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Home My WebLink About08-02-2021 Planning Commission Agenda Packet1. Call to Order City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers August 2, 2021 2. Approval of Minutes • July 8, 2021 3. Consideration of Agenda Items A. UR 21.01 Request of Mediacom for an 11.52.11 Utility Review and approval of .-._ Jimmyconyers the proposed underground installation of approximately 29,300 linear foot of fiber optic 251-928-2136 • • . 251-928-6776 Fax and CATV cable. The project will run from Serpentine Drive within Stone Creek Villas, north through various phases of Firethorne. B. ZC 21.10 Public hearing to consider the request of Silverhill Enterprises, LLC to establish an initial zoning of PUD (Planned Unit Development) concurrent with conditional annexation into the City of Fairhope, to be known as Harvest Green. The property is approximately 193.03 acres located east and west of HWY 181 near the Waters Subdivision. PPIN #: 17737, 17735, and 77776 c. SD 21.34 Public hearing to consider the request of FST Corte Family Trust for preliminary approval of Rockwell Townhomes a 206-unit multiple occupancy project. The property is approximately 36 acres and is located on the east side of State Hwy 181 across from The Waters Subdivision. PPIN #: 14535 D. SD 21.35 Public hearing to consider the request of Craig Homes Inc for plat approval of Point Clear Creek Estates, a 3-lot minor division. The property is approximately 3.09 acres and is located south of the intersection of Polo Ridge Blvd. and Willow Bridge Dr. PPIN #: 46610 E. SD 21.37 Public hearing to consider the request of Dominion Senior Living of Fairhope, LLC for Preliminary plat approval of The Reserve at Fairhope, a 169-unit multiple occupancy project. The property is approximately 16.62 acres and is located on the west side of US Hwy 98 between Volanta Avenue and Dyer Road. PPIN #: 386193,386197 4. Old/New Business 5. Adjourn July 8, 2021 Planning Commission Minutes 1 The Planning Commission met Thursday, July 8, 2021, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairperson; Art Dyas; Hollie MacKellar; Jimmy Conyers; Harry Kohler; John Worsham; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Planner; Samara Walley, Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Rebecca Bryant; Clarice Hall; Jason Langley, Water and Sewer Director. Chairman Turner called the meeting to order at 5:03 PM. Minutes from June 7, 2021, meeting: Art Dyas made a motion to approve the minutes as submitted. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. UR 21.02 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed underground installation Summary: Planning and Zoning Manager, Hunter Simmons, presented case summary: The proposed installation would be approximately 7,137 linear foot of Buried Cable and Conduit, as well as 3,219 linear foot of Over Lashed Aerial Cable. The project will run primarily through N. Summit Street between Fairhope Avenue and North Avenue, falling within the City’s Corporate Limits. The project is to be phased at a maximum 750 linear foot per phase and applicant must contact Alabama One to locate all existing utilities. Line locates will be called in no less than 72 hours prior to commencing work and no new road cuts will be allowed unless coordinated with Public Works and subject to additional permit costs. No work shall begin until a right-of-way permit is issued. The site shall comply with all State, Federal, and local requirements as well as City of Fairhope Ordinances (Wetland Ordinance, Red Soil and Clay Ordinance, and Erosion and Sediment Ordinance). Recommendation: Staff recommends APPROVAL of UR 21.02, subject to the following conditions: 1. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 2. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. July 8, 2021 Planning Commission Minutes 2 a. An additional right-of-way permit may be required for the potholing procedures. 3. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 4. Provide draft door hanger for approval at time of pre-construction. An AT&T Representative was not present, and no further comments were made. Motion: Jimmy Conyers made a motion to approve Case UR 21.02, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, Jason Langley, Rebecca Bryant, Clarice Hall, and Jimmy Conyers. NAY: None. SD 21.29 Public hearing to consider the request for plat approval of Windmill Professional Park. Property Owner/Applicant: FST Provision Investments, LLC General Location: Northwest corner of the intersection of State Highway 181 and Windmill Road Project Type: 2-lot minor subdivision Project Acreage: 1.48 acres Zoning District: B-4 Business and Professional District PPIN Number: 77607 Engineer of record: S.E Civil School District: Fairhope Elementary, Fairhope Middle, and Fairhope High School Report prepared by: Samara Walley (City Planner) Recommendation: Approval Summary: City Planner, Samara Walley, presented case summary: The Planning Commission voted to approve a Multiple Occupancy Project (MOP) at this location at the June 7, 2021, Planning Commission meeting. The MOP will include four office buildings and a parking lot. Water, sewer, and gas will be provided by the City of Fairhope, electrical service shall be provided by Baldwin EMC. A fire hydrant is located at the corner of Windmill Road and Highway 181. A 5-foot sidewalk has been illustrated along both street frontages. Recommendation: Staff recommends APPROVAL of SD 21.29, Windmill Professional Park Subdivision, subject to the following conditions: July 8, 2021 Planning Commission Minutes 3 1. The lot access note shall be revised to state the following: “Access for lots shall be restricted to Windmill Road or a private easement to Windmill Road. There shall be no ingress/egress to Highway 181.” There were no additional questions from the Commissioners, and no one was present on behalf of the developer. Chairman Turner opened the public hearing, no one spoke, the public hearing was closed. Motion: Art Dyas made a motion to approve Case SD 21.29 Windmill Professional Park, subject to staff recommendations. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. SD 21.31 Public hearing to consider the request of FST Ron and Melanie Johnson for plat approval of Melanies Place. Property Owner/Applicant: Ron and Melanie Johnson General Location: Southwest corner of the intersection of Fairhope Avenue and Mershon Street Project Type: 4-lot minor subdivision Project Acreage: 1.07 acres Zoning District: R-2 PPIN Number: 15312 Surveyor of record: Seth Moore School District: Fairhope West Elementary, Middle and High Schools Report prepared by: Mike Jeffries (City Planner) Recommendation: Approval Summary: City Planner, Mike Jeffries presented the case summary: Existing drainage flow patterns will not change, a traffic study was not triggered, and the subdivision does not include installation of infrastructure or any improvements, so a street plan, landscape plan, and tree protection plan are not required. Fairhope Avenue has a streetside setback of 20-feet so Lot 1 could have a driveway on either Mershon or Johnson, Fairhope Avenue will not be another access point. Sidewalks are required to be built along Mershon Street and Johnson Avenue. Water, Sewer, Gas, and Electrical Utilities are provided by the City of Fairhope. Recommendation: Staff recommends APPROVAL of SD 21.31, Melanies Place, subject to the following conditions: 1. Inspection and approval of completed sidewalks along Mershon St. and Johnson Ave by City of Fairhope Building Department. July 8, 2021 Planning Commission Minutes 4 2. Extension of recording the Final Plat from 60 days to 180 days to allow for completion of sidewalk. Surveyor, Seth Moore, spoke and stated that they have received approval from the Right of Way Inspector, Fairhope Avenue is too steep for an access point. They will also be adding street trees. Chairman Turner opened the public hearing. Phillip Strniste, 570 Johnson Avenue, Fairhope, AL 36532: Mr. Strniste stated that he lives across from the proposed subdivision and that traffic has increased significantly in the last few years. He did not think that an ingress on Mershon for Lot 4 made a lot of sense because of all of the traffic that is already on Mershon. Mr. Strniste also called the Planning Department prior to the July 8 Planning Commission meeting and stated that four additional driveways would impact traffic and suggested that a cul-de-sac be put in on the west side of the subdivision so traffic would divert to Johnson. Karla Hardin, 563 Johnson Avenue, Fairhope, AL 36532: Mrs. Hardin stated that she lives across from Mr. Strniste and adjacent to the proposed subdivision, three out of four of the lots will back up to her property. It is already difficult to turn on to Mershon from Fairhope Avenue and will be worse with driveways on Mershon. When she bought her home, she assumed that the property could not be turned into four lots unless originally platted that way because she has a friend who tried to subdivide a piece of property and was told that he could not do it. She also stated that the construction is going to interfere with the quiet enjoyment of the neighborhood and was concerned with a driveway potentially being placed directly across from Mr. Strniste’s. Mrs. Hardin brought a letter with her as well that was signed by individuals that live in the neighborhood re-stated her concerns and a concern regarding decreased property values. Chairman Turner stated that the Melanies Place lots meet the R-2 current setback requirements which is why the property was able to be divided into four lots. Chairman Turner closed the public hearing. Motion: John Worsham made a motion to approve Case SD 21.31, Melanies Place, subject to staff recommendations. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. SD 21.36 Public hearing to consider the request of 68V OBV 2020, LLC for Preliminary plat approval of Old Battles Village, Phase 6. Property Owner/Applicant: 68V OBV 2020, LLC General Location: Northside of Phase 5 of the Hamlet at Old Battles Village Project Type: 36-lot subdivision Project Acreage: 12.37 acres July 8, 2021 Planning Commission Minutes 5 Zoning District: PUD PPIN Number: 380062 Engineer of record: Dewberry School District: Fairhope Elementary School, Fairhope Middle and High Schools Report prepared by: Samara Walley (City Planner) Recommendation: Approval Summary: Samara Walley presented case summary: Phase 6 of the original PUD included 46 lots but was later amended and now includes 36 lots. All infrastructure, including roadways, drainage, and utilities, shall be constructed in accordance to the most restrictive standards of the County and the City of Fairhope and/ or the respective utility companies. Phase 6 of this development has gas, water, and sewer service availability through the City of Fairhope. Electrical service is available through Riviera Utilities. Interior sidewalks are illustrated on the preliminary plat for the subject property. Wetlands are located to the northeast corner of Phase 6 development. It was determined by Staff that a wetland delineation or wetland report was not required for this phase. Recommendation: Staff recommends APPROVAL SD 21.36, Old Battles Village, Phase 6 Preliminary Plat subject to the following conditions: 1. Updated O&M plan shall be required at Final Plat that considers phases 2-6. 2. All infrastructure, including roadways, drainage, and utilities, shall be constructed in accordance to City of Fairhope standards. 3. Prior to scheduling of a pre-construction meeting, construction documents shall be submitted to Fairhope Building Department along with permit application. 4. Clarification of side yard setback requirement for accessory structures within Phase 6. 5. Drainage report signed by engineer. A representative on behalf of the developer spoke to clarify the 10-foot side accessory building setback. To her knowledge, there was not a request for a variance or amendment to the PUD and it is just a typo that they can fix. Chairman Turner opened the public hearing, no one spoke, the public hearing was closed. Motion: Jimmy Conyers made a motion to approve Case SD 21.36, Old Battles Village, Phase 6, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. July 8, 2021 Planning Commission Minutes 6 Old/New Business CBD Parking Committee Additions - Planning and Zoning Manager, Hunter Simmons, proposed the idea of adding members to the CBD Parking Committee as there have been requests from other committees in the city to have input. There is not anything stated in the bylaws about adding members. Art Dyas asked how many members there are currently. Hunter Simmons said there are currently four members now from the Planning Commission, Art Dyas wanted to make sure there were not going to be fifteen or twenty members. Executive Session City Attorney, Chris Williams, made a declaration and opinion pursuant to Alabama Law Code Section 36-25-A-7(a)(3) that the discussion that the Planning Commission is going to have is appropriate for Executive Session to discuss pending and potential litigation. John Worsham made a motion to close the public meeting and enter Executive Session, for no business to be discussed after the Executive Session ends. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. Adjournment Art Dyas made a motion to reconvene the public meeting at 6:33 p.m. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. Having no further business, Art Dyas made a motion to adjourn. Jimmy Conyers seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Harry Kohler, John Worsham, and Jimmy Conyers. NAY: None. Adjourned at 6:34 p.m. ____________________________ ________________________ Lee Turner, Chairman Allie Knutson, Secretary STA TE OF ALABAMA ) COUNTY OF BALDWIN ) DECLARATION AND OPINION My name is Christopher S. Williams. I am over the age of nineteen (19), and I make this Declaration and Opinion based upon my own personal knowledge, information and belief. I am an attorney licensed to practice law in the State of Alabama and have been duly appointed Attorney for the Fairhope Planning Commission for the City of Fairhope, Alabama ("Commission"). I am offering this Declaration and Opinion in compliance with Section 36-25A-7 of the Code of Alabama (1975). On the 8th day of July, 2021, at a meeting of the Commission, there will be made a motion calling for an executive session to discuss with the Commission's attorney the legal ramifications of and legal options for pending or future potential litigation pursuant to Alabama Code § 36-25A- 7(a)(3). Prior to the Commission voting to convene the executive session, I am offering this Declaration and Opinion for the purpose of stating that Section 36-25A-7 of the Code of Alabama (1975) is applicable to the planned discussion, and I hereby request that this written Declaration and Opinion be reflected in the minutes for said meeting. I will further advise the Commission that if any deliberation begins among them regarding what action to take relating to pending or threatened litigation based upon the advice of counsel, the executive session shall be concluded and the deliberation shall be conducted in the open portion of the meeting or the deliberation shall cease. This Declaration and Opinion shall not constitute a waiver of the attorney-client privilege. t"'- Dated this~ day of Uu l--/ , 2!2!::_. \ I Christopher S. Williams, Esq. Attorney for Fairhope Planning Commission City of Fairhope, Alabama STATE HWY 181CLUB DRWHITTINGTON AV WINESAPDRAMADOR AV TWIN BEECH RD SERPENTI N EDRABELIACT ONYX LNLAKERIDGEDRTHOMPSON HALL RDQUAIL CREEK DR TUR QUOISE DR HEMLOCK DRFOR TUNE DRCHESWICK AV LAWRENCE RDCOVEY RUNPL SOUTH TEE DR HILTONLNNARROWLEAFBLVD THEAKSTON STCO VEY DR SUMMER OAKS PLBUNKER LOOPN ANDINALOOPBAY MEADOWS AV DERBY LN DIVOT L OOPNI BLICKLOOPKELLY-MCQUILLEN DR CALLAWAY DR HUNTERS LOOPLONGLEAF LN W E DG ELOOPCRA CKWILLOWAVCity of FairhopePlanning Commission August 2, 2021 ¯ WHITTINGTON AV TRUXTON STSTATE HWY 181CLUB DRWINESAPDRAMADOR AV BRONZESTTWIN BEECH RD SERPENTI NEDRABELIA CTONYX LNLAKERIDGEDRQUAIL CREEK DR HOLCOMB BLVDTURQUOISE DR HEMLOCK DRF ORTUN E DRCHESWICK AV BAY MEADOWS AV DERBY LN COVEY RUN PL PARCIR BUNKER LOOPSOUTH TEE DR HILTONLNNARROWLEAF BLVD KELLY-MCQUILLEN DR CALLAWAY DR NANDINA LOOPDIVOT L OOPHUNTERS LOOPLONGLEAF LN W EDGELOOPCR ACKWIL LOWAVUR 21.01 - Firethorne Subdivisions & Stone Creek Villas Legend Proposed Work Area COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-6 - Mobile Home Park District R-A - Residential/Agriculture District COF Planning Jurisdiction ¯ ¯ ^ Project Name:Utility Review 21.01 MediacomSite Data:29,300 Linear Feet Pnuematic and Directional Bore for Communication CableProject Type:Pnuematic and Directional Bore Communication CableJurisdiction:Fairhope Planning JurisdictionZoning District:PUDGeneral Location:Firethorne Subdivision & Stone Creek VillasOwner / Developer:MediacomSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Chris Ambron 1 UR 21.01 Mediacom – Firethorne Subdivisions & Stone Creek Villas – August 2, 2021 Summary of Request: Request of Mediacom for 11.52.11 Utility Review and approval of the proposed installation of approximately 29,300 linear feet of pneumatic and directional bore for communication cables. The project will run from primarily throughout Firethorne Subdivisions and Stone Creek Villas. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS • The applicant shall contact Alabama One Call to locate all existing utilities. • Line locates are to be called in no less than 72 hours prior to commencing work. • Project is to be broken into phases, maximum of 750’ linear foot per phase. • A pre-construction meeting shall be held prior to commencing work. • Provide draft door hanger for approval at time of pre-construction. • All sewer crossings to be videoed or potholed for review by Water Department. • No new road cuts. Any road cuts allowed could require additional permit costs and shall be coordinated with Public Works. • No pneumatic boring under road surfaces. Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within a tree dripline, consult with the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. • The applicant shall provide drawings locating their utilities with other utilities and the sidewalks. Any boxes/handholes cannot be placed in sidewalks. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with Richard D. Johnson, PE, Public Works Director, to resolve any potential conflicts. • All conduit/cable shall be placed at a depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. 2 UR 21.01 Mediacom – Firethorne Subdivisions & Stone Creek Villas – August 2, 2021 • The material under the sidewalk shall be compacted and the repair work shall be to the satisfaction of the Building Official or his designated representative. The applicant shall contact the Building Department for inspection prior to placing concrete. Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City of Fairhope and shall have a copy of the ROW permit available for review at all times, and shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re-vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. • If site is within 100' of a critical area (wetland, etc.), no red soils/clay are allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. Additional Review Comments: The applicant is advised of the following: • Provide a Traffic Control Plan. • All utility markers shall not exceed 24” in height. • Provide Erosion Control Plan for large area disturbances. • Project shall be white lined, or white flagged for locators. • Contractor shall provide a point of contact for citizen questions/comments. • Dimensional drawings and specification sheets for all proposed handholes and boxes. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. • The ROW permit shall be always kept with the contractor or subcontractor during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. 3 UR 21.01 Mediacom – Firethorne Subdivisions & Stone Creek Villas – August 2, 2021 • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction (permit not valid until paid for and obtained by contractor). • A written notice (door hangers) must be distributed to each occupant affected by the proposed construction 5 days prior to any work commencing. • Contractor shall schedule post construction inspection upon completion to ensure restoration standards have been met. • No open trenches or pits allowed overnight without proper use of barricades, lighting, and fencing. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built profiles of the installed lines, showing the exact depth. The applicant shall provide full size plans (24”X36” or 11”x17” to correct scale) for this application and for future applications. Recommendation: Staff recommends approval of UR 21.01 subject to the following conditions: 1. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 2. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 3. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 4. Provide draft door hanger for approval at time of pre-construction. 5. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. Right of Way / Utility Work Permit Application Property Address Property Owner Contractor Name Address Firethorne Subdivision Revision (Build of entire Firehorne Subdivision) Mediacom Southeast LLC Bigham cable Construction, Inc. 3171 Gulf Brezze Pkwy. Gulf Breeze, FL 32563 Email/ Phone jamie.simmons@bighamcable.com / 850-698~6265 AL GC License Number 200922 --------------------------- Name of Utility Provider Mediacom Southeast, LLC Type of Utility (circle) Other work (circle) Cell Service Cable / telecom Culvert Driveway Water I Sewer Parking Pad Electric Other Gas Date to begin work <30 days from approval Date of Completion <60 days from start Description of work New 2" HOPE equipped with communication cables • linear feet to be ins talled to Service new Customers *#ofhandholes/Peds A total of 29 ,300' --------------------------- .. squa re footage of paving Installed via phnuematic and directional bore in the right of way •typeofhardscapeintended of Fairhope , AL. and existing subdivision utility easement. ~ cell tower (new construction ) • cell tower co/ocates I agree to hold the City of Fairhope Harmless from any and all liability, claims, costs, and expenses whatsoever arising out of or related to any loss, damage, or injury that may be sustained by work occurring in the Right of Way at or near the address listed on this application. $249,050.00 Date: 7 info ; Inspection Request line (251) 990-0141; email address buildlngperm/ts@fairhopeal.gov MEDIACOM ALABAMA DIAL 811 or 1-800-292-8525 TRENCH BORE D-BORE PEDISTALS 27,525' TOTALS STRAND 195 ANCHOR 1,775' PHASES 43 c::: Cl :::ic: ....J La.I <( La.I c::: u (/) al ....J ....J < <( ::::> ::E 0 0 0 I-I- SYMBOL LEGEND Proposed Existing Desciption AERIAL MEDIACOM CABLE ➔ ---3 ANCHOR&: GUY -B--8-BURIED MEDIACOM CABLE ~ [Q] MEDIACOM CLOSURE ~ TELECOM CLOSURE [TI POWER TRANSFORMER -DB-MEDIACOM DIR BORE D MEDIACOM BORE PIT -T-BURED TELCOM -s-BURED SEWER -w-BURED WATER ....J -E-BURED POWER <( -G-BURED GAS * * POWER POLE © (c) CONCRETE POWER POLE • 0 TELCOM POLE _j -.:t t') ....J I La.I 3: c::: z u c::: 0 <( I-al TO BE REMOVED 0 I- (*) POWER POLE ~ AERIAL MEDIACOM CABLE TO REMAIN OUT OF SERVICE B * BURIED MEDIACOM CABLE LOCATION MAP PH 9 PH 5 PH 4 a.. PH 8 0 0 ...J PH <( 7 PH 3 z C z <( z PH 6 NARROWLEAF BLVD WORK AREA " N I c::: (.) ' (X) I c::: (I) PH 1 PH PH 11 c::: PH 12 C a.. <( (I) La.J z i PH 13 LONGLEAF LN PH 22 HEMLOCK DR PH 33 PH 27 ABELIA CT PH 35 PH PH 20 ~ O..p PH 36 /'~ ~ CASSAVA LN PH 31 <>..p PH 32 PH 29 30 PH 41 PH 19 z ...J 42 X >-PH 43 PH 15 z 0 PH 39 PH 18 PH 17 PH 21 PH 26 PH 24 PH 25 TURQUOISE DR PH 23 SERPENTINE DR 37 c::: C ~ (.) 0 ....J ::E w :I: PH 38 PH 40 CALL BEFORE YOU DIG TWO FULL BUS. DAYS BEFORE YOU DIG IT IS THE COKTRACTORS RESPONSIBIIJTY TO CONTACT UTIIJTY COMPANIES PRIOR TO ANY CONSTRUCTION 1'S THE LOCATION Of UTILITIES SHOWN ON THIS PLAT ARE APPROXIW.TE AND POSSIBLY INCOMPLETE. THEREFORE CERTIFICATION TO THE LOCATION OF ALL UNDERGROUND UTILITIES IS WITHHELD. NTS PROPOSED NEW UNDERGROUND CABLE IN THE UTILITY EASEMENT AND CROSSINGS IN THE FAIRHOPE RIGHT OF WAY OF THE FIRETHORNE SUBDIVISION. BALDWIN COUNTY Designer: SCOTT MILLER CABLE EAST INC. Phone: 850-7 48-1431 Authorization: Dwg:_1_ of~ STATE HWY 181HOLLOW BRO OK AV B I GC ANOERUNVERAND A B L V D FALLINGWATERBLVD HAVASUDR STATE HWY 104 LAWRENCE RDDUNMORE DR CHARIOT AV LINNR I D GEDRCUMBRIA DRCANEY CREEKDR SANDBARLN LISACTCOUNTRYWOODS DRCAMBERWELL D R DUBLINDRCO BHAM PARK DRKILKENNYLNLYRENE LNCOUNTY RD 13DUNLEITH LOOP HIGBEE RDCity of FairhopePlanning Commission August 2, 2021 ¯BIG CANOERUNSAND BAR LN STATE HWY 181FALLIN G WATERBLVD ZC 21.10 - Harvest Green Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Harvest GreenSite Data:193.03 acresProject Type:Conditional Annexation to Planned Unit DevelopmentJurisdiction:Fairhope Planning JurisdictionZoning District:Baldwin County RA PPIN Number:17737, 17735, and 77776General Location:East and west of HWY 181 near the Waters SubdivisionSurveyor of Record: Engineer of Record:S.E. Civil, LLCOwner / Developer:Silverhill Enterprises, LLCSchool District:Fairhope East Elementary, Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Hunter Simmons 1 ZC 20.10 Harvest Green Summary of Request: The applicant, Silverhill Enterprises, LLC, requests conditional annexation with rezoning to a Planned Unit Development (PUD). The property is approximately 193.03 acres and is located on the east and west side of HWY 181 north of The Waters subdivision. The Developer is Terracore Development Services, LLC. David Diel, with S.E. Civil, represents the applicant. The applicant describes the project as a mixed-use residential community comprised of 375 Single Family Lots. For clarification, since mixed-use in Fairhope parlance implies commercial use, there is no commercial uses proposed within this PUD. All internal streets will be dedicated to the City of Fairhope. A lot on the eastern side of HWY 181 will be dedicated to the City of Fairhope for a future fire station as illustrated in the image above. I ' ~: ' I J ~lk ' I ' I ' I l I ' I P.U.O.NOTES 1 SeeAucn.dSc,,ndMyS-yfor L~~(Sht2d4). 2. Alpn,pc,HdROWslObaPubkaici~ fflflfflUfflol50'"''"wd:h 3 Alw;le•lllbt.llofffllhall be, mNmmdSINlinwi<ilhandMS>j.a. D fat,opt R.........-~ A.D.A.Comph,no.. 4.Lot~tho.nSlofdep;ctrle -,m.fllrdi!l«.n1Lo1Si.:tt.Acllllll LcxNl.-nbennQl<dlbe-,-lllllla Premin,ryPlal: 2 ZC 20.10 Harvest Green Lots and Homes The applicant plans to have all lots ready to build by November 2023. Six years is projected for complete build out. Harvest Green is divided by HWY 181. The two portions are referenced as Harvest Green West and Harvest Green East. Harvest Green West Figure 1: Harvest Green West Harvest Green West consists of 148 total lots. In general, these are larger lots than those proposed in Harvest Green East. The largest lots are located along the southern boundary adjacent to existing single-family homes. 23 home plans were provided as part of the Master Development Plan, each with alternative elevations to provide variety in housing. Home plans shown for Harvest Green West are from Truland Homes. A few examples are shown below. '' ~ I 1, ··' 't i'i >-.. :,: ELEVATION B 3 ZC 20.10 Harvest Green ELEVATION A ELEVATION A ELEVATION A ELEVATION A 4 ZC 20.10 Harvest Green Harvest Green West does not provide road connectivity outside of this development, but it is worth noting that the property directly north contains a large pond as illustrated on the aerial below, and the south is one large residential parcel. An easement could be required to the south. 5 ZC 20.10 Harvest Green Harvest Green East Figure 2: Harvest Green East Harvest Green East consists of 227 total lots. The largest lots are located along the southern boundary adjacent to existing single-family homes. 28 home plans were provided as part of the Master Development Plan, each with alternative elevations to provide variety in housing. Home plans shown for Harvest Green East are from D.R. Horton and Express by D.R. Horton. A few examples are shown below. ----------~-----------------1 - --------,. ' I PH 2 1 \ ) .--........ _.._.,,,- 6 ZC 20.10 Harvest Green 7 ZC 20.10 Harvest Green Harvest Green East provides connectivity to adjacent undeveloped properties. Greenspace/Landscape Plans The project proposes 49.93 acres of greenspace, or 25.87% of the total site. 15% greenspace is required. Amenities include two swimming pools, two playgrounds, a multi-purpose court, an exercise area, and other areas listed as “park”. A pedestrian circulation plan was provided and shown below that includes 5’ sidewalks, as well as crushed asphalt walkways. Sidewalk access along HWY 181 is difficult due to wetland crossings. The applicant has provided a combination of crushed asphalt walkways and sidewalks to provide pedestrian connectivity along HWY 181. A public easement will be required at preliminary plat to ensure public access to those portions outside of ROWs. Staff would like the applicant to consider providing public easements through stream buffers in the hopes of provided a future trail system. Lcf;and 5 It. C ,M:. SiJ~·w .11k -Cni~l«i A,p:uJ,w,:k I __ 1_ I -I I _, . j_ •♦-•-, .,,, ... / \ \ ·~. ',.,.<, '-. L L 8 ZC 20.10 Harvest Green Landscape plans were provided illustrating street trees and minimal other landscape. Landscape plans will be further reviewed during preliminary plat process. Traffic calming islands were added on the site plan but are not included on landscape plans. Landscape plans will also need to define park areas more clearly. All ponds illustrated on plans are wet ponds. Per the Engineer’s calculations, there are 44.81 acres of wetlands on the site. Our subdivision regulations require 30’ buffers around wetlands and 50’ buffers around streams. Staff appreciates the proposed layout as most parkland and greenspace are sited near required buffers that increase protection of sensitive ecologies. Utilities Based on the application, Water, Sewer and Gas for Harvest Green West, and water and gas for Harvest Green East will be supplied by Fairhope Utilities. BCSS will provide sewer for Harvest Green East. Riviera will provide power and AT&T will provide telecommunications. Comments: Not all questions will be answered in this review. Traffic, detailed drainage plans, electrical, and sewer services will need to be reviewed in full during preliminary plats reviews. If the PUD is approved, each phase – four in total – will each have a preliminary and final plat application. Each phase will be subject to the codes and regulations of the City of Fairhope. During that review, staff, as well as the Planning Commission will provide a critical review of those technical systems. Of note, on July 26, 2021, a Bill sponsored by Senator Elliot went into effect that removes the applicability of City Ordinances on developments outside the city limits of Fairhope. Those ordinances include, but are not limited to, the wetlands protection ordinance, the red soil and clay ordinance, and the sign ordinance. Staff agrees with the common sentiment that farmland should be preserved, but development is a reality along the Hwy 181 corridor, and we appreciate a development willing to annex into the City and develop to our standards. It is also worth noting that the property is currently zoned Agriculture by Baldwin County. Staff was informed that agriculturally zoned property can be rezoned to RSF-1 administratively by Baldwin County. Baldwin County RSF-1 requires 30,000 s.f. lots, but nothing prevents an applicant from applying for a denser development, or a development that does not meet the intentions of the City of Fairhope Comprehensive Plan, nor our codes and regulations. With the overall density proposed, because the proposed residential PUD meets the intentions of Fairhope’s comprehensive plan, and because a PUD dictates an exact site plan, staff recommends approval of Harvest Green. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Response: Per the Applicant: 9 ZC 20.10 Harvest Green Staff believes the proposed use is not in conflict with the comprehensive plan. (2) Compliance with the standards, goals, and intent of this ordinance; Response: The purpose of the PUD District is intended to encourage opportunities for development innovation tailored to a particular site, which while clearly furthering the goals of the comprehensive plan, could not explicitly be established by generally applicable standards or guidelines. Some of the lot sizes proposed within the PUD are not provided in existing standards. In this case, a site plan driven PUD provides a clear definition of what Harvest Green will become. (3) The character of the surrounding property, including any pending development activity; Response: With the widening of HWY 181, we are seeing many developments pop up along the corridor. Fairhope has long desired to keep commercial development near the intersections of major roads. The subject property falls between those intersections, or nodes, as they are referred to in our Comprehensive Plan. A residential development fits within the vision of our comprehensive plan. Both pedestrian and vehicular connectivity are provided for within the proposed plan, including connectivity to the adjacent Rockwell Apartments south of Harvest Green East, which is also on this month’s Planning Commission agenda. (4) Adequacy of public infrastructure to support the proposed development; Response: Availability letters have been provided. There will likely be aide to construction costs for some utilities, but those will be reviewed during corresponding subdivision cases. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Most of the current site is farmland. As previously stated, approximately 44 acres of wetlands are onsite and are protected per City of Fairhope wetlands ordinances. Wetland delineation and other requirements will be provided during preliminary plat to confirm design details. (6) Compliance with other laws and regulations of the City; Response: At the time of development all applicable laws of the City will be applied. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of development all applicable laws of the City will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Staff does not anticipate any significant issues relating to these criteria. A traffic study shall be required for all applications that will generate an average daily traffic (ADT) count of 1,000 trips or more, or which will generate 50 trips or more during any peak hour period and will be a requirement during the preliminary plat review. This property and the most of surrounding properties are recommended for Res i dential use by the "Preferr ed Land Use Pl an" as outlined in the 2015 Comp r ehensive Plan. An area along our east side is recommended for a Park, where we have provided Open Space on our plan, immediately adjacent to the St. Michaels Catho li c School. Our development is ideally located between a Village Node and a Bus i ness Node on the Preferred Plan, and is in harmony with the Comprehens ive Plan. 10 ZC 20.10 Harvest Green Recommendation: Staff recommends Case: ZC 21.10 Harvest Green PUD from R-1 to PUD be Approved with the following conditions: 1. A traffic study shall be provided that includes all traffic generated by Harvest Green with the first application for preliminary plat. Please begin communications with ALDOT ASAP. 2. Fairhope utilities provided availability letters, but final plans and aid to construction costs will need to be coordinated with the respective supervisors. 3. Landscape plans shall be revised to include traffic calming islands. 4. If approved by the City Council, two (2) printed and bound copies of the Master Development Plan for the Harvest Green PUD shall be provided to the City. APPLICATION FOR ZONING DISTRICT CHANGE Property Owner/ Leaseholder Information Name: Silverh ill Enterprises. LLC Phone Number: Street Address: 112 Bay Circle Dr City: Holland State: ~M~I __ _ Zip: 49424 Applicant / Age nt Information If different from above . Notarized letter from property owner is required if an agent is 1.lsed for representation . Page 4 of 6 Name: oav i ct Diehl PLs Phone Number: ,2s1 l 990-6566 ~~~~~~----- Street Address: 880 Holcomb Blvd Suite 2F City: ~airhope State: ~"=-L __ _ Zip: ~3~6=s3=2'---------- Current Zoning of Property: _R~-~1 __________________ _ Proposed Zoning/Use of the Property: Planned Unit Development Property Address : Parcel Number: 05-46-01-02-0-000-001. 508 I 05-4 s-01-02-0-000-002. ooo Property Legal Description: see attached 05-46 -02-03 -0 -000-001. 000 Reason for Zoning Change: To allow for a development of a 375 Lot single family subdivision Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners @) NO ~ NO within 300 Feet of Abo ve Described Property Attached . @) NO Character of Improvements to the Property and Approximate Construction Date: Existing site is undeveloped farmland. Proposed residential neighborhood to be constructed once approvals are gtaoted. Zoning Fee Calculation: Reference: Ordinance 1269 r certify that I am the property owner /leaseholder of the above described property and hereby submit this application to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative sball sign this ~plication . Vr<-'uSrl},~o )_ ~ )"b,, /1.. I 5/:1J~tu:t • ;:I: Fairhop~Ta:x Corp . (If Applicable) Property Owner /Leaseholder Printed Name Date SV T T Temp. ALDOT Const. EasementTemp. AL D OT Const. E as e ment HWHWHWHWHWHW13-1/2"X22"RCAP18" RCP11"X18" RCAP15" RCP2-36" RCP15' EASEMENT RESERVED BY DEED 60' INGRESS/EGRESS EASEMENT DELINEATED WETLANDSD E L I N E A T E DWE T L AND S DELINEATED WETLANDS 1 0 0 F T . S T R E A M B U F F E R 30' BUFFER (TYP)30' BUFFER (TYP)100 FT. STREAM BUFFERDELINEATED WETLANDS100 FT. STREAM BUFFER30' BUFFER (TYP)20" PE 20" LV 24" PE 36" PE 24" PE 20" PE 22" PE 24" PE 20" PE 20" PE 20" PE 36" PE 34" PE 48" PE 21" PE 20" PE 20" PE 20" PE 20" PE 36" PE 48" PE 36" PE 48" PE 32" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 23" PE 24" PE 24" PE 21" PE 27" PE 32" PE 22" PE 28" PE 22" PE 24" PE 20" PE 38" PE 38" PE48" PE 46" PE 30" LV 22" WO 36" WO 24" WO 32" LV 24" LV 36" PE 30" PE 36" PE 36" PE 20" PE 26" LV 26" LV 32" LV 33" LV 20" PE 32" LV 24" LV 60" LV 26" LV 30" LV 28" LV42" LV 20" LV 42" LV 24" LV 48" LV 36" LV 40" LV 24" WO 48" WO44" WO 24" WO 36" SG 48" WO 36" WO 20" WO 24" WO20" WO 26" WO 26" LV 40" LV 28" LV 48" LV 33" LV 36" LV 24" WO32" LV 22" WO 20" WO 28" LV 32" LV 30" LV 22" WO 22" WO 30" LV 30" LV 28" LV 36" WO 20" WO 22" WO 22" WO 22" WO 27" WO 22" WO 28" LV 36" SG22" SG 33" LV 30" LV 24" LV24" LV21" LV 20" WO 28" WO 29" LV 20" PN 38" WO 52" LV 24" PN 36" LV 36" LV 25" LV 60" LV 21" PN 21" PN 36" WO 21" WO 20" PN 32" WO 24" WO 21" PN 20" WO 20" WO 20" PN 20" PN 20" PN 20" PN 20" PN 24" PN 42" LV 22" WO 22" WO 22" WO 26" LV 20" WO 22" WO 24" LV 21" PN 21" PN 22" PN 23" PN 20" PN 30" LV 20" PN 22" PN 24" PN 24" LV 24" LV 36" LV 32" LV 28" CE 60" LV 22" LV 48" LV 48" LV 28" LV 29" LV 36" LV 61" LV 35" LV 21" WO 31" LV 32" LV 28" LV 20" LO 20" LO24" LO 20" LO 34" LO 36" CE 48" LV28" LV 28" LO25" MA 35" LV 48" LV 34" LV 32" LV 20" LO 20" LO 22" LO 24" LO 22" WO 34" WO 48" LO 36" LV 36" LV32" LV 20" LV 30" HI 28" LO 65" LV 41" LV 52" LV 26" LO 25" LV 25" MA 24" LV 33" LV 26" LV 20" LO 20" LO 22" LO 29" LO 26" LO 20" LO 20" PN 23" WO 36" CE 30" HI 25" MA 36" SG 32" LV 20" PN 48" PE05-46-02-03-0-000-002.003PIN: 327264A.I.C., JR DEL A. CORTE FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 124840505-46-02-03-0-000-002.002PIN: 285517DEL A. CORTE23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 95456705-46-02-03-0-000-004.006PIN: 269989 ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-46-02-03-0-000-004.004PIN: 234268ATILIO I. CORTE, III22725 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 526534 05-46-02-03-0-000-004.002PIN: 226941 ATILIO I. CORTE, III 22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 472577 05-46-02-03-0-000-004.006PIN: 269989ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-43-08-34-0-000-002.003 PIN: 8602A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-08-34-0-000-002.002PIN: 8595A&D CORTE, FLP23100 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-07-35-0-000-006.000PIN: 8598A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-46-01-02-0-000-001.507PIN: 77573A&A CORTE, FLP 23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127130 05-43-07-35-0-000-007.000PIN: 63504A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127128 05-46-01-02-0-000-001.515PIN: 256018ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.518PIN: 362551ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.505 PIN: 14396BERTOLLA PROPERTIES, LLCPO BOX 1527DAPHNE, AL 36526INSTRUMENT 613831 05-46-01-02-0-000-001.503PIN: 14535A.I.C., JR LAND A.I. CORTE, III, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1358159 T H E W A T E R S ALDOTPARCELALDOTPARCEL12345678910111213141516171819202122 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 1 2 3 4 5 6 7 891011 1213 14 15 16 171819202122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 1 2 3 4 56 78910111213141516171819202122232425 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 2122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74757677 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96979899 100 101 102 103 104 105 1 2 3 4 5 6 7 8 91011121314151617 18 19 20 21 22 23 24 25 26 27282930313233343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233343536373839404142 43 44 45 46 47 48 49 50 51 52 53 54 55565758596061626364656667 STATEHWY181R/W VARIESRI/RO RI/RO FULL ACCESS (PER ALDOT) Park Fire Station Park Pool Play Exercise Open Play Park Park Open Dedicated for Pool Play Multi-Purpose Court PH 1 PH 2 PH 2 PH 1 PH 2 N S EWUseable Uplands Total Acres Summary - East 108.1 Ac +/- 110.26 Ac± Streets 75' x 140' 11,720 l.f. 105 62' x 140'55 Total Lots 227 52' x 140'67 Useable Uplands Total Acres Summary- West 77.8 AC± 82.77 AC± Streets 100'x150' 8,263 LF 42 82'x143'50 Total Lots 148 56'x140'56 Req'd. Greenspace 15% (16.54 Ac.) Greenspace Req'd. Greenspace (Lake) (30%) Total Greenspace 15% (28.96 Ac) 10.55 Ac 49.93 Ac. (25.87%) Greenspace Summary 375 lots / 152.83 Ac.2.53 /Ac Area for G.S. Calculation 148.22 Ac (-) R/W, Ponds, Wetlands -44.81 Ac. Total Site Area 193.03 Ac Greenspace Open 39.38 Ac. Req'd. Greenspace 15% (12.42 Ac.) Provided 24.9% (19.54 Ac.)Provided 27.6% (30.39 Ac.) OWNER DEVELOPER: PARCEL NUMBERS: 05-46-02-03-0-000-001.000 05-46-01-02-0-000-002.000 05-46-01-02-0-000-001.508 (FST) 40% 1,600 SF 30 FT 8,997 SF RA (County) 375 19,983 LF CITY OF FAIRHOPE CITY OF FAIRHOPE (West) BALDWIN EMC AT&T 28.96 AC (15%) 17,800 SF 7,200 SF REQUIRED SETBACKS & COVERAGES: ELECTRIC SERVICE: TELEPHONE SERVICE: TOTAL LOTS: LIN. FT. STREETS: CURRENT ZONING: WATER SERVICE: SEWER SERVICE: REQ'D GREENSPACE: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: SITE DATA AVG LOT: MAX BLDG HEIGHT: MAX COVERAGE: MINIMUM HOUSE: (PRINCIPAL STRUCT) P.U.D.PROPOSED ZONING: 7,200 SFMINIMUM LOT: 1.93 / AC.DENSITY: 92.49 AC (48%) SILVERHILL ENTERPRISES 112 BAY CIRCLE DRIVE HOLLAND, MI 49424 (Parcel 05-46-01-02-0-000-001.508 is leased from Fairhope Single Tax) LAND USE PERCENTAGES Single Fam. Lots ROWs Wetlands Ponds Greenspace Other Open Space T O T A L 77.46 Ac 23.08 Ac 6.57 Ac 10.55 Ac 49.93 Ac 25.44 Ac 193.03 Ac 40% 12% 3.5% 5.5% 26% 13% 100% 35 FTMAX BLDG HEIGHT (100s): TERRACORE DEVELOPMENT SERVICES, LLC 29891 WOODROW LANE, SUITE 300 SPANISH FORT AL 36527 49.93 AC (25.87%)PROVIDED: 193.03 ACTOTAL AREA: BCSS (East) UTILITY PROVIDERS SITE P.U.D. NOTES: 1.See Attached Boundary Survey for Legal Description (Sht 2 of 4). 2.All proposed ROWs to be Public and a minimum of 50 feet in width 3.All sidewalks shown shall be a minimum of 5 feet in width and subject to Fairhope Requirements regarding A.D.A. Compliance. 4.Lot numbering shown is for depicting counts for different Lot Sizes. Actual Lot Numbering will be sequential at Preliminary Plat. MASTER PLAN SHT 1 OF 4 (see table) VICINITY MAP 1" = 1 MILE POP 15,436 FAIRHOPE 13 48 30 (U.S. NAVY) OLF SILVERHILL Church Fairhope Church Fairhope CemeteryFriends AUBURN UNIVERSITY EXPERIMENT STATION GULF COAST ChurchShoreEasternckoR keerCylF alocasneP rBdaehkcoR hcnarB d r y 14 1211 10 5 4 3 2 1 3635343332 42 104 181 1810.4 98 2000 GRAPHIC SCALE 200 100 400 Harvest GreenCivilEngineering & Surveying 100'150'Typical Lot 30' BSL 30' BSL 10' BSL10' BSLPublic R/W 56'140'Typical Lot 30' BSL 30' BSL 7.5' BSL7.5' BSLPublic R/W 82'143'Typical Lot 30' BSL 30' BSL 10' BSL10' BSLPublic R/W 75'140'Typical Lot 30' BSL 30' BSL 7.5' BSL7.5' BSLPublic R/W 62'140'Typical Lot 30' BSL 30' BSL 5' BSL5' BSLPublic R/W 52'140'Typical Lot 30' BSL 30' BSL 5' BSL5' BSLPublic R/W A Planned Unit Development !------ ' ' ' ' L------ 1 | P a g e Harvest Green A Planned Unit Development Master Development Plan Developed by: 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 T C::RRA COR C: DEVELOPMENT SERVICES 2 | P a g e Site Map FIGURE 2A Overall Summary Harvest Green is a proposed Mixed-Use residential community located on the West and East sides of Alabama Highway 181 near The Waters subdivision. It will consist of 375 Single Family Lots on 193 Acres for a density of 1.94 units per acre. All lots will be accessed by proposed standard streets that will be dedicated to The City of Fairhope. A Parcel on the east side of the development will be dedicated to the City for use as a Fire Station. 3 | P a g e Project Legal Description WEST: COMMENCE AT THE NORTHEAST CORNER OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND RUN THENCE NORTH 89 DEGREES 54 MINUTES 29 SECONDS WEST, ALONG THE NORTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 56.31 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) ON THE WEST RIGHT-OF-WAY OF ALABAMA HIGHWAY 181 FOR THE POINT OF BEGINNING: THENCE, DEPARTING SAID RIGHT-OF-WAY, CONTINUE NORTH 89 DEGREES 54 MINUTES 29 SECONDS WEST, ALONG THE NORTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 2600.01 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE NORTH 89 DEGREES 05 MINUTES 03 SECONDS WEST, A DISTANCE OF 113.47 FEET TO A 1/2" REBAR; THENCE RUN SOUTH 00 DEGREES 25 MINUTES 01 SECONDS WEST, ALONG A WIRE FENCE, A DISTANCE OF 1327.96 FEET TO A POINT (POINT FALLS IN POND) ON THE SOUTH LINE OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 3; THENCE RUN SOUTH 89 DEGREES 57 MINUTES 29 SECONDS EAST, ALONG THE SOUTH LINE OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER, A DISTANCE OF 120.88 FEET TO A 3" OPEN END PIPE; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER, A DISTANCE OF 2609.57 FEET TO A 1/2" REBAR ON THE WEST RIGHT-OF-WAY OF SAID ALABAMA HIGHWAY 181; THENCE RUN NORTH 00 DEGREES 25 MINUTES 39 SECONDS EAST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 530.36 FEET TO A 6"X6" ALDOT (ALABAMA DEPARTMENT OF TRANSPORTATION) CONCRETE MONUMENT; THENCE RUN NORTH 03 DEGREES 16 MINUTES 32 SECONDS WEST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 140.59 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTHERLY, ALONG SAID RIGHT -OF-WAY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 7729.44 FEET, AN ARC LENGTH OF 161.60 FEET, (CHORD BEARS NORTH 01 DEGREES 28 MINUTES 24 SECONDS WEST, A DISTANCE OF 161.60 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 52 DEGREES 30 MINUTES 22 SECONDS WEST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 31.80 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTHERLY, ALONG SAID RIGHT-OF-WAY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 7754.44 FEET, AN ARC LENGTH OF 81.12 FEET, (CHORD BEARS NORTH 00 DEGREES 28 MINUTES 54 SECONDS WEST, A DISTANCE OF 81.12 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 22 DEGREES 43 MINUTES 51 SECONDS EAST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 65.03 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 00 DEGREES 17 MINUTES 33 SECONDS EAST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 331.86 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 82.77 ACRES, MORE OR LESS. EAST: COMMENCE AT THE NORTHWEST CORNER OF SECTION 2, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND RUN THENCE SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, ALONG THE NORTH LINE OF SAID SECTION 2, A DISTANCE OF 133.72 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) ON THE EAST RIGHT-OF-WAY OF ALABAMA HIGHWAY 181 FOR THE POINT OF BEGINNING: THENCE DEPARTING SAID RIGHT-OF-WAY, CONTINUE SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, ALONG THE NORTH LINE OF SAID SECTION 2, A DISTANCE OF 1193.19 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN SOUTH 00 DEGREES 15 MINUTES 02 SECONDS WEST, ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 1323.34 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN SOUTH 89 DEGREES 42 MINUTES 26 SECONDS EAST, ALONG THE NORTH LINE OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 1329.67 FEET TO A 1/2" CAPPED REBAR (LS #19254); THENCE RUN SOUTH 00 DEGREES 17 MINUTES 01 SECONDS WEST, ALONG THE EAST LINE OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 1322.14 FEET TO A 4 | P a g e 1/2" CAPPED REBAR (LS #19254); THENCE RUN NORTH 89 DEGREES 49 MINUTES 40 SECONDS WEST, ALONG THE SOUTH LINE OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 1330.30 FEET TO A 1/2" CAPPED REBAR AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 2; CONTINUE THENCE NORTH 89 DEGREES 49 MINUTES 40 SECONDS WEST, ALONG THE SOUTH LINE OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SAID SECTION 2, A DISTANCE OF 1079.73 FEET TO A 1/2 CAPPED REBAR (SE CIVIL) AT THE SOUTHEAST CORNER OF LANDS HERETOFORE CONVEYED TO THE STATE OF ALABAMA IN THAT WARRANTY DEED, RECORDED AT INSTRUMENT 1316996, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA; THENCE, DEPARTING THE SOUTH LINE OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF SAID SECTION 2, RUN NORTH 00 DEGREES 09 MINUTES 44 SECONDS EAST, ALONG THE EAST LINE OF SAID STATE OF ALABAMA LANDS, A DISTANCE OF 242.59 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 89 DEGREES 45 MINUTES 31 SECONDS WEST, ALONG THE NORTH LINE OF SAID STATE OF ALABAMA LANDS, A DISTANCE OF 63.45 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) ON THE EAST RIGHT-OF-WAY OF SAID ALABAMA HIGHWAY 181; THENCE RUN NORTH 00 DEGREES 17 MINUTES 29 SECONDS EAST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 970.84 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) TO THE SOUTHWEST CORNER OF SAID STATE OF ALABAMA LANDS; THENCE, DEPARTING SAID RIGHT-OF-WAY, RUN SOUTH 89 DEGREES 37 MINUTES 20 SECONDS EAST, ALONG THE SOUTH LINE OF SAID STATE OF ALABAMA LANDS, A DISTANCE OF 76.49 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 00 DEGREES 29 MINUTES 14 SECONDS EAST, ALONG SAID STATE OF ALABAMA LANDS, A DISTANCE OF 113.96 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 89 DEGREES 42 MINUTES 26 SECONDS WEST, A DISTANCE OF 76.69 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) ON THE EAST RIGHT -OF- WAY OF SAID ALABAMA HIGHWAY 181; THENCE RUN NORTH 00 DEGREES 03 MINUTES 35 SECONDS WEST, ALONG THE EAST RIGHT-OF-WAY OF SAID ALABAMA HIGHWAY 181, A DISTANCE OF 4.81 FEET TO A 6"X6" ALDOT (ALABAMA DEPARTMENT OF TRANSPORTATION) CONCRETE MONUMENT; THENCE RUN NORTH 05 DEGREES 15 MINUTES 51 SECONDS WEST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 273.24 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 02 DEGREES 09 MINUTES 28 SECONDS WEST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 261.14 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 09 DEGREES 55 MINUTES 11 SECONDS EAST, ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 143.91 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTHERLY, ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 7509.44 FEET, AN ARC LENGTH OF 312.96 FEET, (CHORD BEARS NORTH 00 DEGREES 54 MINUTES 06 SECONDS WEST, A DISTANCE OF 312.94 FEET) TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 11 DEGREES 46 MINUTES 10 SECONDS WEST, A DISTANCE OF 143.90 FEET TO A 6"X6" ALDOT CONCRETE MONUMENT; THENCE RUN NORTH 00 DEGREES 17 MINUTES 32 SECONDS EAST, A DISTANCE OF 191.26 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 110.25 ACRES, MORE OR LESS. Ownership/Developer The property is currently owned by: Silverhill Enterprises, LLC 112 Bay Circle Drive Holland, MI 49424 The property is being developed by: Terracore Development Services, LLC 29892 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 The property will be conveyed to developer upon approval of Preliminary Plat and Plans. 5 | P a g e Neighborhood Character Within one mile of the Harvest Green development, you will find a number of uses: Single Family Residential (R-1 and PUD), A Publix Site under construction, the proposed USA Health Facility, a corner gas station / convenience store, and a range of other commercial and office uses. In addition, in our immediate area, there are a number of commercial uses and a multi-family use, all which fall outside of the Corporate Limits of the City of Fairhope, in Baldwin County’s District 14, which elected not to enact zoning. The proposed mixed residential development proposed with our Harvest Green plan is a suitable use considering these surrounding uses. FIGURE 5A 6 | P a g e Relative Density With an overall concept similar to Firethorne and Old Battles Village, the proposed single family lots in Harvest Green consist of lots ranging from 52 feet wide to 100 feet wide. Similarly, the lots withing one mile of Harvest Green range from 50 feet wide to 100 foot wide, with neighborhoods ranging in density from 1.0 to 2.27 units per acre and an average density of 1.7 units per acre. Our proposed density is 1.9 units per acre which is in keeping with the overall trend of the area. Area Neighborhoods North Hills Acreage Lots Density Phase 1 47.47 48 1.01 Phase 2 49.3 64 1.30 TOTAL 96.77 112 1.16 The Waters Acreage Lots Density Phase 1 92.8 93 1.00 TOTAL 92.8 93 1.00 Oldfield Acreage Lots Density Phase 1 83.04 151 1.82 Phase 2A 18.63 30 1.61 Phase 2B 34.56 76 2.20 Phase 3A 14.16 40 2.82 Phase 3B 25.77 90 3.49 Phase 4 17.38 53 3.05 TOTAL 193.54 440 2.27 Dunmore Acreage Lots Density Phase 1 95.01 151 1.59 Phase 2A 6.63 26 3.92 Phase 2B 10.47 28 2.67 Phase 2C 25.1 47 1.87 TOTAL 137.21 252 1.84 Cumulative Totals 520.3 897 1.72 FIGURE 6A I I I I 7 | P a g e Comprehensive Plan This property and the most of surrounding properties are recommended for Residential use by the “Preferred Land Use Plan” as outlined in the 2015 Comprehensive Plan. An area along our east side is recommended for a Park, where we have provided Open Space on our plan, immediately adjacent to the St. Michaels Catholic School. Our development is ideally located between a Village Node and a Business Node on the Preferred Plan, and is in harmony with the Comprehensive Plan. FIGURE 7A Preferred Comprehensive Plan 8 | P a g e Development Timeline Developer hopes to obtain approvals for Planned Unit Development by September, and Preliminary Plat for Phase One by November 2021. Phase One will consist of approximately half the development, and will have an estimated construction completion time of 12 months, with anticipated build-ready lots by November 2022. Phase Two will follow with lots ready to build by November 2023. A five to six year build out is projected. Home Ownership Homes will be privately owned with no anticipated leasing. However, should an owner choose to lease their property, a one (1) year minimum lease, in writing, is required. Only residential use is permitted on each property. No commercial activities of any kind whatsoever shall be conducted in any Home, any other building located on a Lot, or any portion of any Lot; provided, however, that (a) an Owner may conduct a business entirely within his Home so long as (i) such business uses only ten percent (10%) of the total square footage of such Home, (ii) such business does not result in parking of additional vehicles on the Subdivision streets or Common Areas, (iii) such business is secondary to the use of the Lot for residential purposes, (iv) such business shall not violate any applicable zoning ordinances, and (v) such business does not create a nuisance or unreasonably interfere with any other Owner, Home, or Lot, and (b) Builders shall have the right to use a House as a “model home” and to operate a sales office from such model home with the prior written approval of the Architectural Review Committee. Land Use 100% of the single family lots will be privately owned, single family residential. The Common Areas will remain private and will be solely for the use and enjoyment of the Harvest Green residents. Maintenance of the Common Areas shall be the responsibility of the Home Owners Association. Streets within the single family section will be constructed to City Standards and will be dedicated to the City upon final inspection and acceptance. A one-half acre parcel along the east side of Highway 181 will be dedicated to the City for a much needed Fire Station. Lots Typical lots in Harvest Green will range from 52 feet wide to 100 feet wide. Building Setbacks, minimum square footage, and maximum buildable area are listed in the chart below: Lot Min Building Setbacks Max. Bldg Max. Bldg Width Depth Sq Ft Front Rear Side Side Street Area % Area Sq Ft 52 140 7280 30 30 5 20 35% 2548 56 140 7840 30 30 7.5 20 40% 3136 62 140 8680 30 30 5 20 35% 3038 75 140 10500 30 30 7.5 20 37% 3885 82 143 11726 30 30 10 20 37% 4339 100 150 15000 30 30 10 20 40% 6000 FIGURE 8A 9 | P a g e Typical Lots in Harvest Green West: Typical Lots in Harvest Green East: 56' 30' DSL ~-----7 I I I I I I I o ....il :....i ~lfj l llfj -I 1-''11 L'! r:---Ir--- 1 I I I I I L _____ ~ JO ' BSL Public R/W 52' 30'BSl ----7 I J I I : I o I I "tj-~I 1....i ..