"3:1 SIDE SLOPESEXISTINGSTORMWATERPIPEEXISTINGDRAINAGESTRUCTURESCALE: 1" = 50'50'0 100'FEETINSTALL DRAINAGE SWALE "S"3:1 SIDE SLOPESEXISTINGSTORMWATERPIPEINSTALL DRAINAGE SWALE "T"3:1 SIDE SLOPESEXISTINGSTORMWATERPIPEEXISTINGDRAINAGESTRUCTUREDAACCBJNEFEBRUARY 2021IDewbany-I \ I \ \ I I I I I \ I I ',. I \ \ I I \ I \ \ \ \ I I I I I ----I I I \ \ ' \ \ /, -.~ ~ ·q. "/ / -,, '· PRELIMINARY-NOT FOR CONSTRUCTION
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November 06 , 2020
Casey Hill
Dewberry Engineers & Surveyor s
25353 Friendship Rd.
Daphne , Alabama 36526
RE: Fairhope Falls West Subdivision
Dear Ms. Hill :
ATO
2155 OLD SH ELL RD
Sui te
MOB!LE, AL 36607
T . 251471 8361
f: 2514710410
www .att.c om
This letter is in response to your request for information on the availability of service
at the above Fairhope Falls West Subdivision by AT&T.
This letter acknowledges that the above referenced Subdivision is located in an area
served by AT & T. Any service arrangements for the proposed Subdivision will be
s ubject to later discussions and agreements between the developer and AT&T.
Please be adv ised that th is letter is not a commitment by AT&T to provide service to
the Fairhope Falls West Subdivision.
Please contact me at the phone number included in this letter w ith any questions.
Thank you for contacting AT&T.
Sincerely,
Wade Mitchell
MGR OSP Planning & Engineering Design
«~~
November 17, 2020
Have a nice day,
Casey Hill
Planner
Dewberry
25353 Friendship Road
Daphne, AL 36526
Office: (251) 929 9804
Cell: (334) 332 7508
Re: Fairhope Falls West
Ms Hill,
,&BCSS
BALDWIN COUNTY SEWE R SE RVI CE
c;leon and stmple
At your request, this letter is to verify that Baldwin County Sewer Service LLC (BCSS) has the capacity
and capability to serve the proposed development at Fairhope Falls West. Baldwin County Sewer
Servi ce LLC is willing and able to provide sewer service to the above referenced property, subject to
applicant paying all fees required for this service. This letter is not to be used to obtain a building
permit. A $50.00 per lot review fee will be due to have preconstruction plans reviewed and a $1500.00
impact fee per lot will need to be paid to Baldwin County Service LLC if a new subdivision plat is signed.
This letter is valid for a period of two years from the date of i ssue. Any development that has not paid
the necessary fees before this letter expl re.s will need to contact BCSS and request a re-issuance of their
willing and able letter.
*A franchise fee may apply in franchise areas.
The wastewater will be treated at our Spanish Fort Treatment Plant.
Sincerely,
Angela Foley
Baldw i n County Sewer Service, LLC
(251 ) 971-3022
angela@baldwincountysewer.com