-I cn l I v:i ~I I ~ ll") I I t.n I I I I L ___ J 30' Il Sl PublicR/W 82' JO 'DSl r-------7 I I I I I I -I I n -l I -l -s:f'"VJI lvi ,-; c:Q I c:Q o I Jo -, I - I I I I L ______ _J 30 'BSL Public R/W 62 ' 30' BSl ------7 I I I I : I o I I "tj-H I 1....i ..-I v:i I I en ~ I ~ in l 1in I I I I I I 1 ______ _ 30' BSl Public R/W o...i L() (/) ,-; cq 0 ,...; 100' 30' BSL ---------7 30' BSl Public R/W 75' I I I I 1-..i I (/) I~ 18 I I I Public R/W 10 | P a g e Greenspace The site will have 49.93 acres of greenspace, or 25.87% of total site. This exceeds the 15 % required based on Greenspace Density Calculations as shown on our plan. FIGURE 10A ; i.':'~1 ·:?;~ \ \., /., Grcenspa cc Summ ary -Eas t Tmal Acres 82.77 Ac. Less R/W. Ponds, Wetlands, etc. -19.71 Ac. Arca for GS c,k. 63.06 Ac. GS Oens ity lle<J'd. l;1-ecnspace Pmv idt'd 2.35 / Ac. 15% (12..2 Ac .) 24.9% (1 9.S4 Ac.) Fairhope Farms Overall Greenspace Summary T oral Acres 193.03 Act lle<1'd. Greenspan~ ·15% (28.96 Ac.) Provided 25.87% (49.93 Ac.) L ' l L Grce nspacc Summary -Eas t Total Ac res 110.26 Ac. Less R/W, Ponds, W cdand s, etc. Arca fo r GS Cale. GS Dens ity lle<fd. (;reenspace Pnwidt'd -25.10 Ac. 85 .16 Ac. 2.67 / Ac. 15% (16.54 Ac.) 27.6% (3039 Ac) 11 | P a g e Utilities Based on conversations with Fairhope Utilities, they will provide Water, Sewer and Gas services for Harvest Green West, and Water and Gas for Harvest Green East. Baldwin County Sewer Service will provide Sewer to Harvest Green East. Riviera will provide Power and AT&T will provide telecommunications for the entire development. Pedestrian Circulation Sidewalks, 5 feet wide, will be constructed on both sides of all streets. A crushed asphalt trail system for accessing Open Space will be constructed as shown below. An interior pedestrian access is provided along Highway 181 using a combination of trails and street-side walkways. Lighting Streetlights will be standard Acorn style lights, 18 feet high, at a maximum of 300 foot spacing along sidewalks. Accessory Structures / Equipment Accessory structures will be permitted as per standard residential zoning regulations regarding location, percentage of coverage, and setbacks from property lines. Exterior AC units and generators (if elected) will be screened from street by landscaping. -..~, I I J I -~::,: , I ' -I_ \ / \ _j ( I Legend _:; fr. Cone . Side'\valk -Cmshcd Asphalr Walk 1\,,',, :•,, . \' ,,(,)< ' ,' , t ... I .~ 12 | P a g e Fencing Fencing will not be constructed with initial construction. Individual Owners may elect to install fencing. Walls or fences constructed or erected on any Lot shall be of ornamental iron, wood, black painted metal or masonry construction. No wall or fence shall be constructed from the front property line to the rear corners of the House. No fences may be constructed without the prior written approval of the Architectural Control Committee. Typical Homes Single Family Houses Maximum building height will be 30 feet as per standard City of Fairhope requirements for all lots except the 100 foot lots, which will have a maximum building height of 35 feet. Maximum lot coverage by principal structure will range from 33% to 40% based on relative requirements in the Fairhope Zoning Ordinance (see Figure 8A). Sample house plans and elevations are included as Appendix A to provide an overall sense of the quality of the homes proposed. These house plans, elevations, and materials may be slightly modified to ensure uniqueness of each home in the neighborhood. Exterior materials will consist of brick, hardie board, wood and vinyl eaves. Driveways will be concrete. Minimum house size will be 1600 square feet with a 2 car garage as outlined in the attached Draft covenants. Parking Parking will be provided for each residence with construction of the homes. A minimum of 3 spaces shall be provided for each residence including driveways and garages. =========================================================================================== APPENDIXES A1 A2 B C Typical Homes – Harvest Green West Typical Homes – Harvest Green East Landscape Plans Restrictive Covenants ==================================================================================== ATTACHMENTS Sht 1 of 4 PUD Master Plan Sht 2 of 4 Boundary Survey Sht 3 of 4 Pedestrian Plan Sht 4 of 4 Greenspace Plan 05-46-02-03-0-000-002.003PIN: 327264A.I.C., JR DEL A. CORTE FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 124840505-46-02-03-0-000-002.002PIN: 285517DEL A. CORTE23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 95456705-46-02-03-0-000-004.006PIN: 269989 ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-46-02-03-0-000-004.004PIN: 234268ATILIO I. CORTE, III22725 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 526534 05-46-02-03-0-000-004.002PIN: 226941 ATILIO I. CORTE, III 22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 472577 05-46-02-03-0-000-004.006PIN: 269989ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-43-08-34-0-000-002.003 PIN: 8602A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-08-34-0-000-002.002PIN: 8595A&D CORTE, FLP23100 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-07-35-0-000-006.000PIN: 8598A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-46-01-02-0-000-001.507PIN: 77573A&A CORTE, FLP 23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127130 05-43-07-35-0-000-007.000PIN: 63504A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127128 05-46-01-02-0-000-001.515PIN: 256018ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.518PIN: 362551ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.505 PIN: 14396BERTOLLA PROPERTIES, LLCPO BOX 1527DAPHNE, AL 36526INSTRUMENT 613831 05-46-01-02-0-000-001.503PIN: 14535A.I.C., JR LAND A.I. CORTE, III, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1358159 T H E W A T E R S ALDOTPARCELALDOTPARCELSV T T Temp. ALDOT Const. EasementTemp. AL D OT Const. E as e ment HWHWHWHWHWHW13-1/2"X22"RCAP18" RCP11"X18" RCAP15" RCP2-36" RCP15' EASEMENT RESERVED BY DEED 60' INGRESS/EGRESS EASEMENT Park Fire Station Park Pool Play Exercise Open Play Park Park Open Dedicated for Pool Play Multi-Purpose Court PH 1 PH 2 PH 2 PH 1 PH 2 DELINEATED WETLANDSD E L I N E A T E DWE T L AND S DELINEATED WETLANDS 1 0 0 F T . S T R E A M B U F F E R 30' BUFFER (TYP)30' BUFFER (TYP)100 FT. STREAM BUFFERDELINEATED WETLANDS100 FT. STREAM BUFFER30' BUFFER (TYP)12345678910111213141516171819202122 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 1 2 3 4 5 6 7 891011 1213 14 15 16 171819202122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 1 2 3 4 56 78910111213141516171819202122232425 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 2122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74757677 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96979899 100 101 102 103 104 105 1 2 3 4 5 6 7 8 91011121314151617 18 19 20 21 22 23 24 25 26 27282930313233343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233343536373839404142 43 44 45 46 47 48 49 50 51 52 53 54 55565758596061626364656667 STATEHWY181R/W VARIESRI/RO RI/RO FULL ACCESS (PER ALDOT) 20" PE 20" LV 24" PE 36" PE 24" PE 20" PE 22" PE 24" PE 20" PE 20" PE 20" PE 36" PE 34" PE 48" PE 21" PE 20" PE 20" PE 20" PE 20" PE 36" PE 48" PE 36" PE 48" PE 32" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 23" PE 24" PE 24" PE 21" PE 27" PE 32" PE 22" PE 28" PE 22" PE 24" PE 20" PE 38" PE 38" PE48" PE 46" PE 30" LV 22" WO 36" WO 24" WO 32" LV 24" LV 36" PE 30" PE 36" PE 36" PE 20" PE 26" LV 26" LV 32" LV 33" LV 20" PE 32" LV 24" LV 60" LV 26" LV 30" LV 28" LV42" LV 20" LV 42" LV 24" LV 48" LV 36" LV 40" LV 24" WO 48" WO44" WO 24" WO 36" SG 48" WO 36" WO 20" WO 24" WO20" WO 26" WO 26" LV 40" LV 28" LV 48" LV 33" LV 36" LV 24" WO32" LV 22" WO 20" WO 28" LV 32" LV 30" LV 22" WO 22" WO 30" LV 30" LV 28" LV 36" WO 20" WO 22" WO 22" WO 22" WO 27" WO 22" WO 28" LV 36" SG22" SG 33" LV 30" LV 24" LV24" LV21" LV 20" WO 28" WO 29" LV 20" PN 38" WO 52" LV 24" PN 36" LV 36" LV 25" LV 60" LV 21" PN 21" PN 36" WO 21" WO 20" PN 32" WO 24" WO 21" PN 20" WO 20" WO 20" PN 20" PN 20" PN 20" PN 20" PN 24" PN 42" LV 22" WO 22" WO 22" WO 26" LV 20" WO 22" WO 24" LV 21" PN 21" PN 22" PN 23" PN 20" PN 30" LV 20" PN 22" PN 24" PN 24" LV 24" LV 36" LV 32" LV 28" CE 60" LV 22" LV 48" LV 48" LV 28" LV 29" LV 36" LV 61" LV 35" LV 21" WO 31" LV 32" LV 28" LV 20" LO 20" LO24" LO 20" LO 34" LO 36" CE 48" LV28" LV 28" LO25" MA 35" LV 48" LV 34" LV 32" LV 20" LO 20" LO 22" LO 24" LO 22" WO 34" WO 48" LO 36" LV 36" LV32" LV 20" LV 30" HI 28" LO 65" LV 41" LV 52" LV 26" LO 25" LV 25" MA 24" LV 33" LV 26" LV 20" LO 20" LO 22" LO 29" LO 26" LO 20" LO 20" PN 23" WO 36" CE 30" HI 25" MA 36" SG 32" LV 20" PN 48" PE Harvest GreenCivilEngineering & Surveying PEDESTRIAN PLAN Legend 5 ft. Conc. Sidewalk Crushed Asphalt Walk 2000 GRAPHIC SCALE 200 100 400 N S EWPEDESTRIAN SHT 3 OF 4 ,. I ~: I\ ' \ I j/; I; --,1 I I A'. ( I I I \ I I I I I , I: I ' ;I ._j -1 I I I ~---_-'-_........J... II __ _ I I G - ~ 1 ,f ( ., I! \ I J I I, ]/ J I i: '\ ~I !' \ ~ ! '., ',\ •JI i .I 'I '-t" ii J f_J___ ~ 0.30 AC 6.18 AC 4.70 AC 2.17 Ac (30% of Pond) 0.6 Ac. 0.54 Ac. (30% of Pond) 6.67 Ac. 0.47 Ac. (30% of Pond)5.68 Ac. 1. 2 3 A c 0. 2 3 A c . (3 0 % o f P o n d ) 1.19 Ac.0.22 Ac(30% of Pond)6.81 Ac. (30% of Pond) 0.39 Ac. 0.55 Ac. (30% of Pond) (30% of Pond) 7.2 Ac. 1.00 Ac. 0.16 Ac. 0.61 AC0.25 AC 3.37 AC 0 . 5 1 AC05-46-02-03-0-000-002.003PIN: 327264A.I.C., JR DEL A. CORTE FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 124840505-46-02-03-0-000-002.002PIN: 285517DEL A. CORTE23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 95456705-46-02-03-0-000-004.006PIN: 269989 ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-46-02-03-0-000-004.004PIN: 234268ATILIO I. CORTE, III22725 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 526534 05-46-02-03-0-000-004.002PIN: 226941 ATILIO I. CORTE, III 22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 472577 05-46-02-03-0-000-004.006PIN: 269989ATILIO I. CORTE, III22725 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1610288 05-43-08-34-0-000-002.003 PIN: 8602A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-08-34-0-000-002.002PIN: 8595A&D CORTE, FLP23100 ST HWY 181 FAIRHOPE, AL 36532INSTRUMENT 1127132 05-43-07-35-0-000-006.000PIN: 8598A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127132 05-46-01-02-0-000-001.507PIN: 77573A&A CORTE, FLP 23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127130 05-43-07-35-0-000-007.000PIN: 63504A&D CORTE, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1127128 05-46-01-02-0-000-001.515PIN: 256018ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.518PIN: 362551ST MICHAEL CATHOLIC SCHOOL400 GOVERNMENT STREETMOBLE, AL 36602INSTRUMENT 169566005-46-01-02-0-000-001.505 PIN: 14396BERTOLLA PROPERTIES, LLCPO BOX 1527DAPHNE, AL 36526INSTRUMENT 613831 05-46-01-02-0-000-001.503PIN: 14535A.I.C., JR LAND A.I. CORTE, III, FLP23100 ST HWY 181FAIRHOPE, AL 36532INSTRUMENT 1358159 T H E W A T E R S ALDOTPARCELALDOTPARCELSV T T Temp. ALDOT Const. EasementTemp. AL D OT Const. E as e ment HWHWHWHWHWHW13-1/2"X22"RCAP18" RCP11"X18" RCAP15" RCP2-36" RCP15' EASEMENT RESERVED BY DEED 60' INGRESS/EGRESS EASEMENT Park Fire Station Park Pool Play Exercise Open Play Park Park Open Dedicated for Pool Play Multi-Purpose Court PH 1 PH 2 PH 2 PH 1 PH 2 DELINEATED WETLANDSD E L I N E A T E DWE T L AND S DELINEATED WETLANDS 1 0 0 F T . S T R E A M B U F F E R 30' BUFFER (TYP)30' BUFFER (TYP)100 FT. STREAM BUFFERDELINEATED WETLANDS100 FT. STREAM BUFFER30' BUFFER (TYP)12345678910111213141516171819202122 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 1 2 3 4 5 6 7 891011 1213 14 15 16 171819202122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 1 2 3 4 56 78910111213141516171819202122232425 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 2122232425262728 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74757677 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96979899 100 101 102 103 104 105 1 2 3 4 5 6 7 8 91011121314151617 18 19 20 21 22 23 24 25 26 27282930313233343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 3233343536373839404142 43 44 45 46 47 48 49 50 51 52 53 54 55565758596061626364656667 STATEHWY181R/W VARIESRI/RO RI/RO FULL ACCESS (PER ALDOT) 20" PE 20" LV 24" PE 36" PE 24" PE 20" PE 22" PE 24" PE 20" PE 20" PE 20" PE 36" PE 34" PE 48" PE 21" PE 20" PE 20" PE 20" PE 20" PE 36" PE 48" PE 36" PE 48" PE 32" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 20" PE 23" PE 24" PE 24" PE 21" PE 27" PE 32" PE 22" PE 28" PE 22" PE 24" PE 20" PE 38" PE 38" PE48" PE 46" PE 30" LV 22" WO 36" WO 24" WO 32" LV 24" LV 36" PE 30" PE 36" PE 36" PE 20" PE 26" LV 26" LV 32" LV 33" LV 20" PE 32" LV 24" LV 60" LV 26" LV 30" LV 28" LV42" LV 20" LV 42" LV 24" LV 48" LV 36" LV 40" LV 24" WO 48" WO44" WO 24" WO 36" SG 48" WO 36" WO 20" WO 24" WO20" WO 26" WO 26" LV 40" LV 28" LV 48" LV 33" LV 36" LV 24" WO32" LV 22" WO 20" WO 28" LV 32" LV 30" LV 22" WO 22" WO 30" LV 30" LV 28" LV 36" WO 20" WO 22" WO 22" WO 22" WO 27" WO 22" WO 28" LV 36" SG22" SG 33" LV 30" LV 24" LV24" LV21" LV 20" WO 28" WO 29" LV 20" PN 38" WO 52" LV 24" PN 36" LV 36" LV 25" LV 60" LV 21" PN 21" PN 36" WO 21" WO 20" PN 32" WO 24" WO 21" PN 20" WO 20" WO 20" PN 20" PN 20" PN 20" PN 20" PN 24" PN 42" LV 22" WO 22" WO 22" WO 26" LV 20" WO 22" WO 24" LV 21" PN 21" PN 22" PN 23" PN 20" PN 30" LV 20" PN 22" PN 24" PN 24" LV 24" LV 36" LV 32" LV 28" CE 60" LV 22" LV 48" LV 48" LV 28" LV 29" LV 36" LV 61" LV 35" LV 21" WO 31" LV 32" LV 28" LV 20" LO 20" LO24" LO 20" LO 34" LO 36" CE 48" LV28" LV 28" LO25" MA 35" LV 48" LV 34" LV 32" LV 20" LO 20" LO 22" LO 24" LO 22" WO 34" WO 48" LO 36" LV 36" LV32" LV 20" LV 30" HI 28" LO 65" LV 41" LV 52" LV 26" LO 25" LV 25" MA 24" LV 33" LV 26" LV 20" LO 20" LO 22" LO 29" LO 26" LO 20" LO 20" PN 23" WO 36" CE 30" HI 25" MA 36" SG 32" LV 20" PN 48" PE Harvest GreenCivilEngineering & Surveying Req'd. Greenspace Total Acres Overall Greenspace Summary 15% (28.96 Ac.) 193.03 Ac± Provided 25.87% (49.93 Ac.) Less R/W, Ponds, Total Acres Greenspace Summary - East 110.26 Ac. Provided Wetlands, etc. 27.6% (30.39 Ac.) -25.10 Ac. Area for GS Calc.85.16 Ac. Req'd. Greenspace 15% (16.54 Ac.) GS Density 2.67 / Ac. Less R/W, Ponds, Total Acres Greenspace Summary - West 82.77 Ac. Provided Wetlands, etc. 24.9% (19.54 Ac.) -19.71 Ac. Area for GS Calc.63.06 Ac. Req'd. Greenspace 15% (12.42 Ac.) GS Density 2.35 / Ac. 2000 GRAPHIC SCALE 200 100 400 N S EWGREENSPACE SHT 4 OF 4 I I i / I ,. I ~: I\ -\ I I; j/: -'I I I A' ( I I I \ I I I I I lj I -,-I IT 1 I r- I I -=-~--::"-=:=:'"'cc--<:-~/_;_'.' "<ec~:_~c..~=_;--{~---, I --,- • r -: 1 I I \ 0 I Q 1 1, I ' -;I _---~j ' I 11 C Ii, I :r I I I -1 , • I . (192)MC3 SHRUBS CODE BOTANICAL / COMMON NAME CONT QTY MC3 Myrica cerifera / Common Wax Myrtle 3 gal 192 Shrub form, full to ground PLANT SCHEDULE EAST NORTH BUFFER 00 40'80'N O R T HHARVEST GREEN EAST - NORTH BUFFER SKETCH1 landscape architecture land planning placemaking Foley, Alabama P. 251.948.7181 Mobile, Alabama P. 251.344.4023 Jackson, Mississippi P. 601.790.0781 Pensacola, Florida P. 850.203.4252 www.was-design.com 6' HIGH WOODEN FENCE ON BACKSIDE OF LOTS TO BE INSTALLED BY HOMEBUILDER "--' \ / I t < ( \' j\, I\ I " " I '72§ '7 ' / \ \ \ \ "' \ \ \ \ \ \ "' ,/ __ \.-- ', \ -~~ \ ~ \ ( ) : 0 l I I "' "' I ,J, / I l / j) 4: \: ( ---! 5c :~ \ / ~ J c ~ \_f I \ I I "-I ' ,\~ ,,~ I 1/ I ~ 'j ~ / 1--Sc-ole-, -1•--4-0-,,------------------------------------------------------------------___J~~-~~~~1 rn ~@LJ IF@liil ~ THESE PLANS HAVE NOT BEEN APPROVEO ANO ARE SUBJECT TO CHANGE. ... U) 0 ~ E E 0 -_g ~Ci C I I -G> ...... G> 8. Q) 8- .Q a.€ ~ ~ ~ _g 8. -= o C ~ LL C .9 < Revisions ---------- No. Date Revisions / Submissions _ 00.00.00 000 PURPOSE 000 ---------- ---------- ---------- ---------- ---------- SJW D,offl vrw Ched,od 213163-124 Project No. 05.21 .21 Dot• Sheet Trtle Registration FAIRHOPE FARMS EAST LANDSCAPE ENLARGEMENT PLAN Sheet No. SP201 TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS BH 18 BETULA NIGRA RIVER BIRCH 15 GAL 8`-10`MINIMUM 3 TRUNKS, FULL HEAD LN 18 LAGERSTROEMIA INDICA `NATCHEZ``NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10`MINIMUM 3 TRUNKS; FULL HEAD LT 36 LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY CW 3 MAGNOLIA GRANDIFLORA `CLAUDIA WANNAMAKER` CLAUDIA W. MAGNOLIA 30 GAL 8`-10`FULL TO GROUND QN 91 QUERCUS NUTTALLII NUTTALL OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QS 126 QUERCUS SHUMARDII SHUMARD RED OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QV 64 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY TD 25 TAXODIUM DISTICHUM BALD CYPRESS 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY CP2 35 ULMUS AMERICANA `FLORIDANA`FLORIDA ELM 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY PALM TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS SP 14 SABAL PALMETTO SABAL PALM FG 14-16` H CLEAR-TRUNK HEIGHT NOTED SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS SB 142 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 60" o.c. PLANT SCHEDULE FAIRHOPE FARMS WEST 00 100'200'N O R T HFAIRHOPE FARMS WEST ENLARGEMENT PLAN1 © 5' WIDE CRUSHED ASPHALT TRAIL AMENITY AREA W/ POOL, RESTROOMS, CBU MAIL, OPEN-AIRED PAVILION, PLAYGROUND, & BASKETBALL 5' WIDE CRUSHED ASPHALT TRAIL COMMON AREA CONNECTOR 5' WIDE CRUSHED ASPHALT TRAIL COMMON AREA CONNECTOREXERCISE PARK NEIGHBORHOOD ENTRY SIGN: DESIGN IN PROGRESS & WILL ADHERE TO FAIRHOPE SIGN REGULATIONS 6' HIGH WOODEN FENCE W/ EVERGREEN HEDGE ON HWY. 181 SIDE OPEN SPACE PARK BENCH UNDER SHADE TREE OPEN SPACE PARK BENCH UNDER SHADE TREE OPEN SPACE PARK BENCH UNDER SHADE TREE 0 0 0 0 0 a 0 0 0 $ 0 \.,.._ _______________________________________________ _JL....~-====; ==~:rn londsccpeorchitecture lend planning plocemoking Foley, Alabama ,!!! P. 251.948.7181 .; MobMe, Alabama P. 251.344.+o23 ·•-l,. .,.,Jackson,Mississippi .A.: __. -.: ___. P. 601. 790.0781 D ES I G N Peasocolo. Flocldo P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... en o .e E E a -.8 a: a o 1: <( CD LL 0 E "' a. jw~ ' a.~ CD Q Cl .C, ~-~ ~ a -o LL C _g < RINision_, ______ _ ~ ~ Revisions / Submissions _ 05.24.21 .=CITY-'----"SU=BMITT=AI.~-- ------- ------- ------- ------- ------- ------- ------- Copyriltlt 2021 WAS Design Inc. These documents and their contents are the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsent:ofWISDeoginisprohibitedbylaw. SJW ,...,, vrw Project Manager cw Prindpol 213163-124 Project No. 05.21.21 Dot, Sheel:Tltle FAIRHOPE FARMS WEST LANDSCAPE ENLARGEMENT PLAN Sheet No. SP200 TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS BH 27 BETULA NIGRA RIVER BIRCH 15 GAL 8`-10`MINIMUM 3 TRUNKS, FULL HEAD LN 20 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10`MINIMUM 3 TRUNKS; FULL HEAD LT 89 LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QN 110 QUERCUS NUTTALLII NUTTALL OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QS 141 QUERCUS SHUMARDII SHUMARD RED OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QV 40 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY TD 32 TAXODIUM DISTICHUM BALD CYPRESS 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY CP2 99 ULMUS AMERICANA `FLORIDANA` FLORIDA ELM 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY PALM TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS SP 17 SABAL PALMETTO SABAL PALM FG 14-16` H CLEAR-TRUNK HEIGHT NOTED SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS SB 148 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 60" o.c. PLANT SCHEDULE FAIRHOPE FARMS EAST 00 100'200'N O R T HFAIRHOPE FARMS EAST ENLARGEMENT PLAN1 © 5' WIDE CRUSHED ASPHALT TRAIL COMMON AREA CONNECTOR NEIGHBORHOOD ENTRY SIGN: DESIGN IN PROGRESS & WILL ADHERE TO FAIRHOPE SIGN REGULATIONS 6' HIGH WOODEN FENCE W/ EVERGREEN HEDGE ON HWY. 181 SIDE OPEN SPACE PARK BENCH UNDER SHADE TREE OPEN SPACE PARK BENCH UNDER SHADE TREE 5' WIDE CRUSHED ASPHALT TRAIL 0 0 0 a 0 a 0 0 ~ 0 0 ----------------~~~-~~I~ Scale: 1"= 100' W londsccpeorchitecture lend planning plocemoking Foley, Alabama ,!!! P. 251.948.7181 .; MobMe, Alabama P. 251.344.+o23 ·•-l,. .,.,Jackson,Mississippi .A.: __. -.: ___. P. 601. 790.0781 D ES I G N Peasocolo. Flocldo P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, _______ _ ~ ~ Revisions / Submissions _ 05.24.21 ~CITY~SU=BM=ITTAI.~---- ----------- ----------- ----------- ----------- ----------- ----------- ----------- Copyriltlt 2021 WAS Design Inc. These documents and their contents are the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsent:ofWISDeoginisprohibitedbylaw. SJW ,...,, vrw Project Manager cw Prindpol 213163-124 Project No. 05.21.21 Dot, Sheel:Tltle FAIRHOPE FARMS EAST LANDSCAPE ENLARGEMENT PLAN Sheet No. SP201 00 100'200'N O R T HFAIRHOPE FARMS EAST ENLARGEMENT PLAN1 © AMENITY AREA W/ POOL, RESTROOMS, CBU MAIL, OPEN-AIRED PAVILION, & PLAYGROUND 5' WIDE CRUSHED ASPHALT TRAIL COMMON AREA CONNECTOR NEIGHBORHOOD ENTRY SIGN: DESIGN IN PROGRESS & WILL ADHERE TO FAIRHOPE SIGN REGULATIONS 6' HIGH WOODEN FENCE W/ EVERGREEN HEDGE ON HWY. 181 SIDE OPEN SPACE PARK BENCH UNDER SHADE TREE OPEN SPACE PARK BENCH UNDER SHADE TREE 5' WIDE CRUSHED ASPHALT TRAIL ~--------------------------------------------------~i....~-==;~~;~ Scale: 1"= 100' W londsccpeorchitecture lend planning plocemoking Foley, Alabama ,!!! P. 251.948.7181 .; MobMe, Alabama P. 251.344.+o23 ·•-l,. .,.,Jackson,Mississippi .A.: __. -.: ___. P. 601. 790.0781 D ES I G N Peasocolo. Flocldo P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE • ... en o .e E E a -.8 a: a o 1: <( CD LL 0 E "' a. jw~ ' a.~ G) 0 Cl .C, ~-~ ~ a -o LL C _g < RINision_, ______ _ ~ ~ Revisions / Submissions _ 05.24.21 =CITY~SU=BMITT=AI.~-- ------- ------- ------- ------- ------- ------- ------- Copyriltlt 2021 WAS Design Inc. These documents and their contents are the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsent:ofWISDeoginisprohibitedbylaw. SJW ,...,, vrw Project Manager cw Prindpol 213163-124 Project No. 05.21.21 Dot, Sheel:Tltle FAIRHOPE FARMS EAST LANDSCAPE ENLARGEMENT PLAN Sheet No. SP202 SURVEYOR'S NOTES: SURVEYOR'S CERTIFICATE: BOUNDARY SURVEY FLOOD STATEMENT VICINITY MAP 1" = 1 MILE 0 100 200 400 200 SCALE SITE PROPERTY ADDRESS: SHT 2 OF 4 LEGEND: LEGAL DESCRIPTIONS: ~ Ns9·49•~5•w 2656.32' 1/2" CRF 1/2 RBF (TAIRHOPt) THE NORTHWEST CORNER OF SECTTON 3. TO'MISHIP 6 SOUTH, RANGE 2 EAST PARCEL 1· PARCEL 2: i 2, TOWNSHIP 6 SOUTH, RA NORTH LINE OF SAID SE I ___ _J __________ N89'54'29"W 2656.32' N89'54'29"w 2600.01' POINT OF COMMENCEMENT (PARCEL l)(PARCEL 2) : THE NORTHEAST OF SECllON 3 (NORTHWEST 1 ~~~ °I lfff P~ ltsJg':f/'ff'.r t,~~::t; : ALABAM~°':Jf,fA~C:.,':aA: iffC::s¼~rA~: T I DE:SJGN su~~';kg_cJg"8 f::0:f-'f:f'!g,~ , POINT OF BEGINNING I STPAA-0181(504) I (PARCEL 2) I 34 35 ~ 1/2" CRS (SE CML) ____________ I ----S89'39'2 "E 326.91'---l __ _ ;;•~i~:~~~~,~-~-~~Ns~'!e◄1c:/~f-'flo-~-x-m~A~CK-~S8~9~.3~9~'2~0.~'E......,1~1~93~.~19~.-~~c-ff~~~,~"~~~,~,w~,=¼t-~'~d~~1,~·-·[·--·-·-·-·-·-·-·- l/2"Cf?S(S£cr11L) POINT OF BEGINNING (PARCELl) N00'17'32"E 191 26' (J) N00 f 7 J2"E 19 f 07 6"X6" CMF (!\LDOT) N11'46'10"W 143 90' 1 (J) NI I 43 45'1¥ 144 04 i 32.18' I -, I r1 1 1 I ,..f-I 6"Xl3" CMF • N I (ALDOT) ! ~ . N03'16'32'W 140.59' I • (J) NOSIO'f,;.'W 140.77 i I~ (;t~JMF 1.i I ! ~ (/) I ~ ~I ! ';;: bj ~ IS! I ;i~ "' ii~ J ~~ ~~i~ ~I ~8 cG ~ I ~ ~ I 1 03'35~W 4.81' I SOO'0J'J5"E 4.74' ;'; ;:j ~ ~ "' .; 5l CURVE INFORMATION (C1) (J) R -7729.44' R = 7729.44' A -161.60' A = 161.13' CD -161.60' CD = 161.73' CB -N01'28'24"w CB = N0/'29'54'W (C2) (J) R -7754.44' R = 7754.44' A -81.12' A= 81.20' CD -81.12' co = 81.20' CB -N00'28'54'W CB = N00"27'04"W (C3) R -7509.44' A -312.96' CD -312.94' CB -N00'54'06'W PROPERTY IS LOCATED IN THE NORTHWEST QUARTER OF SECTION 2 AND THE NORTH HALF OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA. N S89'44'03"E 33.18' S89'42'26"E 1329.67' I (C4) R -7759.44' A -45.19' CD -45.19' CB -N00'31'53"E (DJ R = 7759.44' A = 45.J0' CD = 45.30' CB = N00'07'J0"E I N00'17'29"E 68.66' (DJ Noo·11'J2"£ ~ = AIR CONDITIONER rr, = FIRE HYDRANT '" = SEWER VALVE '" = GAS VALVE IO!lJ = GAS REGULA TOR _, = GUY IMRE en, = UTILITY POLE ~ = UTILITY MARKER CMF D = CONCRETE MONUMENT FOUND IPF @ = IRON PIN FOUND RBF () = REBAR FOUND CRF O = CAPPED REBAR FOUND OEPF @ = OPEN END IRON PIPE FOUND CRS • = CAPPED REBAR SET {SE CIVIL) (A) = PURCHASE AGREEMENT BEARING AND DISTANCE (D) = RECORD DEED BEARING AND DISTANCE (J) = CONSENT JUDGrnENT FOR CONDEMNATION BEARING AND DISTANCE (P) = PLAT BEARING AND DISTANCE (CORTE SUBDIVISION, SLIDE 2537-D) AL = ARC LENGTH BSL = BUILDING SETBACK LINE CB = CHORD BEARING CD = CHORD DISTANCE FLP = FAMILY LIMITED PARTNERSHIP LS = PROFESSIONAL LAND SURVEYOR RCAP = REINFORCED CONCRETE ARCH PIPE RCP = REINFORCED CONCRETE PIPE HW = HEADWALL = POST & l'iiRE FENCE = OVER ~Et.0.S'DWIER LINE PROPERTY LIES IN FLOOD ZONE NUMBER 015000, PANEL 0661, N89"45'31 "W 63.45' (DJ N89'45'28'W N00'17'29"E 151.73' (DJ N00'17"32T N00'09'44"E 242.59' (DJ NCXT09'47''E 241.62' AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0661 M, COMMUNITY REVISED APRIL 19, 2019 1. THERE WAS NO ATTEMPT TO DETERMINE THE EXISTENCE, LOCATION, OR EXTENT OF ANY SUB-SURFACE FEATURES 2 THE LINES REPRESENTING THE CENTERLINE AND RIGHT-OF-WAYS OF THE STREETS ARE SHOViN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN 3 SURVEY WAS CONDUCTED IN APRIL, 2021, AND IS RECORDED IN AN ELECTRONIC FIELD BOOK 4 BEARINGS AND DISTANCES SHOWN HEREON WERE "COMPUTED" FROM ACTUAL FIELD TRAVERSES, AND ARE BASED ON STATE PLANE GRID, ALABAMA WEST ZONE USING GPS OBSERVATIONS 5. THE UTILITY INFORMATION SHOWN HEREON WAS OBTAINED BY SURVEYING AND PLOTTING THE VISIBLE ABOVE GROUND UTILITY FEATURES. WITH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE 7 THE WERE NO PARKING LOTS, BILLBOARDS, SIGNS, SWIMMING POOLS, LANDSCAPED AREAS OR SUBSTMTIAL AREAS OF REFUSE OBSERVED ON PROPERTY. 8 THERE WAS NO EVIDENCE OF RECENT EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONS OBSERVED ON PROPERTY, EXCEPT IN THE AREA OF HIGHWAY 181 AND THE RELATED TEMPORARY CONSTRUCTION EASEMENTS. 9 THERE ARE NO APPARENT ENCROACHMENTS FROM SURVEYED PROPERTY ONTO ADJACENT PROPERTIES 10. THERE ARE NO APPARENT ENCROACHMENTS FROM ADJACENT PROPERTIES ONTO SURVEYED PROPERTY GAS MAIN MAY EXIST AND RUN EASTERLY AND WESTERLY, NORTH THEREOF ANO PARALLEL TO THE NORTH BOUNDARY OF PARCEL ONE PARCEL TWO AS SHOWN ON SHEET 2 OF FOUR. DAVID E DIEHL AL. P.L.S. NO. 26014 r/2"CRF O(/LLEG/Blf) j ~ S45'02'51"w 46.91 I Revised 06/2006 CITY OF FAIRHOPE P ,0. DRAWER 429 FAIRHOPE, AL 36533 251/928-2136 STATE OF ALABAMA COUNTY OF BALDWIN PETITION FOR ANNEXATION )( )( We, the undersigm:d PETITIONER(S), owner{s) of the lands in fee simple described in the attached EXHIBIT A , such property being without the Corporate Limits of the City of Fairhope, Alabama, but being contlg_uous to the said Corporate Limits; and such property not lying within the corporate limits or police jurisdiction of any other municipality, do, by these presents, hereby petition the City of Fairhope, a municipal corporation, that said property be annexed into the City of Fairhope, Alabama . The subject land is delineated on the map attached hereto as EXHIBIT B. This petition is filed under authority of Section 11-42-21, Code of Alabama, 1975, as amended. This petition is for R-1 Z-Oning Planned Unit X The condition of the Petition is that zoning be established as Development Concurrent with Annexation . (Zoning Request) Is this property colony property ___ Yes X No. If th.is property is colony ~~:~;~k-o-ooo-oo 1_51 prop•~•~cemustsignas•~~-{tl~•oo•o,orooerty. Signature of Petitioner Print petitioner's name (for Fairhope Single Tax) (for Fairhope Single Tax) f ~ :5fz.1 /z.1 6,t. tvJ.T~~,J Signature of Petitioner Print petitioner's name (for Silverh ill Enterprises . L.L.C .) (for Silverhill Enterprises L.L.C .) Signature of Petitioner Print petitioner 's name Physical Address of property being annexed: _S_T_H_WY __ 18_1 _________ _ Petitioner's Current Physical Address: 112 Bay Circle Drive Holland . Ml 49424 (tel) b, I,~ -ff ol-J l'J / Petitioner's Current Mailing Address: 336 Fairhope Avenue Fairhope , AL 36532 (tel) 251-928-8162 Telephone Number(s): --------------,----------- Home Work County Tax Parcel Number: 05-46-01-02-0-000-001.508 05-46-01-02-0-000-002 .000 05-46-02-03-0-000-001 .000 Backroom :Users :mrny ;Library :Mail :POP- ;.,,.-r,,,01..hP.""~l"\J"I t"'l'-r;il('lti'il'7F '==O nQt·fN"Anv-,nhnv ·i::'\:ti / ~n~i: f'nr fh .. u,~ U'\;"" .... ~ .... o.-h •l'J,-.,:1:,.., ... f'.-.. .. ,a,-..-.1~ .... --1 ... ,.. Revised 06/2006 U.S JUSTICE DEPARTMENT INFORMATION Size of property (acres or square feet) 193.03 Acres ----------------- If property is occupied, give number of housing units 1 Residence Number of Persons residing in each unit, and their race 1 ---------- If property is unoccupied, give proposed use Mixed Use Residential If property is being developed as a subdivision, give subdivision name Fairhope Farms , A Planned Unit Development Number of lots within proposed subdivision 375 Units --------------- l, '-\%-~ 1)~ a Notary Public in and for said State and County, hereby certify that c;.. ~IC-~£;0o1, whose name(s) is/are signed to tbe forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn, aclmnwledge that he/she/they have voluntarily executed this Petition on this day same bears date . Gi,·en under my Hand and Seal this :2l s-+ day of ~ , 20....Jl_, /S.ai) (~~ N~ My commission expires 6&/l I /JD;)</ ;,IC---t-----:,;,,__...,___ _ ___.,=~-JC..-.,--....:.;,,,'e½:-"T.-.-ct:1'""1r-ER EVANS SANFORD .y Commission Expires July 29, 2023 My commission expires ----:;:;.::;:;;;;;-'--=:;;;;;.iiiiiiiiiiiiiiiiiii:-==.....;iiiiii;.;;.::.;e: --------------a Notary Public in and for said State and County , hereby certify that ____________ whose name(s) is/are signed to the forgoing Petjtion and who is/are known to me , this day appeared before me and, being first duly sworn, acknowledge Lhat he/she/they have voluntarily executed this Petition on this day same bears date . Given under my Hand and Seal this ___ day of _____ , 20 __ , (Seal) Notary Public My commission expires ________ _ Backroom:Uscrs :mrny:Library:Ma1l :POP- in fno1~1 .. "'ll"'T'l ~,...."' ,..,..,'n1 ..,,IJ ~7r,c:o r\Pt-•™flf\'V •~hf\v •l:"U f C'r.t"'ft'C' r,, .. th,c. W P l"""·•tt""'""'"""'·p,..,;,,,v , fn ,-'!li'nnil>V rll'\I"' A. Hanks, MMC May 6, 2021 Civil Engineering Mr. Larry Smith, PE 880 Holcomb Blvd, Suite 2F Fairhope, AL 36532 Dear Mr. Smith, Regarding your availability request for the proposed Hwy 181 Development. Water: Is available with main extensions. Capacity is not an issue through the City of Fairhope. Sewer: Is available with sewer main extensions. Upgrades to existing lift station to meet capacity of development may be required through the City of Fairhope. Gas: PPIN 17737 would be a state bore and high pressure under Hwy 181 so it will most definitely depend on gas usage and a cost involved. PPIN 17735 gas is available through the City of Fairhope. PPIN 77776 gas is available through the City of Fairhope. Sincerely, City of Fairhope, AL Jaso Langley, Superintendent, Water and Wastewater Department Terry Holman, Superintendent, Gas Department ~/(.._;;L_ BCSS BALDWIN COU NTY SEWER SERVIC E May 11, 2021 S.E. Civi l Engineering & Surveying Larry Smith, PE 880 Holcomb Blvd., Ste 2F Fairhope, AL 36532 251-990-6566 phone www.sec iv il .pro Re: Fairhope Farms East PIN 17735 & 77776 Dear Mr. Smith, c lean and simp le At your request, th is letter is to verify that Baldwin County Sewer Service LLC (BCSS) has the capacity and capabil ity to serve the proposed development Fairhope Farms East at PIN 17735 & 77776. Baldwin County Sewer Service LLC is willing and able to provide sewer service to the above referenced property, subject to applicant paying a ll fees required for this service. This development may require a road bore a nd /or a line extension which will be at the developers expense. 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 before a new subdivision plat is signed. This letter is valid for a period of two years from the date of issue . This letter is not to be used to obtai n a building permit. Any development that has not paid t he necessary fees before this letter expires will need to contact BCSS and request a re -issuance of their will ing and able letter. *A franchise fee may apply in fran chise areas. The wastewater wi ll be treated a t our Summ e rdale Treatment Plant. Sin cere ly, ~ey Baldwin County Sewer Service, LLC (251) 971-3 022 a ngela@baldwincountysewer.com RIVIERA UTILITIES 413 E Laurel Avenue, P.O. Drawer 2050, Foley, AL 36536 Phone (251) 943-5001 Fax (251) 970-4181 5/6/2021 Larry Smith, PE S.E. Civil 880 Holcomb Blvd, Suite 2F Fairhope, AL 36532 RE: PPIN 17737 – 149 lots, 17735 & 77776 – 225 lots This letter is to confirm that Riviera Utilities is currently able to provide Electric service to the proposed development, located at on SR 181. Riviera Utilities requires a 10’ easement along all side property lines and a 15’ easement along all front and rear property lines. Please ensure all property plats reflect the easements. Upon final design, Riviera Utilities will provide estimates for service fees and system installation requirements to meet all Riviera specifications. Please contact the following Riviera employees concerning costs and requirements. Name Department Email Scott Sligh Electric ssligh@rivierautilities If you have any questions or comments, contact Riviera Utilities at 251-943-5001. Thank you, James Wallace BIG C ANOERUNVERANDA B L V D STATE HWY 104 SAND BAR LN STATE HWY 181COUNT RY WOODSDRHOLLO W BROOK AV A T RI UM AV FALLI N GWATER B L V D City of FairhopePlanning Commission August 2, 2021 ¯BIGCANOERUNSHALLOW S P RINGSCVSTATE HWY 181SD 21.34 - Rockwell Townhomes Legend bc_base.SDE.RoadCenterlines COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Rockwell Place ApartmentsSite Data:36 acresProject Type:206 unit MOPJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:14535General Location:east side of State Highway 181 across from the Waters SubdivisionSurveyor of Record:Sawgrass Consulting, LLCEngineer of Record:Sawgrass Consulting, LLCOwner / Developer:FST, Corte Family TrustSchool District:Fairhope East, Middle and High Schools Recommendation:DenialPrepared by: Mike Jeffries Pac• 6 of 10 APPLICATION FOR SUBDMSION PLAT APPROVAL Application ype : O Village Subdivision 0 Preliminary Plat D Minor Subdivision D lnfonnal (No Fee) 0 Final Plat IX! Multiple Occupancy Project Attachments: D Articles of lncorporahon or List all associated investors Date of Application : Ma 2 2021 Property Owner / Leaseholder Information Name of Property Owner: ~.u...!.loJ.Jli.llJYJ-..ul.ill----Phone Number: Address of Property Owner: ~~l,,l...>.l.il!.U<-L!.~=~~I~----------- City: State: Alabama Zip: 27 Proposed Subdivision Name: No. Acres in Plat: _,3.:..,6....,a....,c.._re..,,..__ ______ No. Lots/Uni ts: ..... 2...,0,.,,6J...;Lwllwliu..its;i..· ____ _ Parcel No: O -6-0l-02-0-000-001.503 Current Zoning: County Unzoned Authorized Agent Information Plat must be algned by the property owner before acceptance by the City of Fairhope Name of Authorized Agent: Sawgrass Consulting, LL Phone Number: '?5J-544-79QO Address: 30 3 t. . B Thon a Driv City: ·sh State: ..A.JJ,;lilo!.i!.&LLU--Zip: ~6=2.,_7 __ _ I Contact Person: _QQ1.1g:::::C=h=a::--"f"=fi=n=----====------------------___1 Surveyor /Engineer Information Name of Firm: -lw!S!..U.l~~===!.bJ-=~-----Phone Number: Address : _.....,.,.........,_.,,"'-' e City: -"'~u.,u.J....._..........________ ate: A ab , a Zip: _,3..,,6'"""5,_.,,_2L...7 __ _ Contact Person: D Plat Fee CaJculation: 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 repre:entative shali sign this ar;,cation c/).,.~ £) il "1~ Cl.JJ' . ., -~ 'j/ Property O er/Leaseholder Printed Name Signa ~ 6/A5-.,-..;;.;...__,_._ ____ _ Date Fairhope Single Tax Corp flg§l~VED JUN 2 2 2021 Y : l\v_ 1 SD 21.34 Rockwell Apartments MOP – August 2, 2021 Summary of Request: The applicant is FST, A.I.C. JR LAND A I Corte III, FAMILY LIMITED PARTNERSHIP. Doug Chaffin with Sawgrass Consulting, LLC is the engineer of record for the project and the authorized agent. This application is for a 206 unit Multiple Occupancy Project containing approximately 36 acres and is located on the east side of State Highway 181 across from the Waters Subdivision, to be known as Rockwell Place Apartments. The property is unzoned Baldwin County but lies within the Planning Jurisdiction of Fairhope and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. This application is for preliminary approval. If approved an application for final MOP approval must be submitted to close out the project and record any necessary documents. Comments: - Utilities: All utilities are labeled to remain private inside the development. All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Aid to construction cost to extend water main, provide master meter, and any other required improvements will be required at time of building permit. o Sewer – Provided by BCSS o Power – Provided by Riviera Utilities (Utility Availability letter not provided) o Gas – Not requested o Communications – Unknown (No utility provided on site plan or availability letter provided) o Trash pick up will be provided by Baldwin County Solid Waste via individual cans for each apartment unit. - Traffic Study: A traffic study was completed and recommended a north bound right turn lane be installed and is shown on the plans. The improvements to HWY 181 by ALDOT do not include median access at this location. All residents will be required to exit right onto HWY 181 and make a U-turn at the next available median access point to go south and will only be able to enter from the north bound direction. - Drainage: The drainage travels west to east across the site and is collected in underground pipes. The storm water is then collected in two retention ponds. o Staff sent a review letter commenting that the drainage report did not reflect the LID’s or include the TSS treatment percentage.  Response back was noted that the detention ponds were converted to retention ponds to achieve 80% TSS removal but a revised drainage narrative was not provided. o Staff has not received comments from Baldwin County’s Engineer with certificate of review for the drainage plans. o O&M plan needs to be revised to reflect the changes in the storm water system. - Landscaping: o The greenspace does not conform to table 4:1 Greenspace Categories and Types in Fairhope’s Subdivision Regulations. o A response to the review letter resulted in common areas being labeled “park” and “passive” or ”active”. No landscape features or enhancements were included to define clear edges. o 25% greenspace is required and 32% is indicated. Much of the greenspace being counted is areas between buildings and driveways or areas what would be conceived as rear yards. o The pool amenity area is the only common area with community access without walking in the side yard of another building. o Retention ponds require fencing and landscaping. 2 SD 21.34 Rockwell Apartments MOP – August 2, 2021  Only sod is shown as ground cover. General Comments: o All internal drainage, streets, and utilities are to remain private and maintained by the owner/HOA/POA. o Do not have a wetland report or determination letter. o Owner name on site plan is different from the name listed on the application. o Future subdivision of the property shall be restricted. Waiver Requests: The applicant has requested two waivers from the requirements of the Subdivision Regulations and the formal waiver requests are included in the packet. 1. Waiver request to not provide access to adjacent property. {per Article V Section D.3(e)} 2. Waiver request to allow for private streets to control access and utilities. {per Article V Section D.5(a)(5)} Staff Recommendation of waiver requests: Denial Staff Recommendation of case SD 21.34 Rockwell Apartments: Denial DATE: JULY 2021SCALE: GRAPHIC SCALE01 inch = 50 feet10025 50NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 5 OF 33DRAWN BY: CSSITE PLANROCKWELL PLACESTUART CONSTRUCTIONNOTE: ALDOT PERMITS REQUIRED FOR ALL WORK PERFORMED WITHIN THE HWY 181 ROW INCLUSIVE OF UTILITIES, TURN LANES, DRAINAGE STRUCTURES, AND LANDSCAPING. FENCING SEE LANDSCAPE PLANS FOR DETAILS 5' CONCRETE SIDEWALK 0.5' FROM PROPERTY LINE WITHIN 6' SIDEWALK EASEMENT PROPOSED ENTRANCE ALDOT PERMIT REQUIRED MINIMUM HIGHWAY CONSTRUCTION SETBACK LINE 125' FROM CENTERLINE OF STATE HWY 181 CONNECTION MASTER METER AND DOUBLE CH ALDOT PERMI i r EXTENSION OF 12" WA ALONG HWY 181 BY CITY OF FAI \ i CONNECTION TO COUNTY SEWER i 111 ~ GREEN SPACE 2.7 ACRES (AMENITIES) .... , : : AMENITIES AREA REQ'D: MAIL KIOS LOCATED IN COMMUNITY BLDG TA.XPARCEL 0.'i-46-01-02-0-000-001.508 FSTSILYERHILLENTERPRISESLLC 112B,1,YCIRCLEDRI\IE ~l,,"',,!"" IRRIGATION WELL LOCATION IRRIGATION PLAN BY OTHERS -----GREEN SPACE 3.4 ACRES (PARK) --f'ER CITY Of fAIRHOPE ~TPLE ~~)--~ML...1-r--- -----------FM --FM _____ FM_----==---_-"' "' ------~ 05-46-011~/f~ 001 510 IRRIGATION WELL LOCATION FST2~~~J~~i~w~~1LLC IRRIGATION PLAN BY OTHERS """;),t:i,I"" eawgrass ENGINEERING -SURVEYING· CONSTRUCTION MANAGEMENT TOP OF BERM El:108.0' REQ'D: LIFT STATION LOCATION TO BE DESIGNED BY OTHERS I TOTAL ACREAGE • 38.02 ACRES: IMPERVIOUS SURFACE ASPHALT ("""""-'YSl 137,991 S.F. (J.2 ..CRES) CONCREIE 40,121 (0.9 ...:RES) APARTIIENT UNrrs 2 UNIT BLDGS (34) 154,1BO (J.O ...:RES) J UNIT BLDGS (48) J0.2, 119 (8.9 ACRES) CLUBHOUSE ANO AMENmES DEIENTION PONDS TOTAL GROSS AREA -38.02 21,400 (0.5 ...:RES) 68.850 (1.8 .ICRES) 724,481 (18.6 ...:RES/4611) NET AREA -30.4 (GROSS-(AS~T+CONCRETE+DETENTlON PONDS) NET OENSIIY • 8.8 UNrrs/ACRE (#UNrrs (208)/NET ARFA) GREEN SP...:£ REQUIRED -29 GREEN SP...:£ PR<MDED -J2X (GREEN SPMJE/OROSS AREA) 11.8/36.02 ALL TREES SHOWN TO REMAIN PARKING SPACES PROVIDED IN GARAGE AND DRIVEWAY-ALL 2-BDR UNns SETBACKS; FRONT 125' FROM a. OF HWY 181 REAR 30' SIDE 20' (UNLESS cmtERWISE SHOWN HEllEON) CURRENT ZONING; BALDWIN COUNTY -UNZONED .QWN£R;_ JAMES E. PONDER 22750 COLJ.mE AVENUE ROBERTSIW.E,, AL 38887 LAND SURVEYOR; ERCIL E. GOOWIN, P.LS. SAWGRASS CONSULTING, UC 30873 SGT B BOOIS lHOMAS DR SPANISH FORI', AL 36!27 (251)544-7900 UTILITY PRQYIPERS; WATER -CITY OF FAIRHOPE SEWER -BAUlWIN OOUN1Y SEWER SERI/ICE PCWER -RIVIERA UTILITIES NOTES: 1 . ALL ONSITE UTILITIES, STREETS AND STRUCTURES ARE PRIVATE AND SHALL BE MAINTAINED BY THE OWNER/HOA/POA. 2. ALL WATER MAIN INSTALLATION SHALL BE BUILT TO CITY OF FAIRHOPE SPECIFICATIONS. 3. ALL GRAVITY SEWER MAINS AND FORCE MAINS SHALL BE CONSTRUCTED TO BALDWIN COUNTY SEWER SPECIFICATIONS. 4. ALL PAVED ROADS SHALL BE CONSTRUCTED TO BALDWIN COUNTY HIGHWAY DEPARTMENT SPECIFICATIONS. Project Description The Rockwell Place Townhomes are proposed to be located along the east side of State Highway 181 approximately 1,800 feet to North of County Road 104. The address of the property is 23100 Hwy 181. The property is in Baldwin County and is unzoned. It is also located within the City of Fairhope Extraterritorial Jurisdiction (ETJ). The 36.02 acres development will consist of 206 townhome units. The units will be constructed in 2-unit and 3-unit buildings as shown on the site plan for the project. The development will include streets, sidewalks, a clubhouse area with amenities and 2 detention facilities. The site naturally slopes from the west to the east along natural drainages. The development will be served by Baldwin County Sewer for wastewater services. Fairhope Water will provide potable water to the development. Riviera Utilities will provide electricity. Trash service will be per townhome unit. There will be no central trash dumpster provided for the residences. Trash pickup will be provided by Baldwin County Solid Waste. 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900VICINITY MAPCIVIL CONSTRUCTION DRAWINGSUTILITY PROVIDERSDESIGN SPEED FOR ALL ROADS = 20 MPHJULY, 2021ENGINEER OF RECORDDATEAPPROVALDATE23100 STATE HIGHWAY 181ROCKWELL PLACESTUART CONSTRUCTIONUTILITY PROVIDERSINDEX OF SHEETSSheetNumberSheet Title1 TITLE2 PROJECT NOTES3TYPICAL SECTION4 EXISTING CONDITIONS5SITE PLAN6GEOMETRY PLAN-SHEET 17 GEOMETRY PLAN-SHEET 28GRADING PLAN-SHEET 19GRADING PLAN-SHEET 210POND SHEET 111 POND SHEET 212 UTILITY PLAN-SHEET 113UTILITY PLAN-SHEET 214 SOUTH LOOP SHEET 115SOUTH LOOP SHEET 216NORTH LOOP SHEET 117 NORTH LOOP SHEET 218DRIVE A19DRIVE C20DRIVE B21 CONSTRUCTION DETAILS SHEET 122 CONSTRUCTION DETAILS SHEET 223CONSTRUCTION DETAILS SHEET 324 CONSTRUCTION DETAILS SHEET 425DETAILS -WATER 126DETAILS -WATER 227 DETAILS -WATER 328 DETAILS -SEWER 29 DETAILS -SEWER 2 30 DETAILS -SEWER 3 31 DETAILS -SEWER LS 32 EROSION CONTROL PLAN 33 EROSION CONTROL DETAILS SANITARY SEWER WATER POWER TELEPHONE NATURAL GAS BALDWIN COUNTY SEWER SERVICE CITY OF FAIRHOPE RIVIERA CENTURYLINK NO SERVICE REQUIRED awgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT CHECKED BY: ##SHEET: 2 OF 33DATE: JULY 2021DRAWN BY: ##SCALE: NTSPROJECT NOTESROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 40 feet8020 40NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900UTILITY PLAN NOTESSITE NOTESGRADING AND DRAINAGE NOTESSOIL EROSION AND SEDIMENT CONTROL NOTES1. THE CONTRACTOR SHALL NOTIFY CONSTRUCTION MANAGER'S CONSTRUCTION SURVEILLANCE REPRESENTATIVE AND LOCAL JURISDICTIONAL INSPECTOR 48 HOURS BEFORE THE BEGINNING OF EACH PHASE OF CONSTRUCTION. 2. ALL WORK SHALL COMPLY WITH APPLICABLE STATE, FEDERAL, AND LOCAL CODES, AND ALL NECESSARY LICENSES AND PERMITS SHALL BE OBTAINED BY THE CONTRACTOR AT HIS EXPENSE UNLESS PREVIOUSLY OBTAINED BY THE OWNER/DEVELOPER. 3. THE CONTRACTOR SHALL IMMEDIATELY INFORM THE ENGINEER OF ANY DISCREPANCIES OR ERRORS HE DISCOVERS IN THE PLAN. 4. DEVIATION FROM THESE PLANS AND NOTES WITHOUT THE PRIOR CONSENT OF THE OWNER OR HIS REPRESENTATIVE OR THE ENGINEER MAY BE CAUSE FOR THE WORK TO BE UNACCEPTABLE. 5. THE CONTRACTOR IS REQUIRED TO USE THE ONE-CALL CENTER TELEPHONE NUMBER FOR THE PURPOSE OF COORDINATING THE MARKING OF UNDERGROUND UTILITIES. 6. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE THE LOCATION OF ALL EXISTING UNDERGROUND UTILITIES AND TO TAKE WHATEVER STEPS ARE NECESSARY TO PROVIDE FOR THEIR PROTECTION. THE ENGINEER HAS DILIGENTLY ATTEMPTED TO LOCATE AND INDICATE ALL EXISTING FACILITIES ON THESE PLANS, HOWEVER, THIS INFORMATION IS SHOWN FOR THE CONTRACTOR'S CONVENIENCE ONLY. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THE LOCATIONS OF UTILITIES SHOWN OR NOT SHOWN. CONTRACTOR TO CONTACT THE UTILITY COMPANIES FOR EXACT LOCATION OF THEIR UTILITIES PRIOR TO STARTING CONSTRUCTION. ANY AND ALL DAMAGE MADE TO UTILITIES BY THE CONTRACTOR SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO REPAIR AND REPLACE. 7. THE CONTRACTOR SHALL COORDINATE LOCATION AND INSTALLATION OF ALL UNDERGROUND UTILITIES AND APPURTENANCES TO MINIMIZE DISTURBING CURBING, PAVING AND COMPACTED SUB-GRADE. 8. UTILITY COORDINATION SHALL BE INCLUDED IN THE PROJECT SCHEDULE AND IT IS THE EXPLICIT RESPONSIBILITY OF THE CONTRACTOR TO ASSURE THAT THE PROJECT SCHEDULE INCLUDES THE NECESSARY RELOCATION. THE CONTRACTOR SHOULD SEEK ASSISTANCE FROM ALL UTILITY COMPANIES TO LOCATE AND PROTECT THEIR FACILITIES. 9. THE CONTRACTORS SHALL BE RESPONSIBLE FOR ANY DAMAGE DONE BY HIS EQUIPMENT TO EXISTING UTILITIES, CROSS-DRAIN PIPES AND HEADWALLS. 10. THE CONTRACTOR SHALL EXPLORE AHEAD 200 FEET SO ADJUSTMENTS CAN BE MADE IN THE ALIGNMENT OF THE PIPE IN CASE OF CONFLICTS WITH EXISTING STRUCTURES, UTILITIES AND PIPING. 11. ALL EXCESS MATERIAL FROM EXCAVATION SHALL BE DISPOSED OF BY THE CONTRACTOR. COST FOR THIS WORK SHALL BE INCLUDED IN OTHER ITEMS OF WORK. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PREVENTING PIPE FROM FLOATING. IF PIPE FLOATS DURING CONSTRUCTION, THE CONTRACTOR SHALL RELAY PIPE TO GRADE AT HIS EXPENSE. 13. THE CONTRACTOR SHALL FIELD VERIFY LOCATION AND INVERT OF SANITARY SEWER FOR CONNECTION TO EXISTING OR PROPOSED SEWER SYSTEM. 14. THE WATER SYSTEM IN THE PUBLIC RIGHT-OF-WAY WILL BECOME THE PROPERTY OF THE CITY OF FAIRHOPE UTILITIES BOARD UPON COMPLETION. 15. ALL PROPERTY LINE MARKERS (IRON PINS, CONCRETE MONUMENTS, ETC.) DESTROYED DURING CONSTRUCTION SHALL BE REPLACED IN KIND BY THE CONTRACTOR. THE CONTRACTOR SHALL EMPLOY A LAND SURVEYOR REGISTERED IN THE STATE OF ALABAMA TO RESET PROPERTY MARKERS. THE COST FOR THIS WORK SHALL BE INCLUDED IN OTHER ITEMS OF WORK. 16. THE CONTRACTOR SHALL MEET OR EXCEED ALL REQUIREMENTS OF THE CITY OF FAIRHOPE UTILITIES BOARD'S CONSTRUCTION SPECIFICATIONS. 17. ALL LOTS SHALL BE PROVIDED WITH A 3/4" WATER SERVICE AS PER THE CITY OF FAIRHOPE SPECIFICATIONS. ------1. THE CONTRACTOR SHALL FURNISH AND MAINTAIN ALL NECESSARY BARRICADES AROUND WORK AND SHALL PROVIDE PROTECTION AGAINST WATER DAMAGE AND SOIL EROSION. 2. ALL SILT BARRIERS MUST BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL SILT BARRIER AND DETENTION FACILITIES ARE CONSTRUCTED. 3. ALL SEDIMENT CONTROL DEVICES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 4. ALL SLOPES SHALL BE STABILIZED AS SOON AS POSSIBLE. 5. COMPACTION OF THE BACKFILL OF ALL TRENCHES SHALL BE COMPACTED TO THE DENSITY OF 95% OF THEORETICAL MAXIMUM DRY DENSITY {ATM D698). BACKFILL MATERIAL SHALL BE FREE FROM ROOTS, STUMPS OR OTHER FOREIGN DEBRIS AND SHALL BE PLACED AT OR NEAR OPTIMUM MOISTURE. CORRECTION OF ANY TIRENCH SEffiEMENT WITHIN A YEAR FROM THE DATE OF APPROVAL WILL BE THE RESPONSIBILITY OF THE CONTIRACTOR. 6. ALL FILL MATERIAL TO BE UTILIZED ON THE PROJECT SHALL BE FREE OF ORGANIC OR OTHERWISE DELETERIOUS MATERIALS AND COMPACTED TO MINIMUM DRY DENSITIES CORRESPONDING TO 95% OF MAXIMUM DRY DENSITY AS OBTAINED BY STANDARD PROCTOR, ASTM D698 AND AT LEAST 98% OF STANDARD PROCTOR WITHIN 1 FOOT BELOW PAVEMENT SUB-GRADE. FILL SHALL BE PLACED IN LIFTS NOT TO EXCEED 6 INCHES IN COMPACTED FILL THICKNESS. A REPORT FROM A GEO-TECHNICAL ENGINEER WILL BE REQUIRED BY THE LOCAL JURISDICTIONAL INSPECTOR. 7. MAXIMUM SLOPE OF EMBANKMENT SHALL BE 3.0 FEET HORIZONTAL TO 1.0 FOOT VERTICAL, OR MATCH EXISTING. 8. PROPOSED CONTOUR INTERVALS ARE AS LABELED. ALL PROPOSED CONTOURS ARE FINISHED GRADES. 9. THE CONTIRACTOR WILL INSURE THAT POSITIVE AND ADE QUA TE DRAINAGE IS MAINTAINED AT ALL TIMES WITHIN THE PROJECT LIMITS. THIS MAY INCLUDE, BUT NOT LIMITED TO, REPLACEMENT OR RECONSTRUCTION OF EXISTING DRAINAGE STRUCTURES THAT HAVE BEEN DAMAGED OR REMOVED OR RE-GRADING AS REQUIRED BY THE ENGINEER, EXCEPT FOR THOSE DRAINAGE ITEMS SHOWN AT SPECIFIC LOCATIONS IN AND HAVING SPECIFIC PAY ITEMS IN THE DETAILED ESTIMATE. NO SEPARATE PAYMENT WILL BE MADE FOR ANY COSTS INCURRED TO COMPLY WITH THIS REQUIREMENT. 10. EXCESS EARTH CUT MATERIAL, IF ANY, SHALL BECOME THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL BE REMOVED FROM THE SITE UNLESS OTHERWISE APPROVED TO BE PLACED ON SITE BY THE OWNER. 11. ALL STORM DRAINAGE PIPE SHALL BE LAID ON SMOOTH CONTINUOUS GRADES WITH NO VISIBLE BENDS AT JOINTS. 12. ALL STORM DRAINAGE INLET STIRUCTURES SHALL HAVE METAL FRAME AND COVER FOR ACCESS. 13. THE CONTIRACTOR SHALL PROVIDE ANY EXCAVATION AND MATERIAL SAMPLES NECESSARY TO CONDUCT REQUIRED SOIL TESTS. ALL ARRANGEMENTS AND SCHEDULING FOR THE TESTING SHALL BE THE CONTIRACTOR'S RESPONSIBILITY. 14. SOILS TESTING AND ON-SITE INSPECTION SHALL BE PERFORMED BY AN INDEPENDENT GEOTECHNICAL ENGINEER. THE SOILS ENGINEER SHALL PROVIDE COPIES OF TEST REPORTS TO THE CONTRACTOR, THE OWNER AND THE OWNER'S REPRESENTATIVE AND SHALL PROMPTLY NOTIFY THE OWNER, HIS REPRESENTATIVE AND THE CONTRACTOR SHOULD WORK PERFORMED BY THE CONTRACTOR FAIL TO MEET THESE SPECIFICATIONS. 15. CONTIRACTOR SHALL REMOVE ALL UNSUITABLE MATERIAL FROM LIMITS OF ROADWAY CONSTIRUCTION AS DIRECTED BY AN INDEPENDENT GEO-TECHNICAL ENGINEER. UNSUITABLE MATERIAL SHALL BE REMOVED FROM THE SITE UNLESS OTHERWISE DIRECTED. eawgrass ENGINEERING· SURVEYING· CONSTRUCTION MANAGEMENT 1. ALL DRAINAGE SWALES MUST BE GRASSED AND RIP-RAP MUST BE PLACED AS SHOWN TO CONTIROL EROSION. 2. SILT FENCE MUST MEET THE REQUIREMENTS OF LOCAL JURISDICTIONAL AGENCY, SAID REQUIREMENTS AS SHOWN BY THESE PLANS. 3. DISTURBED AREAS SHALL BE VEGETATED AFTER CONSTRUCTION. USE TEMPORARY SEASONAL SEEDING AND MULCHING ON GOING AS PER ALDOT STANDARD SPEC. SECTIONS 652 AND 656 RESPECTIVELY AND USE CENTIPEDE SOD FOR PERMANENT GRASSING AS PER ALDOT STANDARD SPEC. SECTION 654. 4. ADDITIONAL EROSION CONTIROL MEASURES OR SILT BARRIERS TO BE PLACED AS SHOWN AND/OR DIRECTED BY THE PROJECT ENGINEER AND /OR LOCAL JURISDICTIONAL INSPECTOR. 5. WHEN ANY CONSTIRUCTION BORDERS A DRAINAGE COURSE: A. THE CONTIRACTOR IS RESPONSIBLE FOR REMOVING ANY BUILDING OR OTHER EXCAVATION SPOIL DIRT, CONSTIRUCTION TIRASH OR DEBRIS, ETC.,FROM THE DRAINAGE AREA SHOWN HEREON IN AN EXPEDITIOUS MANNER AS CONSTRUCTION PROGRESSES. B. THE CONTRACTOR HEREBY AGREES TO STOP ALL WORK AND RESTORE THESE AREAS IMMEDIATELY UPON NOTIFICATION BY THE LOCAL JURISDICTIONAL INSPECTOR AND/OR PROFESSIONAL ENGINEER. 6. FOR ALL CONSTRUCTION ALONG AND/OR ACROSS WATERWAYS, BANK PROTECTION AND STABILIZATION SHALL BE REQUIRED AS PER LOCAL JURISDICTIONAL EROSION LAWS, 7. ALL EROSION CONTIROL MEASURES SHALL BE IN PLACE PRIOR TO COMMENCING CONSTIRUCTION AND SHALL BE MAINTAINED IN PROPER WORKING ORDER UNTIL ALL DISTURBED AREAS ARE STABILIZED. CONSTIRUCTION ENTIRANCE PADS SHALL BE INSTALLED BY THE CONTIRACTOR AT CONSTRUCTION ACCESS POINTS PRIOR TO LAND DISTURBANCE. 8. A COPY OF THE APPROVED LAND DISTURBANCE PLAN SHALL BE PRESENT ON THE SITE WHENEVER LAND DISTURBING ACTIVITY IS IN PROGRESS. 9. CONSTIRUCT SILT FENCE ALONG THE DOWNSTIREAM SIDE OF ALL PROPOSED FILL CONSTIRUCTION. 10. EROSION CONTIROL DEVICES SHALL BE INSTALLED IMMEDIATELY AFTER GROUND DISTURBANCE OCCURS. THE LOCATION OF SOME OF THE EROSION CONTIROL DEVICES MAY HAVE TO BE ALTERED FROM THAT SHOWN ON THE APPROVED PLANS IF DRAINAGE PATTERNS DURING CONSTIRUCTION ARE DIFFERENT FROM THE FINAL PROPOSED DRAINAGE PATTERNS. IT IS THE CONTIRACTOR'S RESPONSIBILITY TO ACCOMPLISH EROSION CONTROL FOR ALL DRAINAGE PATTERNS CREATED AT VARIOUS STAGES DURING CONSTRUCTION. ANY DIFFICULTY IN CONTIROWNG EROSION DURING ANY PHASE OF CONSTIRUCTION SHALL BE REPORTED TO THE ENGINEER IMMEDIATELY. 11. CONTIRACTOR SHALL MAINTAIN ALL EROSION CONTIROL MEASURES UNTIL PERMANENT VEGETATION HAS BEEN ESTABLISHED. CONTIRACTOR SHALL CLEAN OUT ALL SEDIMENT PONDS WHEN REQUIRED BY THE ENGINEER OR LOCAL JURISDICTIONAL INSPECTOR. CONTRACTOR SHALL INSPECT EROSION CONTIROL MEASURES AT THE END OF EACH WORKING DAY TO ENSURE MEASURES ARE FUNCTIONING PROPERLY. 12. THE CONTRACTOR SHALL REMOVE ACCUMULATED SILT WHEN THE SILT IS WITHIN 12" OF THE TOP OF THE SILT FENCE UTILIZED FOR EROSION CONTIROL. IN THE DETENTION POND, SILT SHALL BE REMOVED WHEN A DEPTH OF 18" HAS ACCUMULATED AT THE WEIR. 13. ALL EASEMENTS DISTURBED MUST BE DRESSED AND GRASSED TO CONTIROL EROSION IN ACCORDANCE WITH EASEMENT PLATS PRIOR ACCEPTANCE. 14. SILT BARRIERS TO BE PLACED AT DOWNSTIREAM TOE OF ALL CUT AND FILL SLOPES. 15. THE CONTRACTOR SHALL FURNISH AND MAINTAIN ALL NECESSARY BARRICADES AROUND THE WORK AND SHALL PROVIDE PROTECTION AGAINST WATER DAMAGE AND SOIL EROSION. 16. TIREE PROTECTION AND EROSION CONTIROL MEASURES ARE TO BE ACCOMPLISHED PRIOR TO ANY OTHER CONSTIRUCTION ON THE SITE AND MAINTAINED UNTIL PERMANENT GROUND COVER IS ESTABLISHED. 17. ALL SILT BARRIERS MUST BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL SILT BARRIER AND DETENTION FACILITIES ARE CONSTIRUCTED. 18. ALL SEDIMENT CONTROL DEVICES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTIRUCTION OR GRADING. 19. ALL DISTURBED AREAS TO BE GRASSED AS SOON AS POSSIBLE WITH SEASONAL TEMPORARY SEEDING AND MULCHING AS PER ALDOT STANDARD SPEC. SECTIONS 652 AND 656. 20. ALL SLOPES SHALL BE STABILIZED AS SOON AS POSSIBLE. 21. GRASS AREAS DISTURBED DURING CONSTIRUCTION SHALL BE REPLACED WITH GRASS IN KIND. IN AREAS OF INDECIPHERABLE GRASSES USE CENTIPEDE SOD FOR PERMANENT GRASSING AS PER ALDOT STANDARD SPEC. SECTION 654. 22. IT IS THE CONTIRACTOR'S RESPONSIBILITY TO PERFORM REQUIRED MAINTENANCE OF ALL EROSION AND SEDIMENT CONTIROL DEVICES TO ENSURE THEIR FUNCTION AT ALL TIMES. 23. IF HEAVY RAINFALL IS PREDICTED, CONTIRACTOR SHALL INSPECT EROSION CONTROL ITEMS WITH ENGINEER PRIOR TO EVENT, IF AT ALL POSSIBLE. ANY IMPROVEMENTS, CLEANING, OR ADJUSTMENTS THAT ARE REQUIRED PRIOR TO EVENT SHALL BE GIVEN FULL URGENCY AS MUCH IS POSSIBLE. 24. LENGTH OF RIP RAP AREA SHALL BE 6(SIX) TIMES THE DIAMETER OF THE STORM DRAIN PIPE. WIDTH OF RIP RAP AREA SHALL BE THREE(3) TIMES THE DIAMETER AT THE MOUTH OF THE PIPE AND TW0{2) TIMES THE DIAMETER AT THE DOWNSTIREAM END. 1. ALL CONCRETE SHALL BE CLASS A, 3,000 PSI AT 28 DAYS COMPRESSIVE STIRENGTH WITH A MAXIMUM SLUMP OF 4" UNLESS NOTED OTHERWISE. ALL EXPOSED CONCRETE TO HAVE A FINE BROOM FINISH. 2. ALL MATERIALS SHALL BE NEW UNLESS USED OR SALVAGED MATERIALS ARE AUTHORIZED BY THE OWNER OR TENANT. 3. ALL DIMENSIONS ARE FACE OF CURB OR AS NOTED. 4. NECESSARY BARRICADES, SUFFICIENT LIGHTS, SIGNS AND OTHER TRAFFIC CONTROL METHODS AS MAY BE NECESSARY PER MANUAL ON UNIFORM TIRAFFIC CONTIROL DEVICES, PART VI, SHALL BE PROVIDED AND MAINTAINED THROUGHOUT CONSTRUCTION. THE PROJECT WILL REQUIRE ROAD CLOSURE/ TIRAFFIC CONTIROL SCHEME. 5. SPECIAL CARE SHALL BE GIVEN WHILE WORKING NEAR PRIVATE RESIDENCES. ANY DAMAGES TO OR ADJACENT TO PRIVATE PROPERTY SHALL BE REPAIRED AT THE EXPENSE OF THE CONTIRACTOR. ON-SITE CONTACT: ENGINEER: SAWGRASS CONSULTING, LLC. (251) 544-7900 (OFFICE) (251) 544-7918 (FAX) CHECKED BY: DCSHEET: 3 OF 33DATE: JULY 2021DRAWN BY: CSSCALE: NTSTYPICAL SECTIONROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 40 feet8020 40NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-790013TYPICAL SECTION4423A553:1 ~~~6-EXISTING GROUND CONCRETE SIDEWALK, 4" THICK -1 -2·1_-1 I,:..,,(:_. __ J 12• 12• R-3 ROLL TYPE CURB DETAIL N.T.S. REFER TO THE ALDOT STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION, SECTION 623 PRIVATE STREETS, NO RIGHT OF WAY 24'-o" LIMITS OF BASE & PAVEMENT s'-o" 2' 12'-o" 12'-o" 2' s'-o" SIDEWALK SIDEWALK *NOTE 1: COMPACTION OF ALL LAYERS SHALL BE IN ACCORDANCE WITH A.L.D.O.T. STANDARD SPECIFICATION 306. 98% STANDARD PROCTOR FOR s/c. 100% STANDARD PROCTOR FOR ROCK. **NOTE 2: PER A.L.D.O.T. STANDARD SPECIFICATION 306.03 (g). MINIMUM DENSITY OF ASPHALT SHALL BE 92.0. ------N.T.S. **CD ITEM 424-A, 1 f SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 3/4" MAXIMUM AGGREGATE SIZE MIX, ESAL RANGE B, 165 LB/SY *@ ITEM 301-A, 8" COMPACTED GRANULAR SOIL BASE COURSE (SAND/CLAY TYPE "A"), MINIMUM OF TWO 4" LIFTS COMPACTED THICKNESS, (ALDOT SECTION 821), OR 6" ITEM 825 CRUSHED AGGREGATE BASE (100% STANDARD DENSITY) PER THE SOILS REPORT. @ ITEM 210-A, UNCLASSIFIED EXCAVATION, MIN. 36" DEEP BELOW LOWER BASE COURSE (ALDOT SECTION 821) •@ ITEM 210-D, BORROW EXCAVATION, SELECT FILL A-2-4 MATERIAL WITH LESS THAN 12% PASSING NO. 200 SIEVE. LOWER LIFT MINIMUM 12" THICK, COMPACTED TO 95% STANDARD PROCTOR DENSITY. UPPER LIFT MAXIMUM 8" THICK, COMPACTED TO 100% ASTM D-698 STANDARD DENSITY. @ 623-A CONCRETE CURB & GUTTER, R-3 ROLL TYPE CURB (24") @ 618-A CONCRETE SIDEWALK, 4" THICK. eawgrass ENGINEERING· SURVEYING· CONSTRUCTION MANAGEMENT 3:1 MAX 5'-0" FINISH GRADE 4• -.-x-_ -.·--x~.x T 6" WWF COMPACTED SUBGRADE CONCRETE SIDEWALK N.T.S. ONLY∆∆CHECKED BY: DCSHEET: 4 OF 33DATE: JULY 2021DRAWN BY: CWSCALE: NTSEXISTING CONDITIONSROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 100 feet20050 100NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-790036.0+/- ACRES(SINGLE PHASE)EXISTING WATER LINE CllY OF FAIRHOPE ------/ ....____,,s TAX PARCEL 05-46-01-02-0-000-001 .508 FST SILVERHILL ENTERPRISES LLC 112 BAY CIRCLE ORIVE HOLLAND, Ml 49424 ZONEO-RA -------------~ / .__________ ) I I "' \ ~ ~ I ~ / ------\ / \ I ------..____ / I \ "' ~ -------I / i 'l (: \ I I !1 ! jl 'I !I f ! ___J I -----I I TAX PARCEL 05-46-01-02-0-000-001.505 FST BERTOLLA PROPERTIES LLC P.O. BOX 1527 DAPHNE, AL 36526 UNZONEO I _J~ __/ -_J --------"••---~-•--••'""'""""-S89"~91"E 1190.2~ ~--, __ --------1------/~ /" ---'\\ ( ------------7 TAX PARCEL 05-46-01-02-0-000-001 510 I FST 2n~iE s~fil~T~~0A!f~~1LLC I TAX PARCEL DAPHNE, AL 36526 I 05-46-01-02-0-000-001.514 I UNZONEO FST HIGBEE. RICHARD E SMITH 11011 HIGBEE ROAD FAIRHOPE, AL 36532 UNZONEO eawgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT .c.R.F. .C.T.I.F. .O.T.I.F. -0-LEGEND CAPPED REBAR FOUND CRIMPED lOP IRON FOUND REBAR FOUND OPEN lOP IRON FOUND 1/2" CAPPED REBAR SET "CA 1007-LS" CONCRETE MONUMENT FOUND POWER POLE GUY WIRE SANITARY SEWER MANHOLE TELEPHONE PEDESTAL TELEPHONE MANHOLE FlRE HYDRANT WATER METER WATER VALVE PROPERTY LINE DENOTES REMOVAL DATE: JULY 2021SCALE: GRAPHIC SCALE01 inch = 50 feet10025 50NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 5 OF 33DRAWN BY: CSSITE PLANROCKWELL PLACESTUART CONSTRUCTIONNOTE: ALDOT PERMITS REQUIRED FOR ALL WORK PERFORMED WITHIN THE HWY 181 ROW INCLUSIVE OF UTILITIES, TURN LANES, DRAINAGE STRUCTURES, AND LANDSCAPING. FENCING SEE LANDSCAPE PLANS FOR DETAILS 5' CONCRETE SIDEWALK 0.5' FROM PROPERTY LINE WITHIN 6' SIDEWALK EASEMENT PROPOSED ENTRANCE ALDOT PERMIT REQUIRED MINIMUM HIGHWAY CONSTRUCTION SETBACK LINE 125' FROM CENTERLINE OF STATE HWY 181 CONNECTION MASTER METER AND DOUBLE CH ALDOT PERMI i r EXTENSION OF 12" WA ALONG HWY 181 BY CITY OF FAI \ i CONNECTION TO COUNTY SEWER i 111 ~ GREEN SPACE 2.7 ACRES (AMENITIES) .... , : : AMENITIES AREA REQ'D: MAIL KIOS LOCATED IN COMMUNITY BLDG TA.XPARCEL 0.'i-46-01-02-0-000-001.508 FSTSILYERHILLENTERPRISESLLC 112B,1,YCIRCLEDRI\IE ~l,,"',,!"" IRRIGATION WELL LOCATION IRRIGATION PLAN BY OTHERS -----GREEN SPACE 3.4 ACRES (PARK) --f'ER CITY Of fAIRHOPE ~TPLE ~~)--~ML...1-r--- -----------FM --FM _____ FM_----==---_-"' "' ------~ 05-46-011~/f~ 001 510 IRRIGATION WELL LOCATION FST2~~~J~~i~w~~1LLC IRRIGATION PLAN BY OTHERS """;),t:i,I"" eawgrass ENGINEERING -SURVEYING· CONSTRUCTION MANAGEMENT TOP OF BERM El:108.0' REQ'D: LIFT STATION LOCATION TO BE DESIGNED BY OTHERS I TOTAL ACREAGE • 38.02 ACRES: IMPERVIOUS SURFACE ASPHALT ("""""-'YSl 137,991 S.F. (J.2 ..CRES) CONCREIE 40,121 (0.9 ...:RES) APARTIIENT UNrrs 2 UNIT BLDGS (34) 154,1BO (J.O ...:RES) J UNIT BLDGS (48) J0.2, 119 (8.9 ACRES) CLUBHOUSE ANO AMENmES DEIENTION PONDS TOTAL GROSS AREA -38.02 21,400 (0.5 ...:RES) 68.850 (1.8 .ICRES) 724,481 (18.6 ...:RES/4611) NET AREA -30.4 (GROSS-(AS~T+CONCRETE+DETENTlON PONDS) NET OENSIIY • 8.8 UNrrs/ACRE (#UNrrs (208)/NET ARFA) GREEN SP...:£ REQUIRED -29 GREEN SP...:£ PR<MDED -J2X (GREEN SPMJE/OROSS AREA) 11.8/36.02 ALL TREES SHOWN TO REMAIN PARKING SPACES PROVIDED IN GARAGE AND DRIVEWAY-ALL 2-BDR UNns SETBACKS; FRONT 125' FROM a. OF HWY 181 REAR 30' SIDE 20' (UNLESS cmtERWISE SHOWN HEllEON) CURRENT ZONING; BALDWIN COUNTY -UNZONED .QWN£R;_ JAMES E. PONDER 22750 COLJ.mE AVENUE ROBERTSIW.E,, AL 38887 LAND SURVEYOR; ERCIL E. GOOWIN, P.LS. SAWGRASS CONSULTING, UC 30873 SGT B BOOIS lHOMAS DR SPANISH FORI', AL 36!27 (251)544-7900 UTILITY PRQYIPERS; WATER -CITY OF FAIRHOPE SEWER -BAUlWIN OOUN1Y SEWER SERI/ICE PCWER -RIVIERA UTILITIES NOTES: 1 . ALL ONSITE UTILITIES, STREETS AND STRUCTURES ARE PRIVATE AND SHALL BE MAINTAINED BY THE OWNER/HOA/POA. 2. ALL WATER MAIN INSTALLATION SHALL BE BUILT TO CITY OF FAIRHOPE SPECIFICATIONS. 3. ALL GRAVITY SEWER MAINS AND FORCE MAINS SHALL BE CONSTRUCTED TO BALDWIN COUNTY SEWER SPECIFICATIONS. 4. ALL PAVED ROADS SHALL BE CONSTRUCTED TO BALDWIN COUNTY HIGHWAY DEPARTMENT SPECIFICATIONS. ∆∆∆∆DATE: JULY 2021SCALE: GRAPHIC SCALE01 inch = 50 feet10025 50NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 6 OF 33DRAWN BY: CSGEOMETRY PLAN-SHEET 1ROCKWELL PLACESTUART CONSTRUCTIONI I I w~ I ~I 1' Ii 'i iii I fl~ ~ I lwll I 'J I ll I ,~1~ I I~ I ) I~ I i ( i i I MINIMUM HIGHWAY CONSTRUCTION ~ SETBACK LINE 125' FROM '." CENTERLINE OF STATE HWY 181 " ~ I I ll I i ! ~ l ; \ i ! I] I :~!~~G 1 1r I 1~ I 1l I jl I 1l I II I I\ I I~ Ill I It-FM AMENmES AREA ..... REQ'D: MAIL KIOSK LOCATED IN COMMUNITY BLDG GREEN SPACE 2.8 ACRES GREEN SPACE 3.4 ACRES ~t 15'R 24' 100'R RETENTION AREA 31,950 S.F. • BOTTOM EL:98' 'b'l,:C/J~ L-281.765 -107.6262 R-150.000 134.9' 20'R L__ _ BW:JNERt ,l ----0.69'(N) X 0.01'(E) :E:'D: LIFT :A~ION LOCA~IO~ TO BE DESIGNED BY OTHERS :l ;I :~I ~ 11 igN~.!.l------------,----,------------r:;a.;:-------=-=-=--=-T----------71-~~~~~~~~~~~~~~~~~~~~~=,rfiij~l .... E_E_E_E_E_E_E_E_E_E_E_3 ' ,<,;,." ~,. ---1-----------i--. •awgrass t1;.:5:j !~ '<·, -;vv -\:<' -~!<•.~' .!.L-----1---------------,---, .. ,~r.·:::::._cv-t;,•· VJ·~4: ... -· '",l---~--------------,--7 ENGINEERING. SURVEYING -CONSTRUCTION MANAGEMENT i ~ ∆∆∆∆DATE: JULY 2021SCALE: GRAPHIC SCALE01 inch = 50 feet10025 50NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 7 OF 33DRAWN BY: CSGEOMETRY PLAN-SHEET 2ROCKWELL PLACESTUART CONSTRUCTIONlt 15.36'~ il ~1 I ~ ~ l \! I ri ~ I ~l [l I I 'j j I j~l I MH~I I SEWER M LID-121.6 INV•COULD NOT OPEN _::t,-~ r/ '." II ~ ~ I 1 ~ z ~ @ ,1 ii ~ ~ ~ 0 JI 5 g 'r~ ~ jl ~ z ~ ,1 ~ ~ ':l ~ ~ ~ ile ~ ::i ~ f g ~ i ~ ~ 8 I °' ~ ~ ,!. '" i ~ ii I I "' "' I "' "' I ~ l Ii li I "' 111: "' ~ ~I! /; c.. I 0 ~ g 0 (/) ~ ! 0 z ------GREEN SPACE 2.7 ACRES eawgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT GREEN SPACE 3.4 ACRES REQ'D: 455 LF OF :~~-(N';"NER 5' WIDE BERM 0.1'(E) POND 1 RETENTION AREA 36,700 S.F. BOTTOM EL:97' 50'R 1o 0) ~ 1PT: 15+37 93 c.. I 0 ,_ g ::::) 0 I Ul ~ ! POINT OF BEGINNING 32"0AK t I f j I 28"0AK 4"0AK STRUCTURE SCHEDULENAMEDESCRIPTIONRIM ELINV ININV OUTDATE: JULY 2021SCALE: NTSGRAPHIC SCALE01 inch = 40 feet8020 40NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 8 OF 33DRAWN BY: CSGRADING PLAN-SHEET 1ROCKWELL PLACESTUART CONSTRUCTION~ ile ~ ::i ~ ~ ~ i \_ / 18"PECAN ----------90 LF. OF BLOCK WALL _ ~. _________________ ...AI.Wl..llBIPJ.JtlE..CE....lREES... I +98.90,-346.37' 5.92 • be I 63.46, 1200' .14 /\ ~~-------,L_ ___ .,,,,~ I FG:112 . STA:17+18.17, EL:1 I 1 I 2 1-3 1-4 I 5 1-6 1-7 I 8 1-9 1-10 1-11 1-12 1-13 1-14 I 15 / I 16 PD 1 $-INLET (SINGLE) 114.93 110.39 (P-1) S-INLET (SINGLE) 114.80 110.10 (P-1) 109.60 (P-2 ) S-INLET (DBL) 113.15 107.76 (P-6) 104.69 (P-3) 107.00 (P-2 ) S-INLET (SINGLE) 110.57 101.71 (P-3) 101.49 (P-4) 102.21 (P-7) S-INLET (SINGLE) 110.28 101.32 (P-4) 101.32 (P-5) S-INLET (DBL) 113.15 108.00 (P-6) WEIR INLET 109.00 105.50 (P-7) S-INLET (SINGLE) 114.32 110.30 (P-8) S-INLET (SINGLE) 114.32 109.83 (P-8) 108.70 (P-9) 109.20 (P-14) S-INLET (SINGLE) 112.87 107.00 (P-9) 107.00 (P-10) 107.50 (P-15) S-INLET (SINGLE) 109.72 104.30 (P-16) 103.80 (P-11) 104.30 (P-10) S-INLET (DBL) 108.06 103.30 (P-11) 103.30 (P-12) S-INLET (DBL) 108.06 103.10 (P-12) 103.10 (P-13) WEIR INLET 113.50 110.00 (P-14) S-INLET (SINGLE) 112.87 109.00 (P-15) S-INLET (SINGLE) 109.72 105.50 (P-16) DISCHARGE STRUCTIJRE 104.29 101.00 (P-40) PIPE SCHEDULE P-1 35 L.F. 24" RCP O O. 75% P-2 318 LF. 24" RCP C 0.81% P-3 264 L.F. 24" RCP @ 1.11% P-4 30 L.F. 44 X 27 CAP O 0.50% P-5 47 L.F. 44 X 27 CAP @ 0.65% P-6 28 L.F. 24" RCP @ 0. 75% P-7 133 LF. 18" RCP C 2.41" P-8 28 L.F. 24"' RCP @ 1.50% P-9 288 L.F. 24" RCP @ 0.58% P-10 226 L.F. 24" RCP @ 1.18% P-11 85 L.F. 24" RCP @ 0.55% P-12 28 L.F. 24" RCP @ 0.63% P-13 37 L.F. 24" RCP @ 5.49% P-14 117 L.F. 18" RCP O 0.66% P-15 28 L.F. 24" RCP @ 4. 76% P-16 28 L.F. 24" RCP O 3.81 % P-40 52 L.F. 30" RCP @ 0.47% ~o~~.!.t-------------,--'T""-------------r::;;.;;::-------------r------------7L---_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-..... T~~~;:-7L~:_:_:_:_:_:_:_:_:_:_:_:_:_~ :. ,,<~"-~~ ;;-.,_ 11----1----------t------1 •awg rass t1;.:5:j ~·L----1----------------+---"1 '-~-...,, -:r·lh' ! ~~~ ------, ,;~r.·:::::.c"!:-••· ENGINEERING. SURVEYING -CONSTRUCTION MANAGEMENT VJ·~'.:'~,-· STRUCTURE SCHEDULENAMEDESCRIPTIONRIM ELINV ININV OUTDATE: JULY 2021SCALE: NTSGRAPHIC SCALE01 inch = 40 feet8020 40NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 9 OF 33DRAWN BY: CSGRADING PLAN-SHEET 2ROCKWELL PLACESTUART CONSTRUCTIONPARKING AREATRANSITION TO VERTICAL CURB r END CURB AND GUTTER 2+00 I I END CURB AND GUTTER MATCHUNE SEE SHEET 8 -----------------/-------------/-~ I I ------eawgrass ENGINEERING -SURVEYING· CONSTRUCTION MANAGEMENT 1-17 1-18 1-19 1-20 1-22 1-23 1-24 1-25 1-26 1-27 1-28 1-29 1-30 1-31 1-32 1-33 1-34 1-36 1-37 1-38 --------1-39 1-40 1-41 PD-2 \ I X ----:::: --y-----\ \ \ WEIR INLET 110.80 107.15 (P-17) WEIR INLET 109.00 105.50 (P-17) 105.00 (P-18) S-INLET (SINGLE) 109.95 104.30 (P-18) 104.30 (P-19) S-INLET (SINGLE) 109.95 104.00 (P-19) 104.00 (P-20) S-INLET (DBL) 115.57 111.48 (P-21) 110.88 (P-22) $-INLET (SINGLE) 113.81 109.20 (P-22) 109.10 (P-23) 109. 70 (P-28) 106.59 (P-23) S-INLET (SINGLE) 111.73 106.38 (P-32) 105.88 (P-24) 107.29 (P-33) S-INLET (SINGLE) 109.20 103.76 (P-24) 103.26 (P-25) 104.26 (P-34) S-INLET (DBL) 108.83 102.82 (P-25) 102.32 (P-26) $-INLET (DBL) 108.83 102.16 (P-26) 102.16 (P-27) 102.70 (P-20) S-INLET (SINGLE) 113.81 110.00 (P-28) WEIR INLET 112.80 108.50 (P-29) S-INLET (DBL) 111.36 107.60 (P-29) 107.10 (P-30) S-INLET (DBL) 111.35 106.94 (P-30) 106.94 (P-31) S-INLET (SINGLE) 111.73 106.54 (P-31) 106.54 (P-32) WEIR INLET 112.00 107.92 (P-33) S-INLET (SINGLE) 109.20 104.42 (P-34) S-INLET (SINGLE) 112.35 108.18 (P-35) 108.08 (P-36) S-INLET (SINGLE) 110.02 104.30 (P-36) 103.80 (P-37) 104.80 (P-39) S-INLET (SINGLE) 109.95 103.19 (P-37) 102.18 (P-38) WEIR INLET 109.50 106.00 (P-39) S-INLET (DBL) 115.57 111.80 (P-21) S-INLET (SINGLE) 112.51 108.50 (P-35) DISCHARGE STRUCTURE 105.29 102.00 (P-41) PIPE SCHEDULE P-17 208 LF. 18" RCP O 0.78% P-18 93 L.F. 24"' RCP O 0. 72% P-19 28 L.F. 24" RCP @ 0.95% P-20 238 LF. 24" RCP @ 0.54% P-21 28 L.F. 24" RCP @ 1.00% P-22 95 L.F. 24" RCP @ 1.71% P-23 331 L.F. 24" RCP O 0.75% P-24 420 LF. 30" RCP C 0.50% P-25 85 L.F. 36" RCP O 0.50% P-26 28 L.F. 42" RCP O 0.50% P-27 30 L.F. 42" RCP C 0.50% P-28 28 L.F. 24" RCP @ 0.95% P-29 61 L.F. 24" RCP C 1.40% P-30 28 L.F. 24" RCP @ 0.50% P-31 76 L.F. 24" RCP @ 0.50% P-32 28 L.F. 24" RCP O 0.50% P-33 122 L.F. 24" RCP @ 0.50% P-34 28 L.F. 24" RCP O 0.50% P-35 37 L.F. 24" RCP C 0. 76% P-36 383 LF. 24" RCP C 0.98% P-37 31 LF. 30" RCP Cl 1. 77% P-38 35 L.F. 36" RCP C 0.48% P-39 132 L.F. 18" RCP O 0.89% P-41 52 L.F. 30" RCP @ 0.37% HEADWALL STRUCTURE SCHEDULENAMEINV INCHECKED BY: DCSHEET: 10 OF 33DATE: JULY 2021DRAWN BY: CSSCALE: NTSPOND SHEET 1ROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 20 feet4010 20NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900~-==-~~ ~v-i~,/~'f-/'-./~A....A..AJ"-A I. \ I : I I J I \ \ I I ------.,-INV: 101.0 ---~--EXTEND RIPRAP TO----~-..---------~ ------BOTTOM OF POND _____ ...,._ _______ ~ POND 1 RETENTION j:EA 36,700 s .. I ~ 1-BOTTOM EL: 7' NORMAL POOL .~101.0' POND AERATI01 REQ'D REQ'D: : SOE ~~ SLOPES. SOLID SOD SLOPES (lYP.) 1 I I DETENTION POND 1 ENLARGEMENT SCALE: 1 "=20' ------1u~~ §-I I I I I I I I I I INV: 101.0 EXTEND RIPRAP TO BOTTOM OF POND I I I eawgrass ENGINEERING· SURVEYING· CONSTRUCTION MANAGEMENT ! I f I i I 'i' 1 l f 1 l -------18"0AK \ ( \ I / 20 SY RIP-RAP INV: 100.75 I ( / REQ'D: CONC LEVEL SPREADER TOP EL:100.75' APPROX 50' IN LENGTH ( \ \ \ I HW-1 101 .00 (P-5) HW-2 101.00 (P-13) HW-3 100. 75 (P-40} PIPE SCHEDULE P-5 47 L.F. 44 X 27 CAP O 0.65% P-13 37 L.F. 24" RCP O 5.49% P-40 52 L.F. 30" RCP O 0.47% .NOIES;. 1. ALL HEADWALLS ARE CONCRETE SLOPE PAVED. 2. PER CllY OF FAIRHOPE SUBDMSION REGULATIONS, SEC V.8.F. WET POND LID RESULTS IN 80,C TSS REMOVAL LEVEL SPREADER DETAIL N.T.S. SIDE TOP•108.0' EL-105.5' OPEN IN FRONT ONLY 30• RCP INV•101' TOP•108.0' 6" ·-l ,':~!::::::::=====::::::::::::::: _; __ f .•:-,:: 44' -30" RCP OUTFALL PIPE POND OUJEALL STRUCTURE N.T.S. NORTH POND OUTLET STRUCTURE DESIGN CALCS El/ENT Q(cts) ELEVATION 2 YR. STORM 19.2 105.3 5 YR. STORM 25.8 106.0 10 YR. STORM 30.6 106.4 25 YR. STORM 41.0 107.0 50 YR. STORM 50.4 107.4 100 YR. STORM 60.5 107.7 THIS PROPOERlY IS LOCATED WITH THE FISH RIVER WATERSHED. BALDWIN COUNlY REQUIRES DETETNION POND SIZING TO BE PERFORMED USING THE SCS METHOD OF STORM WATER CALCULATIONS. BALDWIN COUNlY REQUIRES A 25-YR STORM STORAGE AND TO WITHSTAND THE 100-YR STORM. HEADWALL STRUCTURE SCHEDULENAMEINV INCHECKED BY: DCSHEET: 11 OF 33DATE: JULY 2021DRAWN BY: CSSCALE: NTSPOND SHEET 2ROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 20 feet4010 20NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900/ RETENTION AR~ 31,950 ~F. BOTTO~ EL:98' NORMAL-POOL EL:102.0' / \ I 26 Sf RIP-RAP/ INV: 101.8 \ LOPES ------eawgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT \ \ V I I I I I I I j HW-4 102.00 (P-27) HW-5 102.00 (P-38) HW-6 101.80 (P-41) PIPE SCHEDULE P-27 30 LF. 42" RCP O 0.50% P-38 35 LF. 36"' RCP O 0.48% P-41 52 L.F. 30" RCP O 0.37% .tmES;, 1. ALL HEADWALLS ARE CONCRETE SLOPE PAVED. 2. PER CllY OF FAIRHOPE SUBDMSION REGULATIONS, SEC V.8.F. WET POND LID RESULTS IN 80" TSS REMOVAL CL 2 RIP-RAP W/ RLlER FABRIC 6" 6" 1'-0" LEVEL SPREADER DETAIL N.T.S. FRONT WEIR CREST EL•107.0' /t,; TOP•109.0' EL-106.5" FRONT ONLY 30• RCP INV•102' TOP•108.0' 6" ;':f!::::======::::::::::::::: •• :· ,;. 44' -30• RCP OUTFALL SIDE POND 2 OUJEALL smucruRE N.T.S. NORTH POND OUTLET STRUCTURE DESIGN CALCS EVENT Q(cfs) ELEVATION 2 YR. STORM 54.1 106.1 5 YR. STORM 72.1 106.9 10 YR. STORM 90.3 107.5 25 YR. STORM 120.0 108.2 50 YR. STORM 152.5 108.7 100 YR. STORM 184.6 109.0 PIPE THIS PROPOERlY IS LOCATED WITH TIHE FISH RIVER WATERSHED. BALDWIN COUNlY REQUIRES DETETNION POND SIZING TO BE PERFORMED USING THE SCS METHOD OF STORM WATER CALCULATIONS. BALDWIN COUNlY REQUIRES A 25-YR STORM STORAGE AND TO WITHSTAND TIHE 100-YR STORM. DATE: JUNE 2021SCALE: GRAPHIC SCALE01 inch = 50 feet1002550NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900CHECKED BY: DCSHEET: 1 OF 1DRAWN BY: CSGREENSPACE LOCATION PLANROCKWELL PLACE TOWNHOMESSTUART CONSTRUCTIONRevised digital set of green space or landscape plans not submitted. Areas were re-labeled as shown in red.Active GreenspaceActive GreenspacePassive GreenspacePassive Greenspace$!IE PATA; GROSS AREA -38.02 PHALT+coNCRETE+DETENTION PONDS) NET AREA -"°·4 (GROSS-(As ""Nn5 (208)/NET AREA) NET DENSITY • 6.8 UNRS/ACRE \r" GREEN SPACE REQUIRED -25X EEN SPACE/GROSS N£A) 11.6/36.02 GREEN SPACE PROVIDED -32X (GR SIDEWALKS PRO'IIDE ADlllllONAL 0.7 ACRES .!. ------ TRAFFIC IMPACT ANALYSIS for Rockwell Townhomes Final Report April 2021 Prepared by: I I L______ -------------- ZK<t>>dKtE,KD^&/Z,KW͕> EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϭͺŝŶƚƌŽ͘ĚŽĐ d>K&KEdEd^ ^ĞĐƚŝŽŶ͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘͘WĂŐĞEŽ͘ ^ĞĐƚŝŽŶϭ /ŶƚƌŽĚƵĐƚŝŽŶ .....................................................................................................1 - 1 Figure 1.1 Project Location Map..........................................................................1 - 2 ^ĞĐƚŝŽŶϮ ǆŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ...........................................................................................2 - 1 2.1 AL Highway 181...........................................................................................................2 -1 2.2 AL Highway 104...........................................................................................................2 -1 2.3 Intersection of AL Highway 181 and AL Highway 104 .................................................2 - 1 ^ĞĐƚŝŽŶϯ ǀĂůƵĂƚŝŽŶŽĨǆŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ ....................................................................3 - 1 3.1 Existing Traffic Volumes...............................................................................................3 - 1 Table 3.1 Historical Daily Traffic Volumes.........................................................3 - 1 Figure 3.1 Existing Traffic Volumes.....................................................................3 - 2 3.2 Basis of Analysis..........................................................................................................3-3 3.3 AL Highway 181 and AL Highway 104.........................................................................3 - 3 Figure 3.2 Existing Intersection Level-of-Service................................................3 - 3 ^ĞĐƚŝŽŶϰ WƌŽƉŽƐĞĚĞǀĞůŽƉŵĞŶƚ ...................................................................................4 - 1 4.1 Proposed Site...............................................................................................................4 - 1 Figure 4.1 Proposed Site Plan...............................................................................4 - 2 4.2 Trip Generation ............................................................................................................4-3 Table 4.1 Trip Generation.....................................................................................4 - 3 Figure 4.2 Site Traffic Assignment.........................................................................4 - 4 4.3 Non-Site Traffic Forecast .............................................................................................4 - 5 4.4 Year 2024 Total Traffic.................................................................................................4 - 5 Figure 4.3 2024 Non-Site Traffic............................................................................4 - 6 Figure 4.4 2024 Total Traffic..................................................................................4 - 7 4.5 Year 2024 Traffic Analysis ...........................................................................................4 - 8 Table 4.3 Year 2024 Non-Site Traffic Level-of-Service........................................4 - 8 Table 4.4 Year 2024 Total Traffic Level-of-Service..............................................4 - 8 ^ĞĐƚŝŽŶϱ ŽŶĐůƵƐŝŽŶƐ ......................................................................................................5 - 1 5.1 Auxiliary Lane Warrant.................................................................................................5 - 1 5.2 Conclusions..................................................................................................................5 - 1 Figure 5.1 Recommended Improvements Option 1...............................................5 - 2 Figure 5.2 Recommended Improvements Option 2...............................................5 - 3 ZK<t>>dKtE,KD^&/Z,KW͕> EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϭͺŝŶƚƌŽ͘ĚŽĐ ƉƉĞŶĚŝǆ Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro Analysis Year 2024 Synchro, HCS, & Auxiliary Lane Warrants Analysis ZK<t>>dKtE,KD^&/Z,KW͕> ϭͲϭ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϭͺŝŶƚƌŽ͘ĚŽĐ ^ĞĐƚŝŽŶϭ /ŶƚƌŽĚƵĐƚŝŽŶ This report summarizes the findings of the traffic analysis performed by Neel-Schaffer, Inc. as requested by Sawgrass Consulting, LLC for the construction of the Rockwell Townhomes. The project site is located on AL Highway 181 north of AL Highway 104 in Fairhope, Alabama. Development of the site is planned to include the construction of a 206-unit townhomes complex. The purpose of this analysis is to estimate the trip generation potential for the project site and evaluate the impact of the site traffic on adjacent roadways and intersections. Based on these impacts, recommended improvements were evaluated to mitigate traffic concerns as they relate to the site development, if required. To analyze the related impact to the surrounding area, existing roadway capacity and non-site traffic levels-of-service were also evaluated. 3 4 COAST CH AND Ill Ill 111 ( 0 111 : Ill Ill j N CENTER Ill 2-14 RH Ill ~~ I j 1-L NEEL-SCHAFFER ;:. Solut:ions you can build upon 34 0 -----0 D~------+-------------- 0 0--- ¼ N m 35 D rvl ___,.------,_ 0 / PRO c;ILOCATION ROCKWELL DEVELOPME NT PROJECT LOCATIO N MAP 0 0 Ill FIGURE lol I ZK<t>>dKtE,KD^&/Z,KW͕> ϮͲϭ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϮͺyĐŽŶĚŝƚŝŽŶƐ͘ĚŽĐ ^ĞĐƚŝŽŶϮǆŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ The project site is located on AL Highway 181 north of AL Highway 104 in Fairhope, AL. Currently, the site is farmland. Direct access to the property is limited to AL Highway 181. The study area is comprised of two intersections: AL Highway 181 with AL Highway 104 and the future AL Highway 181 with the proposed Driveway. Ϯ͘Ϯ>,ŝŐŚǁĂǇϭϴϭ AL Highway 181 is an undivided two-lane highway. AL Highway 181 has a typical section that consists of 12-foot travel lanes and two-foot paved shoulders in each direction with an open drainage system. AL Highway 181 is functionally classified as a minor arterial and has a posted speed of 45 miles per hour. AL Highway 181 is currently under construction to widen the roadway to a four-lane divided section north of AL Highway 104. Ϯ͘Ϯ>,ŝŐŚǁĂǇϭϬϰ AL Highway 104 is an undivided two-lane highway. AL Highway 104 has a typical section that consists of two 12-foot travel lanes and two-foot paved shoulders in each direction with an open drainage system. AL Highway 104 is functionally classified as a minor arterial and has a posted speed limit of 55 miles per hour in the vicinity of the project site. Ϯ͘ϯ/ŶƚĞƌƐĞĐƚŝŽŶŽĨ>,ŝŐŚǁĂǇϭϴϭĂŶĚ>,ŝŐŚǁĂǇϭϬϰ The intersection of AL Highway 181 and AL Highway 104 is a signalized intersection. All approaches widen to provide a dedicated left turn lane while the eastbound approach also provides a dedicated channelized right turn lane. All approaches also provide protected/permitted left turn phasing. The intersection will widen in the near future to provide a left turn lane, two throughs, and a channelized right turn lane northbound and southbound. The westbound approach will also be widened to provide a dedicated channelized right turn lane. ZK<t>>dKtE,KD^&/Z,KW͕> ϯͲϭ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϯͺyĂŶĂůǇƐŝƐ͘ĚŽĐ ^ĞĐƚŝŽŶϯ ǀĂůƵĂƚŝŽŶŽĨǆŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ ϯ͘ϭ ǆŝƐƚŝŶŐdƌĂĨĨŝĐsŽůƵŵĞƐ The project area for this analysis includes the signalized intersection of AL Highway 181 and AL Highway 104 and the unsignalized intersection of AL Highway 181 with the proposed Driveway. Turning movement counts conducted in February 2021 were utilized for this study. A review of the historical 24-hour daily traffic volumes from ALDOT traffic counts was conducted to see the historical impacts of traffic growth on the roadways adjacent to the project site. The comparison of traffic volumes is provided in Table 3.1. dĂďůĞϯ͘ϭʹ,ŝƐƚŽƌŝĐĂůĂŝůǇdƌĂĨĨŝĐsŽůƵŵĞƐ Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2019 18,223 16,791 2018 17,302 15,943 2017 17,290 15,950 2016 17,290 15,950 2015 16,880 15,570 Annual Growth Factor 1.93%1.91% Based on the historical traffic counts in the area, a 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2024. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. j -s:;J"" CD -Cl~rl LD - a, ~ - <.O ' • <.O (J) fY) I-: <.O z -I'--I LO <.O - -LI05 (105) -N ~ ~ u:i ~300 (249) --'.:: ,96 (102) N LO <.O CO N HWY 104 ~,L. ---------=-----~•r--::=--------:---------c:------------ t!l 4 r 1-L NEEL-SCHAFFER ;:. Solut:ions you can build upon J o=;t:S:;g: ( 149) 126 oo; ~ r:: 0 ':::: (287) 247~ s:;)"" (90) 877 - CD >-s:: :::r:: ROCKWELL DEVELOPMENT 2021 EXISTING TRAFFIC VOLUMES LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL _...._ -STOP SIGN FIGURE 301 ZK<t>>dKtE,KD^&/Z,KW͕> ϯͲϯ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϯͺyĂŶĂůǇƐŝƐ͘ĚŽĐ ϯ͘Ϯ ĂƐŝƐŽĨŶĂůǇƐŝƐ From a performance perspective, the effective operation of an intersection is evaluated based on the delay, turning movement volumes, traffic composition and roadway geometrics. The methodology utilized in this analysis is based on the Highway Capacity Manual, 6 th Edition. Intersection level-of-service is based on delay per vehicle (in seconds). The level-of-service, as outlined in the Manual, is reported as a letter designation of LOS A through F (A is the least delay and F is the most delay). The delay range for signalized intersections and unsignalized intersections (roundabouts, all-way and two-way) is as follows: ^ŝŐŶĂůŝǌĞĚ/ŶƚĞƌƐĞĐƚŝŽŶƐhŶƐŝŐŶĂůŝǌĞĚ/ŶƚĞƌƐĞĐƚŝŽŶƐ >K^ ĞůĂǇ;ƐͬǀĞŚͿ >K^ ĞůĂǇ;ƐͬǀĞŚͿ A ≤ 10 A ≤ 10 B > 10 – 20 B > 10 – 15 C > 20 – 35 C > 15 – 25 D > 35 – 55 D > 25 – 35 E > 55 – 80 E > 35 – 50 F> 80 F> 50 A Synchro Model was utilized to evaluate the existing peak hour traffic volumes at the signalized intersection using the HCM reports. ϯ͘ϯ >,ŝŐŚǁĂǇϭϴϭĂŶĚ>,ŝŐŚǁĂǇϭϬϰ AL Highway 181 and AL Highway 104 intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.2. This analysis is based on a signalized intersection. &ŝŐƵƌĞϯ͘ϮʹǆŝƐƚŝŶŐ/ŶƚĞƌƐĞĐƚŝŽŶ>ĞǀĞůͲŽĨͲ^ĞƌǀŝĐĞ >,ŝŐŚǁĂǇϭϴϭĂŶĚ>,ŝŐŚǁĂǇϭϬϰ The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of SeNice C D E F Delay (seclveh) 21-35 36-55 56-80 > 80 Eastbound Westbound Northbound Southbound Overall I AM Peak Intersection PM Peak ZK<t>>dKtE,KD^&/Z,KW͕> ϰͲϭ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϰͺWĂŶĂůǇƐŝƐ͘ĚŽĐ ^ĞĐƚŝŽŶϰ WƌŽƉŽƐĞĚĞǀĞůŽƉŵĞŶƚ ϰ͘ϭ WƌŽƉŽƐĞĚ^ŝƚĞ The site is currently planned to be developed with a 206-unit townhome development. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. ui f-,~------==~-=-=-~ ---~---=-=-~-=-=-~ ------------z : I I I ,1 ,1 I I I I I I ~ : ( :I ) ' ' I ' ' I ' ' I I ' I ' I I ' I I ' ' ' ' I ' ' : ·~ ~ ~ I L __ -=--=--=-=~=--------------------------------~-:J 1-L NEEL-SCHAFFER ;: Solut:ions you can build upon ROCKWELL DEVELOPMENT PROPOSED SITE PLAN FIGURE 4Ll ZK<t>>dKtE,KD^&/Z,KW͕> ϰͲϯ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϰͺWĂŶĂůǇƐŝƐ͘ĚŽĐ ϰ͘Ϯ dƌŝƉ'ĞŶĞƌĂƚŝŽŶ The trip generation of the townhomes was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 10 th Edition. The site traffic was assigned based on the demographic distribution in the study area and on the roadways that provide access to the project site. The trip generation calculation for the proposed site traffic is shown in Table 4.1. dĂďůĞϰ͘ϭʹdƌŝƉ'ĞŶĞƌĂƚŝŽŶ Daily AM Peak Hour PM Peak Hour Land Use Intensity Trips Total In Out Total In Out Multifamily Housing (Low-Rise) 206 Dwelling Units 1,517 95 22 73 112 71 41 Total 1,517 95 22 73 112 71 41 Daily Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 7.56*(X) - 40.86 AM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = Ln(T) = 0.95*Ln(X) - 0.51 ; (23%in/77%out) PM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = Ln(T) = 0.89*Ln(X) - 0.02 ; (63%in/37%out) Source: ITE Trip Generation, 10 th Edition The estimated site traffic volumes are illustrated in Figure 4.2. 15% TOTAL IN OUT AM 95 22 73 PM 112 71 41 1-L NEEL-SCHAFFER ;:. Solut:ions you can build upon 55% 0 -_o ~::::::N DRIVEWAY I (J) I-: z j I _J •L 9 LI 141 5% HWY 104 er--------------- t!-4 (10) 3J i 25% -co - >-s:: :::r:: ROCKWELL DEVELOPMENT 2021 EXISTING TRAFFIC VOLUMES LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL _...__ -STOP SIGN FIGURE 4L2 ZK<t>>dKtE,KD^&/Z,KW͕> ϰͲϱ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϰͺWĂŶĂůǇƐŝƐ͘ĚŽĐ ϰ͘ϯ EŽŶͲ^ŝƚĞdƌĂĨĨŝĐ&ŽƌĞĐĂƐƚ A 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2024 for the study intersections as discussed previously in Section 3.1. Figure 4.3 illustrates the Year 2024 Non-Site Traffic Volumes. ϰ͘ϰ zĞĂƌϮϬϮϰdŽƚĂůdƌĂĨĨŝĐ Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2024) traffic volumes. Figure 4.4 illustrates the Year 2024 total traffic volumes. HWY 104 -CX) - U) - U) LJ7 U) ' • "-CJ""" I'-- U) -U) en U) - -L 111(111) -t-2i5 ~::::: ~ 318 (264) - -~ ro2 (108) NOO t-Ql.O j -Cl~rl ~ (J) I-: z I ~,L. ---------=-----~•r----==-------:---------c:----------- t!l 4 r 1-L NEEL-SCHAFFER ;:. Solut:ions you can build upon J ~~~ ( 158) 133 n; oo 00 N l.O (304) 262~ -"-CJ""" - (95) 927 - CX) >-s:: :::r:: ROCKWELL DEVELOPMENT 202~ NON -SITE TRAFFIC VOLUMES LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL _...._ -STOP SIGN FIGURE 4L3 HWY 104 -co ~;;:; -rri U) Ln N 'fL --N u:i n 0, -U) -L 112 (115) -r- 2i'.5 ~ ~ ~ 318 (264) --°' ro2 (108) rrlU) CONO DRIVEWAY I (J) I-: z j I ~,L. ---------=-----~•r----==-------:---------c:-----------t!_l4 r 1-L NEEL-SCHAFFER ;:. Solut:ions you can build upon J ~~~ ( 168) 136 n; oo co 'SJ"" U) (304) 262~ -s:i-- (95) 927 -co >-s:: :::r:: ROCKWELL DEVELOPMENT 202~ TOTAL TRAFFIC VOLUMES LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL _...__ -STOP SIGN FIGURE 4] o4l ZK<t>>dKtE,KD^&/Z,KW͕> ϰͲϴ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϰͺWĂŶĂůǇƐŝƐ͘ĚŽĐ ϰ͘ϱ zĞĂƌϮϬϮϰdƌĂĨĨŝĐŶĂůǇƐŝƐ An analysis of the Year 2024 Non-Site and Total traffic volumes was conducted using the information provided in the Highway Capacity Manual, Sixth Edition. The lane geometry and traffic control for the non-site and total traffic analysis includes the new roadway geometrics that are under construction. The total traffic analysis also includes a full median opening as shown in the site plan. The results of the analysis are shown in Table 4.3 and Table 4.4. dĂďůĞϰ͘ϯʹzĞĂƌϮϬϮϰEŽŶͲ^ŝƚĞdƌĂĨĨŝĐ>ĞǀĞůͲŽĨͲ^ĞƌǀŝĐĞ Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B–17 B–17 B–16 B–18 B–17 PM B–16 B–16 B–17 B–18 B–17 dĂďůĞϰ͘ϰʹzĞĂƌϮϬϮϰdŽƚĂůdƌĂĨĨŝĐ>ĞǀĞůͲŽĨͲ^ĞƌǀŝĐĞ Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B–17 B–17 B–16 B–18 B–17 PM B–17 B–17 B–17 B–18 B–17 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Driveway AM A A – 1 - C – 15 +- PM A A–1 - B–15 -- All intersections are anticipated to operate at acceptable levels-of-service in Year 2024 with the construction of the 206-unit townhome development. I I ZK<t>>dKtE,KD^&/Z,KW͕> ϱͲϭ EĞĞůͲ^ĐŚĂĨĨĞƌ͕/ŶĐ͘ DŽďŝůĞ͕ůĂďĂŵĂD͗ͰWƌŽũĞĐƚƐͰE^ͲϭϲϮϯϴZŽĐŬǁĞůůͰZĞƉŽƌƚͰ^ĞĐϱͺWƌĞĐŽŵ͘ĚŽĐ ^ĞĐƚŝŽŶϱ ŽŶĐůƵƐŝŽŶƐ ϱ͘ϭ Auxiliary Lane Warrants The traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway were evaluated to determine if the warrants outlined in the National Cooperative Highway Research Program (NCHRP) Report 457, Evaluating Intersection Improvements: An Engineering Study Guide are anticipated to be met for constructing auxiliary turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2024 total traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway. Based on anticipated traffic volumes, a southbound left turn lane is warranted, and a northbound right turn lane is warranted at the AL Highway 181 and proposed Driveway intersection based on a 55-mph speed limit. This speed limit is what is currently proposed in ALDOT’s widening plans. 5.2 Conclusions Development of the project site with a 206-unit apartment complex is not anticipated to create capacity related deficiencies along the existing roadways. If a full median access is permitted by ALDOT at the proposed driveway, a southbound left turn lane and a northbound right turn lane is recommended at the proposed driveway. The required storage length is 150 feet with a taper of 100 feet (Figure 5.1). If a median access is not permitted, a northbound right turn lane is recommended at the proposed driveway with a storage length of 150 feet and a taper length of 100 feet (Figure 5.2). If the median access is not permitted, vehicles will be required to make a U-turn movement at the first available full median opening. The levels-of-service for AL Highway 181 will likely remain the same at these median openings. There is a possibility that the average vehicular delay for the side streets/driveways would increase some, however, this U-turning movement only projected to add 40 vehicles in the AM Peak hour and 23 vehicles in the PM Peak hour to the first median opening to the north and 12 vehicles in the AM Peak hour and 39 vehicles in the PM Peak hour to the first median opening to the south. I ~ ,~ ~ I I I I I I I I I I I I I I I I I 1-L NEEL-SCHAFFER ;: Solut:ions you can build upon ROCKWELL DEVELOPMENT RECOMMENDED IMPROVEMENTS OPTION 1 5J_ I ~ ,~ ~ I I I I I I I I I I I I I I I I I 1-L NEEL-SCHAFFER ;: Solut:ions you can build upon ROCKWELL DEVELOPMENT RECOMMENDED IMPROVEMENTS OPTION 2 July 13, 2021 Mr. Hunter Simmons City of Fa irhope Pl anning and Zoning 555 South Section Street Fairhope, AL 36533 RE: Rockwell Place Stub Street Waiver Request Dear Mr. Si mmons, 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527 202 Government Street, Suite 225, Mobile, AL 36602 P: 251-544-7900 sawgrassllc.com Sawgrass Consult ing, LLC, (Sawgrass) l s currently submitt ing detailed plans for the proposed Rockwell Place development located along the east side of State Hrghway 181 and north of County Road 104. The proposed development cons ists of 206 apartment unit s to be constructed as a Private Gated Community typical of a Multi- Family Deve lopment. Per Article V, Section D.3(e) of the Fairhope Subd ivis ion Regulati ons stub streets are to be constructed to provide connectivity to adjacent propert ies . In add ition, Article V, Sect ion D.S(al(S) prohibits Private Streets . However, as a typical Multi-Family development all roads and infrastructure are private and held under common ownership with all other improvements on the site . Wh i le this Multi ~Family development would cl assify as a Multi-Occupancy Project per the Subdivision Regulations , the single ownership of all improvements and infrastructure and typic al private maintenance and operation of a Multi-Family Development prevents conformance with aU sections of the Subdiv ision Regulations . Additionally, topography creates a d ifficult connection to the property along the eastern property boundary. The intent of the regulation is to provide connectivity along publ ic streets . In this case, there are no public streets and only restricted access to the development at Alabama Highway 181 . The limited access to this gated community will create a safer place for its future residences. The Developer wishes to privately own, operate and maintain all roads and infrastructure within the development as we ll as restrict access to adjacent properties . In addit ion, it is safe to say that neither the City of Fairhope or Baldwin County, in this case, would have the desire to own, operate and maintain the "streets" within an apartment complex as it does not appear that the City or County currently owns or maintains the "streets" within any other Multi-Family project. On behalf of the Developer, Sawgrass Consult i ng, LLC is forma ll y requesting a wa iver to Article V, Section D.3(e) of the Fairhope Subdivis ion Regulations to provide stub streets to adjacent properties and Article V, Section D.S(a)(S) to allow for Pr ivate Streets for the Rockwe ll Place development. This request does not nullify the purpose and intent of the regulation due to the limited access and private streets. This waiver has no negative impact on the adjacent property owners, future landowners or the public and the topography of the site creates a difficult co nnection to the eas t . Due to these reasons, not requiring stub streets from adjacent properties meets the waiver standards as stated in Article VII.A of the Subdivision Regulations. ~=~ Ooug ~O\E v Project Engineer <S)AWGRAS~_ July 13, 2021 Mike Jeffries, City Planner City of Fairhope 161 North Section St. Fairhope, Alabama 36533 RE: Rockwell Place Review Comments Dear Mike, 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort , AL 36527 202 Government Street, Suite 225, Mobile, AL 36602 P: 251-544-7900 sawgrassllc.com Please find our response to each of the comments provided from your review of Case No. 21.34, Rockwell Place Apartments Planned development. Our response will be in bold Italics below. • The plans do not show stub out streets for future connectivity to adj ace nt parcels as discussed during the pre-application meeting. No st11h streets "re pr<>vilietl or l-fww11 (IS proposed tlevelopme11t is " m11/ti-family ,levelopme11t mu/ 11ot" si11gle-f"mily reside11tial s11hdivisio11. Tlte developme11t will he 1111der mv11ers/1ip of a si11gle e11tity mu/ will he gated wit It all P"rki11g <treas mu/ i11fmstr11c1t1re hei11g privately ow11ed <ts is typical i11 " m11/ti-f"mily project. A waiver to J11c/1 requirement is re,111ested. • Drainage plan and site pfa n s h O \\ different side slopes for the detent ion ponds. Correct all drawings to reflect what is proposed to be constructed. /11terior po11d side slopes (Ire 3: 1. Exterior Pond slide slope are 4: I. Please l·ee slteets 5,/0 mu/ II. • Drainage plan does not indicate any off-site water being treated. Minimal to 110 ojfsite water is entering tlte tleve/opme11ts. Treatment of" offsite water is 1101 required. • Drainage plan does demonstrate the required 80 % TSS removal or list th e LID techniqu es incorporated into the design. Tlte Ponds /,ave hee11 c:011verted to rete11tio11 po11tls i11 order to acltieve 80% TSS removal. • Need comments from Bald\\in County's Engineer and hi s certificate ofrevi e\\ of the drainage plans . Bal<lwi11 County is c11rre11tly reviewing tl,e constructio11 plans for Rockwell Place. E11gi11eeri11g comments """ Certiflc"te of review will be provided (IS soo11 as S"wgr(ISS receives them. • Note that the right turn lane recommended\\ ill be a requirement before final MOP appro val or any required road and /or drainage improvement s by ALDOT. ALDOT Plans "re curre11tly being s11hmittetlfor review, see note on sheet 5. • The individual roads are to remain private and not dedicated to Baldwin County. Please show the ingress/egress width. The site plan shows 24' and the typical road secti on shows 36 ' including the curbing and sidewalk. The Typical section lws been 11pt/(l/etl. The puveme11t widtl, il· 24 • witlt 2' curb um/ 5 • sidewalk, ple"se see sl,eet 3. • Landscape plans need to be revised to comply with the Tree Ordinance. Revised landscape plans attaclled 1,ereto. • How do the greenspace areas conform to Table 4: I in the subdivision regulations? The landscape plans do not show any landscaping besides street trees and perimeter landscaping. TJ,e green space drawing ltas been up,lated and provitled in tlte landscaping plans, Please see sl,eet J site plan and revised /ant/scape plans. • Streetlights cannot exceed 15' pole height. The Street light detail notes "not to exceed 26' in height." Streetligl,ts do not exceed 15 ', see landscape and ligltting plan. • Ensure minimum spacing of 450' between fire hydrants. Hydrant spacing does not exceed 450', please see 11tility plans on slteel 12 anti 13. • Confirm if the proposed buildings are townhomes or apartments. Tlte propose,/ huil,lings are "partments. Sincerely, ~AWGRASS Hunter Simmons City of Fairhope City Planner Fairhope, Alabama 36532 ~ 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527 202 Government Street, Suite 225, Mobile, AL 36602 P: 251-544-7900 sawgrassllc.com RE: Meeting Minutes for Community Meeting, Rockwell Townhomes Dear Mr. Simmons, Sawgrass Consulting, LLC conducted a Community Meeti ng for the Rockwell Town homes on Thursday, May 6t h at 6:00 pm to revi ew and discuss the proposed Rockwell Townhome development. The meeting was help onsite and conducted by Doug Chaffin, Project Engineer. A set of plans was provided that displayed the overall layout, grading and drainage and elevation drawi ngs for the project. Most of the participants were from the adjacent Waters Subdivision located on the west side of Hwy 181 and north of the proposed project. Questions during the meeting included the following: • Traffic -There are concerns about the additional traffic that will be generated by the development. The discussion was traffic movement along HWY 181 and that the new development will be required to leave north from the development w ith no cross over access. Traffic coming into the development will be from the south as no cross over wil l be constructed. • Drainage -General drainage questions were asked. The di scussion was that the drainage pattern from the site flows to the east and away from the Water Subdivision and there will be no drainage impact from the development due to the required detention ponds. • Cost for the Town homes -General inquiries about the cost and if the town homes were for purchase or rent. At the time of the meeting, the Sawgrass personnel did not know the pricing of the townhome units. But did provide reference to the Townhomes at Old Battles Place. The Rockwell Townhomes are being constructed by the same developer and will be managed in the same way. The meeting lasted approximately 1 hour with most of the discuss ion being completed within the first 45 minutes. Business cards were provided with contact information for the engineer, and it was stated to all that attended to call or email if there were any questions pertaining to the development. June 17, 2021 Mr. Doug Chaffin Sawgrass Consulting, LLC 30673 Sgt. E.I Boots Thomas Dr Spanish Fort, AL Dear Mr. Chaffin, Regarding your availability request for the proposed Rockwell Town Homes project located on SR 181 just north of SR 104. Water: Water is available through Fairhope Utilities and will require infrastructure upgrades with an aid to construction requirement. The amount to be determined at a later date by the City. Sincerely, City of Fairhope, AL ngley, Superintendent, Water and Wastewater Department 6 BCSS BALDWIN COUNTY SEWER SERV IC E June 9, 2021 Doug Chaffin, P.E. Project Manager Sawgrass Consu lting P: 251.544 .7900 ext 205 C: 251.423.6373 Re : Rockwell Town homes Dear Mr. Chaffin, c lea n a nd simpl e At your request, this letter is to verify that Baldwin County Sewer Service LLC {BCSS) has the capacity and capabi lity to serve the propose d development at Rockwell Townhomes. Baldwi n County Sewer Service LLC is willing and able to provide sewer service to the above referenced property, subject to applicant paying all fees required for th is service. This development may requ i r e a road bore and/o r a line extension which w i ll be at the developers expe nse . A $50.00 pe r lot revi ew fee wi ll be due to ha ve preconstruction plans reviewed and a $1500.00 impact fee per lo t will need to be paid to Ba ld win County Service LLC before a new subdivision plat is sig ned. This letter is va li d for a period of two yea rs from the date of issue. Thi s letter is not to be used to obta in a bui lding permit. Any development that has not paid the necessary fees before this letter exp ires wi ll ne ed to contact BCSS and request a re - issuan ce of their willing a nd able letter. * A franchise fee may apply in franchise areas. The wastewater wi ll be treated at our Spanish Fort Treatment Pla nt. u •ly, All ~y Baldwin County Sewer Service, LLC (251) 971-3022 a ngela@ baldwincountysewer.com From:Smith, Michael To:Doug Chaffin Cc:Denton, Samantha H. Subject:RE: Rockwell Townhomes SR 181/ SR 104 NE Quad Date:Tuesday, June 15, 2021 9:28:12 AM Attachments:image001.png Good morning Doug, We have reviewed the TIS for this development and overall have found it to be in good order. However, before ALDOT will accept it, we need a revised version with all reference and depictions of a new/ proposed median opening removed from the study. I am fine with the new TIS being submitted with the first permit submittal, but we must receive this document to become part of the approved permit materials. Let me know if there are any questions. Thank you. Michael SmithArea Permit Mngr.Office: 251- 470- 8273Cell: 251 - 331 - 0104 From: Smith, Michael Sent: Monday, May 24, 2021 10:42 AM To: Doug Chaffin <dchaffin@sawgrassllc.com> Cc: Denton, Samantha H. <dentons@dot.state.al.us> Subject: RE: Rockwell Townhomes Doug, We will add this TIS to the queue for review. You are correct, the only median crossovers are located at the ALDOT project planned locations, additional crossovers in between will not be permitted. Once reviewed, we will issue any comments to be addressed. Also, for the plan set you are preparing, be sure that you have the full development site grading/ drainage sheets, platted lots, etc. for review. Michael SmithArea Permit Mngr.Office: 251- 470- 8273Cell: 251 - 331 - 0104 From: Doug Chaffin <dchaffin@sawgrassllc.com> Sent: Monday, May 24, 2021 10:36 AM To: Smith, Michael <smithmi@dot.state.al.us> Subject: Rockwell Townhomes Michael, I think that this project was discussed a while back but we are submitting the plans to City of Fairhope for review. We have the traffic study and are showing a right turn decel lane for the project. No cut through is shown. I was told that ALDOT would not approve of a cut through. We are working on the ALDOT permit drawings now but wanted to pass along the traffic study and give you a heads up that the permit was coming. Doug Chaffin, P.E. Project Manager Sawgrass Consulting P: 251.544.7900 ext 205 C: 251.423.6373 CAUTION: This message has been sent to you by someone outside your organization. Do not open any attachments if you do not trust the sender. WGRASS 30673 Sgt. 1E. It. "Boots" Thom s Driive 202: Government Stree ,t;, Sui~e 225 Sp· ni sh Fo , ·, Pl. 36527 Mo . ii , AL 36602 251-544-79001 MEMORANDUM OF TRANSMITTAL Date: _..ccb__./4'----=-B __.._/cl-"--"-f __ To: Fairhope Planning Commission Pac• 9 of 10 Applicant certifies that submittals have been made for the following identified extra-territorial development to the Baldwin County Engineer and the County Planning Officer as evidenced by the certificate affixed below: Name of Subdivision: [acl we lt p i c;.._,e T ow ll\, ko vtl\. <? .5 Signature of Applicant: !)~ d~ ---------------------------------~-9------------------------------------------· I, the undersigned, hereby acknowledge receipt of plat and/ or plans for the proposed development named above. (Signature on this acknowledgement shall not constitute any approval of su h l hatsoever.) Received: b/1 q, / ri.-0 }t --:i-~~-+r~------- Date ngineer / Planner ~Air \:)w I W Co . ~ iAIJWltvG i& l£'Nli0 {;2 6/17/2021 Zoning Verification Request.htm file:///C:/Users/dchaffin/Downloads/Zoning Verification Request.htm 1/1 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 ZONING VERIFICATION REQUEST Case #: ZV21-000209 This zoning verification is for informational purposes only. Specific uses for the zoning classification should be verified through the Baldwin County Zoning Ordinance and associated maps or through consultation with the Planning and Zoning staff. Applicant Name: Doug Chaffin Address: 48 General Canby Drive, None Spanish Fort AL 36527 Business Name: Sawgrass Consulting Business Address: 30673 SGT EI BOOTS THOMAS DRIVE Spanish Fort AL 36527 Site Information Parcel ID Number: 05-46-01-02-0-000-001.503 Physical Address (E-911): , AL Project Information Applicant's Description of Proposed Use: 206 Unit Townhome development Staff Review City Limits: Unincorporated Baldwin County Extra Terratorial Jurisdiction (ETJ): City of Fairhope Building Permit Jurisdiction: City of Fairhope Zoning Status: Un-Zoned Planning District: 14: County zoning has not been instituted Zoning Classification: Fire District: N/A - Except for Location Verification for Liquor License Verification Status: Completed Date of Verification: 06/17/2021 Planner's Comments: Unzone Planning District 14 Not Governed by the Baldwin County Zoning Ordinance. Reviewed By: Crystal Bates, Planning Technician SECTION STPOLO RIDGE BLVDDAIRY RDRAINTREE RDBEAVERCREEKDR PANDION RDGS ADDLEWOODLNHITCHING P OSTCIRBURWICKLOO PSTILLWO ODLNWASP PLJERRYJOHNSONLN W I LLO W BRI DGE DR City of FairhopePlanning Commission August 2, 2021 ¯POLORIDGE BL V D HITCHINGPOSTCIRWILLOWBRIDGEDRSD 21.35 - Point Clear Creek Estates Legend COF Planning Jurisdiction ¯ ¯ ^ Project Name:Point Clear Creek EstatesSite Data:3.09 acresProject Type:3-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:46610General Location:South of the intersection of Polo Ridge Blvd. and Willow Bridge Dr. Surveyor of Record:Seth MooreEngineer of Record: Owner / Developer:Criag Miller - Craig Homes IncSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Samara Walley Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type: D Village Subdivision D Preliminary Plat ~ Minor Subdivision D Informal (No Fee) 0 Final Plat D Multiple Occupancy Project Attachments: D Articles of Incorporation or List all associated investors Date of Application: ________ _ Property Owner / Leaseholder Information Name of Property Owner: CRAIG HOMES INC Phone Number: 7149251-7149 Address of Property Owner: _,_P_,_.O=-..,..... B=O=X"-'6,,,_7,....,6"------------------- City: POINT CLEAR State: ALABAMA Zip: 36564 Proposed Subdivision Name: POINT CLEAR CREEK ESTATES No. Acres in Plat: ~3~.0~9_+_,_/_-_______ No. Lots/Units: 3 Parcel No: Current Zoning: RSE-1 PROPOSED Authorized Agent Information Plat must lw sign('d by ,he property owuer bt'lor<' acceptanct> by the City of Fairtopc Name of Authorized Agent: SETH MOORE Phone Number: 251-928-6777 Address: 555 NORTH SECTION ST City: FAIRHOPE State: AL Zip: _3..,_6,_5...,3 ..... 2--- Contact Person: SETH MOORE Surveyor/ Engineer Information Name of Firm: MOORE SURVEYING Phone Number: 251-928-6777 Address: 555 N SECTION ST City: FAIRHOPE State: AL Zip: ~3'--=6=5=-32=---- Contact Person: SETH MOORE 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 autho~:~e TMr:::tive shall sign thl,_a_p_p_li_ca-t-io,_n.._~ ___ , ________ _ Property Owner /Leaseholder Printed Name Signb )-> Y--> / Date Fairhope Single Tax Corp. (If Applicable) 1 SD 21.35 Point Clear Creek Estates Subdivision – August 2, 2021 Summary of Request: Public hearing to consider the request of Craig Homes Inc for plat approve of Point Clear Creek Estates, a 3-lot minor subdivision. The property is approximately 3.09 acres and is located south of the intersection of Polo Ridge Blvd. and Willow Bridge Dr. Comments: The subject property is in Fairhope’s Extra Territorial Jurisdiction and therefore must follow Fairhope’s Subdivision Regulations. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. The preliminary plat illustrates sidewalks in the right-of-way along Polo Ridge Boulevard. This is a County right- of-way. The applicant has not submitted any documentation from the County approving the placement of the sidewalks in the right-of-way. Additionally, the applicant submitted documentation requesting to build the sidewalks before the plat is signed to avoid the need to repair them after future residential construction. Aerial images do not indicate sidewalks in the nearby vicinity along Polo Ridge Boulevard. Staff does not support this request and would rather suggest a sidewalk easement in lieu of the placement of a sidewalk. The proposed subdivision does not include the building of any additional 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. Water, sewer, and gas is available through the City of Fairhope. Riviera Utilities will provide electrical service. The plat illustrates the 3-lot subdivision on Polo Ridge Drive. A 35’ minimum building setback line is illustrated on the plat along Polo Ridge Drive. Drainage and utility easements are illustrated as well. The topographic and pedestrian plan illustrates a proposed sidewalk r C A.Jo.ff SHIIU. EE 'SIJINTTED '1 Jtl) SH.._L tEI1 Of! EitUED ,rrv t;F FARQ=[ t'.HD ~~~ W,H4~ f'todlOINTii PER ,l,. PQlt'T t l[_.t,R !lAl!I.£!; tor ,ea W T Ol PO tH Of EEC-ftN; •J.1.,9,. 2 SD 21.35 Point Clear Creek Estates Subdivision – August 2, 2021 to be located in the Right of Way. Additionally, there are fire hydrants illustrated on the plat across for the subject property on Willowbridge Drive. The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Not applicable c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends APPROVAL of SD 21.35 Point Clear Creek Estates Subdivision subject to the following conditions: 1. Revision of the plat to illustrate a sidewalk easement along Polo Ridge Boulevard. /05504$"-& r '- OWNER S CERTIFICATE OF ACCEPTANCE: ST ATE OF ALABAMA) COUNTY OF BALDWIN) This is to certify that, CRAIG HOMES INC. AND COWPEN HOLDINGS LLC the undersigned do hereby certify that We are the Owners of the within platted and described lands and that We have caused the same to be surveyed and subdivided as indicated hereon, for the uses and purposes herein set forth and do hereby acknowledge and adopt the same under the design and title heron indicated, and grant all easements and dedicate all Streets, to the public or private uses as noted on this plat. COWPEN HOLDINGS LLC AS ITS: CRAIG HOMES INC. AS ITS: NOT ARY PUBLIC: STATE OF ALABAMA) BALDWIN COUNTY ) Date Date -------~---~ a Notary Public, in and for said State and County, do hereby certify that the above name/s signed to the within OWNERS ACCEPT ANGE and who are known to me, that they voluntarily executed said ACCEPTANCE on this date. Given under my hand and seal this the ___ day of ______ 20_ Notary Public -Baldwin County, Alabama My Commission Expires: __________ _ TELEPHONE COMPANY CERTIFICATE: The undersigned, as authorized by--~~~-,-.,,.. hereby approves the within plat for the recording of same in the Office of the Judge of Probate, Baldwin County, Alabama, this the ___ day of _____ 20_ Authorized representative CERTIFICATE OF APPROVAL OF UTILITIES BY CITY OF FAIRHOPE for GAS, & WATER: The undersigned, as authorized by The City of Fairhope, hereby approves the within plot for the recording of same in the Office of the Judge of Probate,Baldwin County, Alabama, this the __ day of ______ 20_ Authorized Representative GAS Authorized Representative WATER Authorized Representative SEWER CERTIFICATE OF APPROVAL OF UTILITES BY RIVIERA UTILITIES: The undersigned, as authorized by The BOARD RIVIERA UTILITIES, hereby approves the within plot for the recording of same in the Office of the Judge of Probate, Baldwin County, Alaboma, this the __ day of ______ 20_ Authorized representative CERTIFICATE OF APPROVAL BY THE CITY OF DAPHNE PLANNING COMMISSION AND AUTHORIZATION FOR RECORDING: ~:~tt~t~~1d';i~\ City of Daphne) I, the undersigned certify that the Subdivision Plat shown hereon has been found to comply with the Daphne Land Use and Development Ordinance with the exception c~~~i~si~~i~~e~ri:te°nny~p~~ ~~id npl~~d a~d tthatM\tu~~~ bfee~hA:~Rno1rb for the Recording in the Judge of Probates Office, Baldwin County, Alobama. Dated this the __ day of _____ 20_ Planning Commission Chairman or Authorized Representative 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 Baldwin County, Alabama, this the ___ day of 20_ County Engineer DRAINAGE NOTES: A BEST MANAGEMENT PRACTICE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIRHOPE AND ALABAMA DEPARTMENT ENVIRONMENTAL MANAGEMENT REQUIREMENTS AS PER THE 2016 HANDBOOK (ADEM). A DRAINAGE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIRHOPE ORDINANCES AND BALDWIN COUNTY. 0' 50' Graphic Scale 100' 1" = 50' 05-46-09-3 1-0-000-058.000 PIN: 69014 WEEKS BAY FOUNDATION INC 11401 US HWY 98 FAIRHOPE AL 36532 150' POINT CLEAR ST ABLES 05-46-09-31-0-000-059.000 PIN: 22394 ROGERS, ANITA JOHNSON 136 VIVIAN LOOP FAIRHOPE AL 36532 CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR: The undersigned, as Director of the Baldwin County Plaming and Zoming Department, hereby approves the within plat for the recording of same in the Judge of Probates Office, Baldwin County, Alabama, on this the __ day of _____ 20_ Planning Director Commencing at a Concrete Monument known as the "cement Post on the Grand Hotel Survey"at the Northeast corner of Lot 58 Point Clear Stables, Phase One. LOT 60 LOT 61 05-46-09-31-0-000-004.002 PIN: 242874 PIECZYNSKI, JAMES & MARY 17662 HITCHINGPOST CIR FAIRHOPE AL 36532 LOT 62 05-46-09-31-0-000-060.000 PIN: 9042 TOMLINSON, MICHAEL DEAN P O BOX 1231 POINT CLEAR AL 36564 h~ MOORE SURVEYING, INC. Parcel Number: 05-46-09-31-0-000-004.000 PIN: 46610 OWNER / DEVELOPER COWPEN HOLDINGS LLC PROFESSIONAL LAND SURVEYING CRAIG HOMES INC P.O. BOX 676 555 NORTH SECTION STREET. POINT CLEAR. AL 36564 FAIRHOPE, ALABAMA 36532 PHONE (251) 928 -6777 Email mooresurveying@bellsouth.net 10.0' POINT OF BEGINNING SITE DATA: Jucge of Probate Stame 1. Total Number of Lots 3, Project Size 3.09+/-Acres Smallest Lot Size 40,816 Square Feet Largest Lot Size 48,492 Square Feet 2. The Lots ore served by AT & T Communications (BELLSOUTH) -Telephone, ~/~Jer~f ~a~~~~~ Water, Gas, Sewer 3. Property lies Outside the City of Fairhope. 4. Property is Not Zoned District 19 (to be Zoned RSF-1). Building Setbacks FRONT 35 Feet REAR 35 Feet SIDE 10 Feet Unless Otherwise Noted Hereon. NO NEW Streets or Utility Lines this Project at this time. Easements are as shown hereon. FLOOD CERTIFICATE: I also state that I hove examined the current FIA Official ~~ie~ ~~~b:r ~1s/i:t(01n~3io6!t M~ 15000' and found referenced lot above lies in Flood Zone X, Map Doted April 19, 2019. BSL -Building Setback Line CURVE INFORMATION: R -370.89' Arc = 333.78' T -179.15' Ch -322.63' CH BRG -S 65° 31' 00" W LEGAL DESCRIPTION: VICINITY SLRVEYORS NOTES: 1 Al meosurements were made in accordanc e with U.S. Standards. Dn cription as furnished by C~ent. There may be Recorded or Unrecorded Deeds, f~;~:f~• ~~ehit~~-;w~~~d~i,:',!-h~; :;,;r,p~~~ties. 4 T MAP 6 The Bosis of Bearings for ·this SLll"~ey are Bosed on Grid North os established by G. P. S. Real Tlme Network R. T. IC, referenced to NAO 1983, Alabama West Zone. 7 There was NO attempt made to locate any Envirarmental issues such aG but not limited to Wet Lands, Fuel Tonks, etc. 6 Owner f.tust Verify Wetlands Location if Shown on Survey withthepr-operauthoritiesbeforeonyconstructionis to be started. 9 RefertoRecordedDeeds,Plats,RestrictiveCovenants 10 ~!oso;~~~i~!ioit t~!~~~I~~e are exterior dimensions andarenottobeusedforcalculatingsquarefootage ty. 15 This Survey is Valid for-30 days from the date of survey ~~slt~;~T 1JL1;~~~=;jlll"°d.~~~~i~i~r i]:eYlitten 16. This Survey is ba&ed upon ex~tJng manumentatlon fou:id oshereonstatesanddoest10tpurporttorepresento retracement of the Goverrvr,ent Survey. COMMENCE AT A CONCRETE MONUMENT, KNOWN AS THE "CEMENT POST ON THE GRAND HOTEL SURVEY" AT THE NORTHEAST CORNER OF LOT 58, POINT CLEAR STABLES, PHASE ONE, AS RECORDED ON SLIDE Fl.E 2035-C & D, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA, THENCE RUN SOUTH 00 DEGREES 05 MINUTES 01 SECONDS WEST, A DISTANCE OF 466 92 FEET TO AN IRON PIN MARKER ON THE SOUTH MARGIN OF POLO RIDGE BLVD. FOR THE POINT OF BEGINNING, RUN THENCE NORTH 89 DEGREES 25 MINUTES 56 SECONDS WEST, ALONG SAID SOUTH MARGIN, A DISTANCE OF 105.24 FEET TO AN IRON PIN MARKER, THE POINT OF CURVE OF A CURVE TO THE LEFT AN ARC DISTINCE OF 333.78 FEET, HAVING A RADIUS OF 370.89 FEET AND A CHORD BEARING OF SOUTH 65 DEGREES 31 MINUTES 00 SECONDS WEST, CHORD DISTANCE OF 322.63 FEET; THENCE RUN SOUTHWESTWARDLY, ALONG THE ARC OF SAID CURVE, A DISTANCE OF 333.78 FEET TO AN IRON PIN MARKER, THE POINT OF TANGENT THEREOF, THENCE RUN SOUTH 39 DEGREES 44 MINUTES 08 SECONDS WEST, A DIST ANGE OF 40.43 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 89 DEGREES 39 MINUTES 58 SECONDS EAST, A DISTANCE OF 6.84 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 00 DEGREES 02 MINUTES 46 SECONDS WEST, A DISTANCE OF 167.08 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 83 DEGREES 16 MINUTES 29 SECONDS EAST, A DISTANCE OF 419.91 FEET TO AN IRON PIN MARKER, THENCE RUN NORTH 00 DEGREES 08 MINUTES 46 SECONDS EAST, A DISTANCE OF 380 08 FEET TO THE POINT OF BEGINNING. LYING AND BEING IN THE NORTHEAST QUARTER OF SECTION 3!, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY ALABAMA, AND CONTAINING 3.09 ACRES, MORE OR LESS 05-46-09-31-0-000-062.002 PIN: 100641 TOMLINSON, MICHAEL DEAN P O BOX 1231 POINT CLEAR AL 36564 P.P.•PowerPol, CL • Centerline UG • lklder ro r.d REC • R.cord MSD • Measured AL -"ale, .......... FC • Fence Corner R•RodiuB 2 :~ : ~~=th BM • Bench Mark LEV • l!lvalion FRBC • Fou,d Re-bar & Ca Fl' -Fnund or, Pin SP• Set Ro-bar&: r-~ JOB NO. DATE FIELD WORK DATE DRAWN BY SCALE REVISIONS 2021 I, Seth W. Moore, a Licensed Professional Land Surveyor, hereby state that all parts of this survey and drawing have been completed in accordance with the requirements by the Standards of Practice for Land Surveying in the State of Alabama to the best of my Knowledge, information and belief, this is a true and correct map. All according to my survey made this the ___ day of ---~ 2021. I also state that this drawing and or certification does not reflect any title or easement research, other than what is visible on the ground or provided by the clients at time of survey. Seth W. Moore, P.L.S. Alo. Reg. No. 16671 POINT CLEAR CREEK ESTATES 4/17/2021 A RESIDENTIAL SUBDIVISION swm 1" -50' "I ,, /05504$"-& OWNER S CERTIFICATE OF ACCEPTANCE: STATE OF ALABAMA) COUNTY OF BALDWIN) This is to certify that, CRAIG HOMES INC. AND COWPEN HOLDINGS LLC the undersigned do hereby certify that We are the Owners of the within platted and described lands and that We have caused the some to be surveyed and subdivided as indicated hereon, for the uses and purposes herein set forth and do hereby acknowledge and adopt the same under the design and title heron indicated, and grant all easements and dedicate all Streets, to the public or private uses as noted on this plat. COWPEN HOLDINGS LLC AS ITS: CRAIG HOMES INC. AS ITS: NOT ARY PUBLIC: STA TE OF ALABAMA) BALDWIN COUNTY ) Date Date -----------~ a Notary Public, in and for said State and County, do hereby certify that the above name/s signed to the within OWNERS ACCEPT ANGE and who are known to me, that they voluntarily executed said ACCEPTANCE on this date. Given under my hand and seal this the ___ day of ______ 20_. Notary Public -Baldwin County, Alabama My Commission Expires: _________ _ TELEPHONE COMPANY CERTIFICATE: The undersigned, as authorized by -~~~=-~ hereby approves the within plat for the recording of same in the Office of the Judge of Probate, Baldwin CoL.nty, Alabama, this the ___ day of _____ 20_ Authorized representative CERTIFICATE OF APPROVAL OF UTILITIES BY CITY OF FAIRHOPE for GAS, & WATER: The undersigned, as authorized by The City af Fairhope, ~nert:/ Qftf~~v~f t~: J}~~~ t□~/ibat~Bald~~d~~int;, sA~bama, this the __ day of ______ 20_ Authorized Representative GAS Authorized Representative WATER Authorized Representative SEWER CERTIFICATE OF APPROVAL OF UTILITIES BY RIVIERA UTlJTIES: The undersigned, as authorized by The BOARD RIVIERA UTILITIES, hereby approves the within plat for the recording of some in the Office of the Judge of Probate, Baldwin County, Alabama, this the __ day of ______ 20_ Authorized representative CERTIFICATE OF APPROVAL BY THE CITY OF DAPHNE PLANNING COMMISSION AND AUTHORIZATION FOR RECORDING: ~~~~ty 0 ~/~~1d';i~\ City of Daphne) Oated this the __ day af _____ 20_ Planning Commission Choirmon or Authorized Representative CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER; The undersigned, as County Engineer of Baldwin County, Alobamo, hereby approves the within plat for the recording of same in the Probate Office of Baldwin County, Alabamo, this the ___ day of _____ 20_ County Engineer DRAINAGE NOTES: A BEST MANAGEMENT PRACTICE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIR HOPE AND ALABAMA DEPARTMENT ENVIRONMENTAL MANAGEMENT REQUIREMENTS AS PER THE 20 16 HANDBOOK (ADEM). A DRAINAGE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIRHOPE ORDINANCES AND BALDWIN COUNTY. 0' 50' 100' 1" = 50' 150' Graphic Scale 05-46-09-J 1-0-000-058.000 PIN: 69014 WEEKS BAY FOUNDATION INC 11401 US HWY 98 FAIRHOPE AL 36532 CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR: on this the __ day af _____ 20_ POINT CLEAR ST ABLES 05-46-09-31-0-000-059.000 PIN: 22394 ROGERS, ANITA JOHNSON 136 VIVIAN LOOP FAIRHOPE AL 36532 Commencing at a Concrete Monument known as the "cement Post on the Grand Hotel Survey"at the Northeast corner of Lot 58 Point Clear Stables, Phase One. 45, 23 sq.I 1.0 6 ere 419.97• LOT 60 LOT 61 05-46-09-31-0-000-004.002 PIN: 242874 PIECZYNSKI, JAMES & MARY 17662 HITCHINGPOST CIR F Al RH OPE AL 36532 LOT 62 48,49 s .It. 1.113 ac es 05-46-09-31-0-000-060.000 PIN: 9042 TOMLINSON, MICHAEL DEAN P O BOX 1231 POINT CLEAR AL 36564 "' .,_ "' 0 6 0 z SITE DATA: Jucge of Probate Stame 1. Total Number of Lots 3, Project Size 3.09+/-Acres Smollest Lot Size 40,816 Square Feet Largest Lot Size 48,492 Square Feet 2. The Lots □re served by AT & T Communications (BELLSOUTH) - T eleph □ne, ~/~Jer~f ~ a~~~~~ Water, Gos, Sewer 3. Property lies Outside the City of Fairhope. 4. Property is Not Zoned District 19 (to be Zoned RSF-1). Building Setbacks FRONT 35 Feet REAR 35 Feet SIDE 10 Feet Unless Otherwise Noted Hereon. NO NEW Streets or Utility Lines this Project at this time. Easements are as shown hereon. FLOOO CERTFICATE: I also state that I have examined the current FIA Official ~~i:i ~~~b~r ~156 c~t(01n~3~Q6lr M~15000' and found referenced lot above lies in Flood Zone X, Map Dated April 19, 2019. BSL -Building Setback Line VICINITY SURVEYORS NOTES: 1 Al measurements were made in accordonce wilhU.S.Slandords. DescriplionasfurnishedbyClienl. There may be Recorded or Unrecorded Deeds, fi:f~~t,;'• ~?~t~~~..,.~~d':,'ri;';~; :;~~~ties. 4 ~~~l~wa~ ~t~~t~f~n7 £i~:~~1~!hie;f;!~nce, suchosS11pticTonks,Und11rgrouridUtilities,Footings,etc. 5 Bearings orid Dlstonces shown hereon were "Computed~ from actuol field traverses. MAP 6 TheBosisafBeoringsforthisSLJrveyoreBosedonGridNorthasestablishedby G. P. S. Real Time Network R. T. K., referenced to NAD 1983, Aloboma West Zone. 7 There was NO attempt made ta locate any Environmental issues such oa but not limited to Wet Lands, Fuel Tanks, etc. 8 Owner ~ust Verify Wetlands Location if Shown on Survey withtheproperauthoritiesbeforeanyconstructionis to be started. 9 RefertoRecordedDeeds,Plots,ReslrictiveCovenonts 10 ~!as~.{m~~~!io:;~ t~!~~i~~:1,;,e ore exterior dimensions and ore not to be used for cdculoting squore footage of Residence. 1J [!~~" 2;~:~es11~ct~J~~: \~e b~---~~!"~E~~ ~~p:~r CURVE INFORMATION: 13 14 R -370.89' Arc = 333. 78' T -179.15' Ch -322.63' CH BRG -S 65° 31' OD" W CONTOURS ARE FROM THE BALDWIN COUNTY GIS MAP. LEGAL DESCRIPTION: COMMENCE AT A CONCRETE MONUMENT, KNOWN AS THE "CEMENT POST ON THE GRAND HOTEL SURVEY" AT THE NORTHEAST CORNER OF LOT 58, POINT CLEAR STABLES, PHASE ONE, AS RECORDEO ON SLIDE FILE 2035-C & D, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA, THENCE RUN SOUTH 00 DEGREES 05 MINUTES 01 SECONDS WEST, A DISTANCE OF 466 92 FEET TO AN IRON PIN MARKER ON THE SOUTH MARGIN OF POLO RIDGE BLVD. FOR THE POINT OF BEGINNING, RUN THENCE NORTH 89 DEGREES 25 MINUTES 56 SECONDS WEST, ALONG SAID SOUTH MARGIN, A DISTANCE OF 105.24 FEET TO AN IRON PIN MARKER, THE POINT OF CURVE OF A CURVE TO THE LEFT AN ARC DISTINCE OF 333.78 FEET, HAVING A RADIUS OF 370.89 FEET AND A CHORD BEARING OF SOUTH 65 DEGREES 31 MINUTES 00 SECONDS WEST, CHORD DISTANCE OF 322.63 FEET; THENCE RUN SOUTHWESTWARDLY, ALONG THE ARC OF SAID CURVE, A DISTANCE OF 333.78 FEET TO AN IRON PIN MARKER, THE POINT OF TANGENT THEREOF, THENCE RUN SOUTH 39 DEGREES 44 MINUTES 08 SECONDS WEST, A DISTANCE OF 40.43 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 89 DEGREES 39 MINUTES 58 SECONDS EAST, A DISTANCE OF 6.84 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 00 DEGREES 02 MINUTES 46 SECONDS WEST, A DISTANCE OF 167.08 FEET TO AN IRON PIN MARKER, THENCE RUN SOUTH 83 DEGREES 16 MINUTES 29 SECONDS EAST, A DISTANCE OF 419.91 FEET TO AN IRON PIN MARKER, THENCE RUN NORTH 00 DEGREES 08 MINUTES 46 SECONDS EAST, A DIST ANGE OF 380 08 FEET TO THE POINT OF BEGINNING. LYING AND BEING IN THE NORTHEAST QUARTER OF SECTION 3!, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY ALABAMA, AND CONTAINING 3.09 ACRES, MORE OR LESS 05-4 6-09-31-0-000-062.002 PIN: 100641 TOMLINSON, MICHAEL DEAN P O BOX 1231 POINT CLEAR AL 36564 I, Seth W. Moore, o Licensed Professional Land Surveyor, hereby state that all parts of this survey ond drawing have been completed in accordance with the requirements by the Standards of Practice for Land Surveying in the State of Alabama to the best of my Knowledge, information and belief, this is a true and correct map. All according to my survey made this the ___ day of ---~ 2021. I also state that this drawing and or certification does not reflect any title or easement research, other than what is visible on the ground or provided by the clients at time of survey. TOPOGRAPHIC & PEDESTRIAN CIRCULATION PLAN Seth W. Moore, P.L.S. Ala. Reg. No. 16671 Planning Director Parcel Number: 05-46-09-31-0-000-004.000 PIN: 46610 OWNER / DEVELOPER COWPEN HOLDINGS LLC CRAIG HOMES INC P.O. BOX 676 POINT CLEAR, AL 36564 MOORE SURVEYING, INC. PROFESSION AL LAND SURVEYING 555 NORTH SECTION STREET, FAIRHOPE, ALABAMA 36532 PHONE (251) 928 -6777 Email mooresurveying@bellsouth.net P.P. -Power Pole CL•Centcrline UG -lkider rourld REC -R.cor-d FC •FenceCor-ner 1:1:::iR •Rcdiua FIF' -F SF -Set R,-bcr & Co JOB NO. DATE FIELD WORK DATE SCALE 2021 4/17/2021 swm 1" -50' POINT CLEAR CREEK EST A TES A RESIDENTIAL SUBDIVISION TOPOGRAPHIC MAP July 13, 2021 Fairhope Planning Commission Fairhope, Alabama To whom it may concern: We are asking for a variance from the Sidewalk requirement requiring sidewalks to be built before the plat is to be signed. The owners would like to build the sidewalks as they build the residences instead of building them then repairing them after residential construction. They plan to build on the lots just as soon as the plat is recorded and Building Permits can issued. Th.·an~(t f~ all ;our help with this. W~1~ by Seth Moore 7,orized Agent 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 ZONING VERIFICATION REQUEST Case #: ZV21-000174 This zoning verification is for informational purposes only. Specific uses for the zoning classification should be verified through the Baldwin County Zoning Ordinance and associated maps or through consultation with the Planning and Zoning staff. Applicant Name: SETH MOORE Address: 559 n section st Fairhope AL 36532 Business Name: Moore Surveying Business Address: 555 N Section St Fairhope Al 36532 Site Information Parcel ID Number: 05-46-09-31-0-000-004.000 Physical Address (E-911): 6795 POLO RIDGE BLVD FAIRHOPE, AL 36532 Project Information Applicant's Description of Proposed Use: Residential Staff Review City Limits: Unincorporated Baldwin County Extra Terratorial Jurisdiction (ETJ): City of Fairhope Building Permit Jurisdiction: City of Fairhope Zoning Status: Un-Zoned Planning District: 19: Abolished by action of the BCC Zoning Classification: Fire District: N/A - Except for Location Verification for Liquor License Verification Status: Completed Date of Verification: 05/25/2021 Planner's Comments: The proposed District 19 Zoning Map has not been approved yet. Reviewed By: Brenda Brock, Administrative Support Specialist Firefox file:///C:/Users/Seth/AppData/Local/Temp/Zoning Verification Request-2.htm 1 of 2 5/25/2021, 2:04 PM Firefox file:///C:/Users/Seth/AppData/Local/Temp/Zoning Verification Request-2.htm 2 of 2 5/25/2021, 2:04 PM Page 9 of 10 MEMORANDUM OF TRANSMITTAL To: Fairhope Planning Commission Applicant certifies that submittals have been made for the following identified extra-territorial development to the Baldwin County Engineer and the County Planning Officer as evidenced by the certificate affixed below: Name of Subdivision: POINT CLEAR CREEK ESTATES Signature of Applicant: I, the undersigned, hereby acknowledge receipt of plat and/ or plans for the proposed development named above. (Signature on this acknowledgement shall not constitute any approval of such plans whatsoever. Received: '5 b:}) 2...) • • ---~~~"'-=-=---t-_.__-..!-__ ---=-- D ate RECE,IVED Civil Engineering & Surveying FIRE FLOW TEST REPORT Project: Polo Ridge Boulevard Engineer: Larry Smith Date: 6/10/2021 Time: 9:00 AM FLOW HYDRANT Hydrant Location: Polo Ridge Blvd. -600' SW of Point Clear Stables Size ofWatermain, In.: 8 Material: PVC Pitot, PSI: 52 Observed Flow, GPM: 1,215 QR, Calculated Fire Flow @20 PSI: 2,313 TEST HYDRANT (RESIDUAL) Hydrant Location: Polo Ridge Blvd. -Point Clear Stables Entrance Size of W atermain, In.: 8 Static PSI: 76 QF = Total test flow HR = Static Pressure minus 20 psi HF Static Pressure minus Residual Pressure QR = Qf X (HR / HF)°54 Where: QR= Rated Capacity at 20 psi (in GPM) Material: PVC Residual: 59 1,215 56 17 2,313 GPM Page 10 of 10 RECEIVED BY: CERTIFICATION OF PROPERTY OWNER NOTIFICATION LIST As Required by the City of Fairhope Hearings on Subdivision plat applications require notification to all property owners adjacent to the proposed subdivision. This list must be the most current property owners' records available from the Baldwin County Revenue Office. By signing below, I C,v~ fr-.-! K f,--, (applicant) do hereby certify that the property owner list atta ed to this application was obtained from the Baldwin County Revenue Office and is a complete list of all real property owners/lessees adjacent to the property submitted from Subdivision approval. J_ ~ ~ <("--a-y_')..f Signature -00\pplicant or Authorized Agent Date of Application ADJACENT PROPERTY OWNERS LIST FOR POINT CLEAR CREEK ESTATES 05-46-09-31-0-000-004. 00 2 PIN: 242874 PIECZYNSKI, JAMES & MARY 17662 HITCHINGPOST CIR FAIRHOPE AL 36532 05-46-09-31-0-000-001.007 PIN: 385607 TEACHERS RETIREMENT SYSTEM OF ALABAMA C/O DR DAVID G BRONNER MONTGOMERY AL 36104 05-46-09-31-0-000-008.000 PIN: 25305 LAY, MARTHA ANN PO BOX 342 POINT CLEAR AL 36564 05-46-09-31-0-000-062.002 PIN: 100641 TOMLINSON, MICHAEL DEAN PO BOX 1231 POINT CLEAR AL 36564 05-46-09-31-0-000-060.000 PIN: 9042 TOMLINSON, MICHAEL DEAN PO BOX 1231 POINT CLEAR AL 36564 05-46-09-31-0-000-059.000 PIN: 22394 ROGERS, ANITA JOHNSON 136 VIVIAN LOOP FAIRHOPE AL 36532 05-46-09-31-0-000-058.000 PIN: 69014 WEEKS BAY FOUNDATION INC 11401 US HWY 98 FAIRHOPE AL 36532 05-46-09-31-0-000-004.012 PIN: 242884 CLEAR STABLES PROPERTY OWNERS ASSOCIATIO PO BOX 176 POINT CLEAR AL 36564 RECEIVED CITY OF FAIRHOPE PLANNING AND BUILDING DEPARTMENT AGENT AUTHORIZATION FORM I/we understand that the agent representation may include but may not be limited to decisions relating to, status, conditions, or withdrawal of this application. In understanding this, I/we release the City of Fairhope from any liability resulting from actions made on my/ our behalf by the authorized agent and representative. *NOTE: All correspondence will be sent to the authorized agent I representative. It will be the representative's responsibility to keep the owner(s) adequately informed as to the status of the application. PROPERTY OWNER(S) M1Uc,~ 1)t1,,1:_s !Ne / Cow fe,✓ 1,J~{N;s.. Name(s) printed I f:4? ~>:: ?:=2h City/State Z~! 7,sJ 7J'f '7 Phone ~ ~ Signature(s) AUTHORIZED AGENT Sc:ru Nlo,c,2-15 Name(s) printed , ( s~---N 5bc__.n oN" s ;- City/State i...:::. Phone Fax# Date Date OWNERS/ INVESTORS OF COWPEN HOLDINGS LLC WEBB H. RADCLIFF WEBS. RADCLIFF ROBERT H. RADCLIFF Ill OWNERS/ INVESTORS OF CRAIG HOMES INC MICHAEL CRAIG MILLER R.:ccr-"!--\TED :?/3)-928-2136 June 17, 2021 Moore Surveying Inc. Mr. Seth Moore PLS 555 N. Section St. Fairhope, AL Dear Mr. Moore, Regarding your availability request for proposed project at Point Clear Creek Estates. Gas: Gas is available through the City of Fairhope. Water: Is available through the City of Fairhope. Sewer: Is available through the City of Fairhope. Both could require line extension, hydrant installation, and or additional manholes at owner expense Electric: Is not available through the City of Fairhope. Sincerely, City of Fairhope, AL Jason Langley, Superintendent, Water and Wastewater Department ~L~ Terry Holman, Superintendent, Gas Department ~~ JUBILEETRDYER RDGREENO RD NTULIPTERMYRTLE STEZELL LNEVER GREENSTVOLANTA AV LIVE OAK AV YUPON AV HOYLE AV LI LL IA N CIRGLENHARD I E DRHOLLY D R AUDUBO NPLVOLANTA AV GREENO RD HOL L Y D R INGLESIDE STMYRTLE STDYER RDSARGETURNER RDGREENWOOD AV OLIVE AV SARGETURNER RDBISHOP RDMAPLESTCEDAR AV JUBILEETRCity of FairhopePlanning Commission August 2, 2021 ¯GREENO RD NHOYLE AV DYER RD VOLANTA AV AUDUBON PLSD 21.37 - The Reserve at Fairhope Legend bc_base.GIS1.bc_base_GIS1_Planimetric_centerlines_96 COF Corp. Limits B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-4 - Low Density Multi-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:The Reserve at FairhopeSite Data:16.6 acres +/-Project Type:169-unit Multiple Occupancy Project (MOP)Jurisdiction:Fairhope Planning JurisdictionZoning District:Planned Unit DevelopmentPPIN Number(s):386193 and 386197General Location:West side of HWY 98 between Volanta Avenue and Dyer Road.Surveyor of Record:Smith Clark and AssociatesEngineer of Record:Jade Consulting, Inc. Owner / Developer:Dominion Senior Living of Fairhope; LLCSchool District:Fairhope West Elementary School Fairhope Middle and High Schools Recommendation:Approve with conditionsPrepared by: Hunter Simmons Page 5 of 10 APPLICATION FOR SUBDMSION PLAT APPROVAL Application Type: D Village Subdivision D Preliminary Plat D Minor Subdivision D Informal (No Fee) D Final Plat ~ultiple Occupancy Project Attachments: ~ Articles of Incorporation or List all associated investors Date of Application: .,..6,...../2 .... 2 .... /'-"'2...,1._ ____ _ Property Owner / Leaseholder Information Name of Property Owner: Dominion Sen ior Living of Fa irhope , LLC Phone Number: 205-991 -7200 Address of Property Owner: _1_2o_o_c_o___,rp_o_ra_te_D_r_iv_e,_S_te_._22_5 _____________ _ City: Birmingham State: AL Zip: 35242 Proposed Subdivision Name: _T_h_e _R_es_e_rv_e_s _at_F_a_irh_o..:...pe _______________ _ No. Acres in Plat: 16 .62 No. Lots/Units: 2Iotst169 units Parcel No: o5-46-o3-39-o-002-003.001 & o5-46-o3-39-o-002-003 .004 Current Zoning: _P_u_o ______ _ Authorized Agent Information Plat must be signed by the property owner before acceptance by the City of Fairhope Name of Authorized Agent: JADE Consulting, LLC Phone Number: 251-928 -3443 Address: 208 N. Greeno Rd ., Ste. C City: Fairhope State: AL Zip: _3_65_3_2 ___ _ Contact Person: Trey Jinright , 111 , PE Surveyor /Engineer Information Name of Firm: Smith Kolb & Associates Phone Number: 251626-0404 Address: _P_O_B_o_x _70_8_2 ___________________ _ City: Spanish Fort State: _A_L ____ _ Zip: _3_65_7_7 ___ _ Contact Person: Hunter Smith , PLS 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 app,.~cation. ~ ~ J j /7 R. Withers Poellnitz _{,_>._____._L ,.._/_ ,,✓, ___ ,,__,· ________ _ Property Owner /Leaseholder Printed Name ~/1')"/l / Date r I Signature NA Fairhope Single Tax Corp. (If Applicable) Preliminary Plat Application Checklist* *This checklist is intended for convenience purposes only . Refer to the Subdivision Regulations for a complete list of requirements. ei! 2 Copies of the Plat ei! 2 Sets of construction plans ra l Copy of the plat in PDF format on disk ei! Subdivision Application with Articles of Incorporation Attached ei! Errors and Omission Insurance ra Drainage Plan (stand alone document) ei! 0 & M Plan ra BMP Plan (stand alone document) ei! Street Plan ei! Pedestrian Circulation Plan Page 6 of 10 ei! Landscape Plan including street trees and tree preservation plan (stand alone document) I'll Traffic Study, if applicable (stand alone document) I'll Aerial With Topographic Overlay I'll Utility plans and Profiles I'll A street lighting plan ISIA>roof of Receipt from the County, if applicable ISIJCertificate of County Zoning, (must be signed and zoning of property, if any, . indicated) ISi/Memorandum of Transmittal signed indicating County's receipt of plat/plans for . development being submitted before Planning Commission. D Flow Modeling D Other engineering and pertinent documents: (including but not limited to Floodplain/tloodway information, CLOMR, LOMR applications or correspondence, wetlands reports, and ADEM correspondence, ADEM Notifications, ALDOT correspondence, etc.) D All applicable permits (e .g. ALDOT, ADEM, COE, etc.) Please note that if your site is located outside the City of Fairhope limits, but in the planning jurisdiction , the County documentation is required and your application will be considered incomplete without the County documentation. Page 10 of 10 CERTIFICATION OF PROPERTY OWNER NOTIFICATION LIST As Required by the City of Fairhope Hearings on Subdivision plat applications require notification to all property owners adjacent to the proposed subdivision. This list must be the most current property owners' records available from the Baldwin County Revenue Office . By signing below, I R. Withers Poellnitz , (applicant) do hereby certify that the property owner list attached to this application was obtained from the Baldwin County Revenue Office and is a complete list of all real property owners/lessees adjaceat to the property submitted from Subdivision approval. ~'(I fl( d? 1 SD 21.37 The Reserves at Fairhope MOP – August 2, 2021 Summary of Request: The applicant, Dominion Senior Living of Fairhope, LLC, received approval of a Planned Unit Development (PUD) in February, 2021. This application is the follow-up Multiple Occupancy Project for the PUD. Trey Jinright, with Jade Consulting, is the engineer of record for the project and the authorized agent. This application is for a 169 unit Multiple Occupancy Project containing approximately 16.6 acres and is located on the west side of HWY 98 between Volanta Avenue and Dyer Road. This application is for preliminary approval. If approved, an application for final MOP approval must be submitted to close out the project and record any necessary documents. The project includes 169 units, consisting of 84 Independent Living, 33 Assisted Living, 32 Memory Care, and 20 Independent Living Cottages. The site will feature amenities that include, but are not limited to, a golf putting green, pool, clubhouse, and walking trails/sidewalks. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. Utilities within Fairhope ROW will require permitting from The City of Fairhope Building Department. o Water – Water is provided by Fairhope but will utilize a master meter to service the 149 unit building on the north side of the property. Easements may be needed and will be provided, as necessary. o Sewer – Sewer is provided by Fairhope. There will be a private lift station located on site. Capacity needs have yet to be finalized but will be reviewed by the Sewer Superintendent. Connections to Fairhope Sewer will incur aid to construction costs. Easements will be provided, as necessary. Final plans shall be approved by Jason Langley, Water and Sewer Superintendent. o Power – Provided by Fairhope. Loads are being determined between Fairhope and Engineers. Transformer pads will be built to Fairhope Specs. Fairhope will supply the transformers and primary conductor. Lighting will be the responsibility of the Developer. Easements will be provided, as necessary. 2 SD 21.37 The Reserves at Fairhope MOP – August 2, 2021 o Gas – Gas will be supplied by Fairhope. Total gas loads for this project are yet to be determined, but the applicant is coordinating with COF Utilities. Easements will be provided, as necessary. o Communications provided by AT&T - Traffic: o A traffic study was completed and warranted a right turn lane onto Volanta from Greeno Rd (Hwy 98), but the turn lane is not included on the list of recommended improvements. The applicant states this development only adds 4 vehicles during the afternoon peak traffic on Volanta and 6 vehicles to the southbound right turn movement. The applicant submits that existing conditions require the turn lane and is not triggered by this development. o Peak hours are determined by the City of Fairhope Subdivision Regulations and are 7-9AM and 4-6PM. The Planning Commission may require alternative hours studied. Volanta is unique and may see peak hours during sporting events than traditional school/work traffic patterns. o Hoyle Ave will be improved by the Development. o The traffic study did not include Traffic Signal Analysis for Greeno Rd and Volanta Rd. o The applicant has not reached out to ALDOT regarding required improvements. Any improvements required by ALDOT shall be the responsibility of the Developer. o The site will be gated. - Site and Drainage: A wetland delineation report was provided. No wetlands, neither jurisdictional nor non-jurisdictional were found on site. o The drainage travels generally north to south. Approximately 9.5 upstream acres drain onto the site. In total the approximately 26.5 acre drainage basin currently drains through a 24” culvert under Hoyle Ave. On site, LID techniques, such as impervious pavement and dry detention ponds are utilized. Most of the storm water is collected in two dry detention ponds with sand filters to regulate post development runoff from the site’s hard surface to meet the 80% TSS removal requirements. Post development run-off is shown to be less than pre-development runoff. o An existing development directly south of the subject property has been proposed. Jade Consulting is working with the other project to determine final location of the culvert under Hoyle Ave, if different from existing location. Hoyle Ave is already a public ROW, although it is currently unimproved. Final plans within the Hoyle Ave ROW shall be reviewed and approved by City of Fairhope Public Works. - Landscaping: o 4.16 Acres are required for greenspace (25%). 4.86 Acres are provided (29.2%). Note that none of the dry ponds were used for greenspace calculations. o Landscape plans are included within this staff report. - General Comments: o The applicant plans to install all site work and infrastructure first, followed by the construction of the main building on the north side of the property, and finally the cottages located to the south. o As part of the PUD, the applicant agreed to provide a signalized crosswalk south of the property at the existing street crossing of Volanta Ave. The specs will be approved by Richard Johnson prior to issuing construction documents. o Internal roads will be private, but will require naming approval from Baldwin County E9-1-1. Staff Recommendation of case SD 21.37 The Reserves at Fairhope: Approve with the Following Conditions: 3 SD 21.37 The Reserves at Fairhope MOP – August 2, 2021 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer, or under an aide to construction/MOU with the City of Fairhope and/or ALDOT prior to C.O. 2. Road names shall be approved by Baldwin County E9-1-1. Addressing will be provided by the City of Fairhope and shall be complete prior to submittal of building permits for vertical construction. 3. Final location of the culvert under Hoyle Ave shall be approved by Richard Johnson, with the City of Fairhope Public Works. Hoyle Ave is an existing ROW. Improvements installed by the Developer will require a Certificate of Acceptance and shall be warranted and bonded. 4. The signalized crosswalk shall be approved by Richard Johnson, with the City of Fairhope Public Works. 5. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. Aid to construction costs shall be determined prior to application of building permit. 6. Stormwater Maintenance Agreement shall be signed and provided to the City by final plan approval. After final plan approval the Stormwater Maintenance Agreement shall be recorded with Baldwin County Probate. R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH)MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE HEOHEOHE OHE OHE OHE OHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEPROPOSED STORMWATER MANAGEMENT AREA 30' BUILDING SETBACK 20' LANDSCAPE BUFFER OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHE PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA 30' BUILDING S E T B A C K 20' LANDSCA P E B U F F E R 30' BUILDING SETBACK20' LANDSCAPE BUFFER30' BUILDING SETBACK20' LANDSCAPE BUFFER30' BUILDING SETBACK 30' BUILDING SETBACK 30' BUILDING SETBACK8 SPACES8 SPACES 4 SPACES 4 SPACES 6 SPACES 8 SPACES 8 SPACES 9 SPACES 8 SPACES 8 SPACES 8 SPACES 11 SPACES5 SPACES6 SPACES 5 SPACES 5 SPACES 5 SPACES5 SPACES2 SPCS4 GC SPCS9 SPACES9 10 9 SPACES9 SPACES 9 SPACES x x xxMC DROP-OFFDELIVERY &SERVICE DRIVEALDROP-OFFIL DROP-OFF COURTYARD COURTYARD DINING TERRACE DININGTERRACEDUMPSTER ENCLOSURESECONDARY ENTRANCE MAIN ENTRANCE SECONDARY ENTRANCE MONUMENT SIGN SIDEWALK CONNECTION SIDEWALK CONNECTION MONUMENT SIGN SCREEN WALL MC COURTYARD SCREEN WALL 05-46-03-39-0-002-003.002 SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-003.000 SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-023.000 GAVIN, KRISTOPHER CHARLES ETAL 16 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-025.001 GAVIN, KRISTOPHER CHARLES ETAL 16 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-054.000 MENDEZ, EDWARD R 14 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-055.000 WHETSTONE, NOAH B ETAL 10 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-152.004 MAIDSTONE, DAVID ETAL 512 LILLIAN CIRCLE FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) NEW PAVED PUBLIC ROAD SIDEWALK CONNECTION F.F.E. 127.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 POOL PUTTINGGREENPICKLE BALL DOG PARK COURTSCOURTSPICKLE BALL PROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF MECHANICALTRCOVERED PARKING BAYS COVERED PARKING BAYS COVEREDPARKING BAYSCOVEREDPARKING BAYSSHADEGOLF CART PARKING 1 2 3 4 7 8 19 20 17 18 11 12 5 6 16 15 14 13 PAVILLION IL UNITS IL UNITS MC UNITS MC UNITS AL UNITS AL UNITS 3 STORY2 STORYCOMPACTORSUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC3 OVERALL SITE PLAN ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002-003.001 05-46-03-39-0-002-003.004 PARCEL SIZE:16.62 ACRES ± (723,901 SF ±) EXISTING ZONING:CITY OF FAIRHOPE PUD BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' LANDSCAPE BUFFERS: FRONT:20' SIDE (NORTH):20' AREA & DIMENSIONAL REQUIREMENTS: MAXIMUM:PROVIDED: BUILDING HEIGHT (EAVE):34'34' BUILDING COVERAGE:20% (3.32 AC)17.6% (2.92 AC) IMPERVIOUS COVERAGE (INCLUDING BUILDINGS): 45% (7.48 AC)42.2% (7.02 AC) BUILDING AREA, UNIT, AND DENSITY BREAKDOWN: SENIOR LIVING FACILITY:3 STORY - 149 TOTAL UNITS (174,655 SF) INDEPENDENT LIVING:3 STORY - 84 UNITS (56% OF TOTAL) ASSISTED LIVING:3 STORY - 33 UNITS (22% OF TOTAL) MEMORY CARE:1 STORY - 32 UNITS (22% OF TOTAL) DUPLEX VILLAS:10 BLDGS W/ 2 UNITS EA - 20 TOTAL UNITS (2,926 SF PER BLDG) NET DENSITY:169 UNITS / 16.62 AC = 10.17 UNITS/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SP/4 BEDS + 1 SP/4 EMPLOYEE 149 BEDS + 40 EMPLOYEE = 47 SPACES 166 SPACES (INC. 8 H/C) DUPLEX VILLAS VEHICLE PARKING: 1 SPACE/UNIT 20 UNITS = 20 SPACES 22 SPACES (INC. 2 H/C) NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. PROPOSEDSTOO.M'NATEll. MAN.l!GEMENT AREA 0 AXLf8 CMF □ OTF 8 CRF8 CRSO VOLANTAAVE SPEED LIMIT 25 POSTED SPEED LIMIT U.S. HWY 98 SPEED LIMIT 55 POSTED SPEED LIMIT July 13, 2021 Mr. Hunter Simmons City of Fairhope 555 S. Section St. Fairhope, AL 56532 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS RE: SD 21.37 The Reserve at Fairhope JADE No.: DOMIN -1693 Dear Mr. Simmons: We respectfully submit on behalf of our client our response to comments July 7, 2021. Enclosed are 30 x 42 revised plans referenced in our responses. Listed below in bold italic are our responses to the review comments: TRAFFIC 1. A right tum lane onto Volanta Ave is warranted for Greeno Rd, but is not on the recommended improvements list. Please clarify. Response: The right turn lane from Greeno Road was warranted based on existing traffic volumes for the afternoon peak hour. The current right tum counted was 44 vehicles during the afternoon peak hour. The proposed development would contribute minimal volume to this movement. During the morning peak hour the proposed development would only add 4 vehicles and during the afternoon peak hour would only add 6 vehicles to the southbound right turn movement. We submit that the turn lane is warranted due to the existing traffic on Volanta Ave and is not triggered by our development. 2. Peak hour data was collected during general peak hours required listed within our subdivision regulations. Note that Planning Commission can require alternative peak hours per Article IV, Section C.h. Response: Understood. 3. Have you been in contact with ALDOT? If so, please provide correspondence. Are they OK with the proposed improvements? Response: We have not been in contact with ALDOT regarding this project as of yet, but plan to reach out to them in the near future. We will provide that correspondence to the city after we reach out them. 4. We discussed the possibility of a right -in/ right-out condition at Hoyle Ave/Greeno Rd. Response: Noted. We would like to point out that there is an existing left turn lane from Greeno Rd onto Hoyle Ave. POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928 -3443 WWW.JADENGINEERS.COM ELECTRICAL Mr. Hunter Smith July 13, 2021 Page2 1. ATC will be determined based on loading. This is being communicated through our engineer with Stewart Engineering. Response: Noted. 2. Once the transformer sizes and locations are determined, Fairhope will supply the contractor with trans- former pad specs. Just know that lead times are astronomical nowadays on transformers. Could be up to 25 weeks depending on size. Response: Noted and understood. 3. This job will be user owned and maintained. They will be responsible for all conduit {primary and secondary}, the transformer pads , and secondary conductors. Fa irhope will supply the transformers and the primary conductor. Response: Understood. 4. We do not have a lighting provision for commercial development, it be the responsibility of the Developer to provide site lighti ng. Response: Understood. 5. Please coordinate with interim Electric Superintendent, Jeremy Morgan. Response: The MEP consultant and GC on this project will coordinate wl Jeremy Morgan regarding the electrical service demand and routing for this project. SEWER 1. Private lift station will be located on site. Connections to Fairhope Sewer will incur aid to construction costs. Please coordinate with Jason Langley , Water and Sewer Superintendent, to determine final plans and aid to constructi on costs. Response: Understood. We have had preliminary conversation regarding the sewer with both Mayor Sherry Sullivan and Jason Langley. We are currently working on getting pricing and coordinating our sewer with the adjacent development to the south and plan to present our findings to the city In the coming weeks. 2 . Easements will be requi red for portions turned over to the City. Response: Understood. 3. What is the capacity needed? Response: WATER We are cu"ently working on determining both the water and sewer capacity required for this project and will provide that data to the city once it Is complete. 1. Water will utilize a master meter. Easements may be needed . Response: This project plans to use a 4" meter to serve the 149 unit building located on north side of the property and an Individual ¾" meter to serve each of the 20 Mr. Hunter Smith July 13, 2021 Page3 vii/a units located on the south side of the property. Easements will be provided as necessary. 2. Locate hydrants and provide necessary easements. GAS Response: Hydrants are located and shown In the Civil Plan Set that was Included In our initial submittal (see sheets C7a and C7b). Easements will be provided as necessary. 1. Please coordinate with Gas Superintendent, Terry Holman . Response: We have had preliminary conversations with Terry Holman regarding the gas service for this project and the relocation of the existing gas regulator that Is located on the south side of Volanta Ave. We are currently working on determining the total gas load that will be required for this project. Once that Is complete, we will coordinate w/ the COF Utilities to finalize the service routing and requirements. Easements will be provided as necessary. GENERAL COMMENTS 1. During the PUD, we discussed the building elevation as it appears from Volanta. Please provide. Response: Rendered building elevations as it appears from Greeno Rd. and Volanta Ave. are Included with this submittal. 2. Please provide proposed construction phasing/timeline. Response: All of the site work and infrastructure for the entirety of this project will be completedllnstalled at one time, not in phases. The vertical construction of the main building on the north side of the site will begin upon completion of the initial site work and run concurrently with the latter parts of the Infrastructure construction. After all site work is complete and infrastructure Installed, the vertical construction of the first villa will begin with the construction of the remaining villas starting subsequently, similar to a residential subdivision. 3 . To expedite construction plan reviews please provide the code review sheets from the architectural plans ASAP for the main building. A third-party review will require additional budgeting. Response: A draft of the code review sheet was provided to Eric Cortinas with the City of Fairhope on Sunday, 07/11/2021. The draft copy provided is included with this submittal. 4. A sediment and erosion control plan is required at time of construction. Response: A preliminary sediment and erosion control plan was Included as a part of our Initial submittal. See sheet C17 of the Civil Plan Set. A final sediment and erosion plan will be provided to the city once the design is finalized and construction documents are issued. 5. Will the property be gated? Response: The developer does intend on gating this development. Mr. Hunter Smith July 13, 2021 Page4 6 . Please coordinate required crosswalk signal with Richard Johnson, Public Works Director. Response: The signalized crosswalk required by the PUD is now shown on our Overall Site Plan, sheet C3. We will coordinate w/ Richard Johnson regarding the specs and requirements for the crosswalk signal prior to issuing construction documents. 7. Please clarify intentions in regard to the drainage release on Hoyle Ave. Response: The site, in Its existing state, drains across Hoyle Ave via a 24" culvert. The post development conditions w/11 match this. We are currently coordinating our drainage with the engineer responsible for the adjacent development to the south. Once the exact discharge location is finalized we w/11 send it to the city to review and approve prior to issuing construction documents. 8. Road names will be required for addressing the Villas . Please coordinate with Baldwin County E911 and provide approval letter. Response: We are currently coordinating w/ Baldwin County E911 regarding the addressing and road names for the villas. We will provide the approval letter to the city upon receipt. Respectfully, Perry C. Jinright, Ill, P.E., L Managing Member Enclosure \sr R.O.W. LEGEND W SS FO BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLE EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. 1 FOOT CONTOUR EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL TO BE REMOVED TO BE REMOVED TO BE REMOVED T W TPTPTP TPTREE PROTECTION OHE GUY EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. LIGHT POLE G c EXIST. COMMUNICATION BOX/VAULT EXIST. GRATE INLET EXIST. PINE TREE EXIST. OAK TREE EXIST. PECAN TREE EXIST. CYPRESS TREE EXIST. MAIL BOX EXIST. SIGN EXIST. CEDAR TREE OHE OHE OHE OHE OHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEooooooooo o o o oOHEOHEOHEOHE FO FO FO FO FO FOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHExxxx TBM # 1 CRS CONTROL ELEV. 124.81' 05-46-03-39-0-002-003.002 SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-003.000 SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-023.000 GAVIN, KRISTOPHER CHARLES ETAL 16 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-025.001 GAVIN, KRISTOPHER CHARLES ETAL 16 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-054.000 MENDEZ, EDWARD R 14 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-055.000 WHETSTONE, NOAH B ETAL 10 AUDUBON PL FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-152.004 MAIDSTONE, DAVID ETAL 512 LILLIAN CIRCLE FAIRHOPE, AL 36532 CITY OF FAIRHOPE - R1 (LOW DENSITY SINGLE-FAMILY) 05-46-03-39-0-002-003.001 11.84 ACRES ± (515,824 SF ±) SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE PUD (PLANNED UNIT DEVELOPMENT) 05-46-03-39-0-002-003.004 4.78 ACRES ± (208,077 SF ±) SEAMAN CAPITAL, LLC 3 CHERRY HILLS SHOAL CREEK, AL 36524 CITY OF FAIRHOPE PUD (PLANNED UNIT DEVELOPMENT) REQD., REMOVE EX. 12" CPP REQD., SAWCUT & REMOVE PORTION OF EX. SIDEWALK REQD., SAWCUT & REMOVE PORTION OF EX. SIDEWALK REQD., SAWCUT & REMOVE PORTION OF EX. SIDEWALK REQD., REMOVE EX. FENCE REQD., SAWCUT & REMOVE EX. ASPHALT DRIVEWAY APRON REQD., REMOVE EX. 24" RCP REQD., SAWCUT & REMOVE PORTION OF EX. SIDEWALK REQD., RELOCATE EX. POWER POLE (COORDINATE W/ LOCAL UTILITY COMPANY) REQD., REMOVE EX. MAILBOX REQD., REMOVE EX. POWER POLE & OVERHEAD UTILITY LINE (COORDINATE W/ LOCAL UTILITY COMPANY) REQD., REMOVE EX. GRAVEL DRIVE REQD., REMOVE EX. GRAVEL DRIVE REQD., REMOVE EX. FENCE REQD., REMOVE ALL EX. STRUCTURES FROM SITE REQD., REMOVE EX TREES AS NOTED 1. ALL NEW WORK SHOWN IN THESE PLANS SHALL COMPLY WITH APPLICABLE STATE, FEDERAL AND LOCAL BUILDING AND UTILITY INSTALLATION CODES. 2. NO WORK SHALL COMMENCE, INCLUDING DEMOLITION, UNTIL ALL APPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THE PROJECT ENGINEER, AND APPROVED. 3. EROSION CONTROL DEVICES ARE TO BE INSTALLED PRIOR TO ANY CLEARING OR EARTHWORK OPERATIONS AND SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION AND UNTIL PERMANENT GROUND COVER IS ESTABLISHED IN ALL DISTURBED AREAS. 4. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS. NOTES: 1. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS. 2. TREES FOR REMOVAL ARE MARKED WITH A DEMOLITION "X". 3. CLEAR AND GRUB ALL AREAS WITHIN POND AND ROADWAY FOOTPRINTS. DEMOLITION NOTE: 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC2 DEMOLITION PLAN ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 SURVEY PROVIDED BY: TBM #1 - CRS CONTROL AT NORTHEAST CORNER OF SITE ELEV = 124.81 BENCHMARK INFORMATION: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/GAS/POWER: FAIRHOPE PUBLIC UTILITIES 555 S SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (WATER/SEWER), TERRY HOLMAN (GAS) (251) 928-2136 TELEPHONE: AT&T - BELLSOUTH TELECOMMUNICATIONS, LLC 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: - / ~/ -----~~~~~~~/ I _l _ _l ________ j ,,-- / _I ~ AXLE/'; CMF □ OTF6 CRF6 CRSO 0 -'V'VVV'V'v- VOLANTAAVE SPEED LIMIT 25 POSTED SPEED LIMIT ~ U.S. HWY98 SPEED LIMIT 55 POSTED SPEED LIMIT -7 L_ HEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA 30' BUILDING S E T B A C K 20' LANDSCA P E B U F F E R 30' BUILDING SETBACK20' LANDSCAPE BUFFER30' BUILDING SETBACK20' LANDSCAPE BUFFER30' BUILDING SETBACK REQD., 1 STEP REQD., 1 STEP REQD., 2 STEP REQD., 1 STEP REQD., 1 STEPREQD., 1 STEP REQD., 1 STEP REQD., 1 STEP REQD., 1 STEP REQD., 1 STEP (10) (11) REQD., 60 LF 5' WOODEN BOARDWALK (6) (1), (2) (3) REQD., 12' CURB TRANSITION (7) REQD., 12' CURB TRANSITION REQD., 10' CURB TRANSITION REQD., 10' CURB TRANSITION REQD., 5' FLUSH CONCRETE SIDEWALK REQD., 5' FLUSH CONCRETE SIDEWALK (9) (6) (10) (10) (10)(10) (10)(10) (11) (11) (11) (11) (11) (11) (7)(7) (7) (4) (4) (4) (4) (6) (6) (1), (2)(3) (9) (9) (9) (9) (9) (3) (3) (3) (3) (3) (1), (2) (9) (3) (9) (3) (9) (3) (9) (3) (9) (3) (9) (3) (9) (3) (6) (6) (6) (6) (6) (6) (3) (1), (2) F.F.E. 127.00 PUTTINGGREENPROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF MECHANICALTRCOVERED PARKING BAYS COVERED PARKING BAYS COVEREDPARKING BAYSCOVEREDPARKING BAYSIL UNITS IL UNITS MC UNITS MC UNITS AL UNITS AL UNITS 3 STORY2 STORYCOMPACTORSUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC4a SITE PLAN (1)MATCH LINE (C4b)( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002-003.001 05-46-03-39-0-002-003.004 PARCEL SIZE:16.62 ACRES ± (723,901 SF ±) EXISTING ZONING:CITY OF FAIRHOPE PUD BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' LANDSCAPE BUFFERS: FRONT:20' SIDE (NORTH):20' AREA & DIMENSIONAL REQUIREMENTS: MAXIMUM:PROVIDED: BUILDING HEIGHT (EAVE):34'34' BUILDING COVERAGE:20% (3.32 AC)17.6% (2.92 AC) IMPERVIOUS COVERAGE (INCLUDING BUILDINGS): 45% (7.48 AC)42.2% (7.02 AC) BUILDING AREA, UNIT, AND DENSITY BREAKDOWN: SENIOR LIVING FACILITY:3 STORY - 149 TOTAL UNITS (174,655 SF) INDEPENDENT LIVING:3 STORY - 84 UNITS (56% OF TOTAL) ASSISTED LIVING:3 STORY - 33 UNITS (22% OF TOTAL) MEMORY CARE:1 STORY - 32 UNITS (22% OF TOTAL) DUPLEX VILLAS:10 BLDGS W/ 2 UNITS EA - 20 TOTAL UNITS (2,926 SF PER BLDG) NET DENSITY:169 UNITS / 16.62 AC = 10.17 UNITS/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SP/4 BEDS + 1 SP/4 EMPLOYEE 149 BEDS + 40 EMPLOYEE = 47 SPACES 166 SPACES (INC. 8 H/C) DUPLEX VILLAS VEHICLE PARKING: 1 SPACE/UNIT 20 UNITS = 20 SPACES 22 SPACES (INC. 2 H/C) NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SITE PLAN LEGEND: (1) 30" R1-1 STOP SIGN (2) SOLID WHITE, PAINTED STOP BAR (24" WIDE) (3) 6' WIDE, SOLID WHITE, PAINTED CROSSWALK (24" MARKINGS, 4' O.C.) (4) SOLID WHITE, PAINTED DIRECTIONAL ARROW (5) HC SIGN (6) 5' CONCRETE SIDEWALK (7) 24" CONCRETE CURB & GUTTER (8) 6" CONCRETE CURB (9) HC RAMP W/ ADA SURFACE (10) 4' CONCRETE FLUME W/ 20 SY CL II RIP RAP, 18" THICK W/ FABRIC (11) SOLID WHITE, PAINTED PARKING STRIPE (4" WIDE) ---- ■ ■ ti ■ --i-------------------- ' ' ■ ■ I 0 AXLf8 CMF □ OTF 8 CRF8 CRSO POSTED SPEEO LIMIT ·;tw:~ 4:s" . . ... - .f POSTED SPEEO LIMIT MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE 30' BUILDING SETBACK 20' LANDSCAPE BUFFER OHE OHEOHEOHEOOHEOHEOOHEOHE OHEPROPOSED STORMWATER MANAGEMENT AREA 30' BUILDING SETBACK 30' BUILDING SETBACK9 10 (7) (6) (9) (3) (3) (3) (9) (6) (6) (6) (6) (6)(6)(6) (9)(9) (7) (7) (7) (7) (1), (2) (1), (2) (1), (2) (1), (2) (1), (2) (1), (2) F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 POOL PICKLE BALL DOG PARK COURTSCOURTSPICKLE BALLSHADEGOLF CART PARKING 1 2 3 4 7 8 19 20 17 18 11 12 5 6 16 15 14 13 PAVILLION R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC4b SITE PLAN (2)MATCH LINE (C4a)( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002-003.001 05-46-03-39-0-002-003.004 PARCEL SIZE:16.62 ACRES ± (723,901 SF ±) EXISTING ZONING:CITY OF FAIRHOPE PUD BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' LANDSCAPE BUFFERS: FRONT:20' SIDE (NORTH):20' AREA & DIMENSIONAL REQUIREMENTS: MAXIMUM:PROVIDED: BUILDING HEIGHT (EAVE):34'34' BUILDING COVERAGE:20% (3.32 AC)17.6% (2.92 AC) IMPERVIOUS COVERAGE (INCLUDING BUILDINGS): 45% (7.48 AC)42.2% (7.02 AC) BUILDING AREA, UNIT, AND DENSITY BREAKDOWN: SENIOR LIVING FACILITY:3 STORY - 149 TOTAL UNITS (174,655 SF) INDEPENDENT LIVING:3 STORY - 84 UNITS (56% OF TOTAL) ASSISTED LIVING:3 STORY - 33 UNITS (22% OF TOTAL) MEMORY CARE:1 STORY - 32 UNITS (22% OF TOTAL) DUPLEX VILLAS:10 BLDGS W/ 2 UNITS EA - 20 TOTAL UNITS (2,926 SF PER BLDG) NET DENSITY:169 UNITS / 16.62 AC = 10.17 UNITS/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SP/4 BEDS + 1 SP/4 EMPLOYEE 149 BEDS + 40 EMPLOYEE = 47 SPACES 166 SPACES (INC. 8 H/C) DUPLEX VILLAS VEHICLE PARKING: 1 SPACE/UNIT 20 UNITS = 20 SPACES 22 SPACES (INC. 2 H/C) NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SITE PLAN LEGEND: (1) 30" R1-1 STOP SIGN (2) SOLID WHITE, PAINTED STOP BAR (24" WIDE) (3) 6' WIDE, SOLID WHITE, PAINTED CROSSWALK (24" MARKINGS, 4' O.C.) (4) SOLID WHITE, PAINTED DIRECTIONAL ARROW (5) HC SIGN (6) 5' CONCRETE SIDEWALK (7) 24" CONCRETE CURB & GUTTER (8) 6" CONCRETE CURB (9) HC RAMP W/ ADA SURFACE (10) 4' CONCRETE FLUME W/ 20 SY CL II RIP RAP, 18" THICK W/ FABRIC (11) SOLID WHITE, PAINTED PARKING STRIPE (4" WIDE) ■ ■ El :i __________ ...... ■ ■ ■ r--;"llf,a'~7 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ,:---/I ■ ■ ~,.,,......~ ■ ■ ~LJ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ GJ ■ ■ ■ ■ - rr PROPOSED STORMWATER MANAGEMENT AREA El :2 _ -- --- --- --~~~~--==~~____u______n___~ ■ ■ I D 0 AXLf8 CMF □ OTF 8 CRF8 CRSO D ® VOLANTAAVE SPEED LIMIT 25 POSTED SPEED LIMIT U.S. HWY 98 SPEED LIMIT 55 POSTED SPEED LIMIT R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., 8" 90° BEND REQD., 8" 11.25° BEND REQD., 8" 45° BEND REQD., CONNECT TO EX. 12" WATERMAIN 1 - 12"x8" TAPPING SLEEVE 1 - 8" TAPPING VALVE (COORDINATE W/ FAIRHOPE UTILITIES) 8" D.I. CLASS 3508" C900 PVC8" D . I . C L A S S 3 5 0 REQD., 8" D.I. CLASS 350 W/ FIELD LOCK GASKETSREQD., 8"x4" TAPPING SADDLE & 8" CORPORATION STOP FOR 4" WATER METER & 4" WATER SERVICEREQD., 8"x8" TEE & 8" GATE VALVE FOR 8" C900 FIRELINE REQD., 8" DBL BACKFLOW ASSEMBLY W/ DBL VINYL WRAPPED INSULATION & SIAMESE CONNECTION REQD., 8" PIV F.F.E. 127.00 PUTTINGGREENPROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF MECHANICALTRCOMPACTORSUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC7a WATERLINE PLAN (1) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/GAS/POWER: FAIRHOPE PUBLIC UTILITIES 555 S SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (WATER/SEWER), TERRY HOLMAN (GAS) (251) 928-2136 TELEPHONE: AT&T - BELLSOUTH TELECOMMUNICATIONS, LLC 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER:MATCH LINE (C7b)1. AN ALDOT R.O.W. UTILITY PERMIT IS REQUIRED FOR ALL UTILITY WORK WITH THE US HWY 98 R.O.W. 2. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 3. 4", 6", AND 8" WATER LINE MATERIAL TO BE C900 PVC, DR 18, BLUE IN COLOR. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. 5. WATER LINES WITHIN ENCASEMENT PIPE OR BURIED UNDER PAVEMENT SHALL BE DUCTILE IRON CLASS 350 PIPE WITH FIELD LOCK GASKETS. 6. FIRE LINE BACKFLOW PREVENTORS SHALL BE WATTS 757DCDA SERIES OR APPROVED EQUAL. 7. SERVICE TUBING SHALL BE CONTINUOUS FROM CORPORATION STOP TO SERVICE CONFORMING TO APPLICABLE REQUIREMENTS OF ASTM B88, TYPE K COPPER SERVICE PIPE OR A PREAPPROVED EQUAL. 8. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. 9. SANITARY SEWER LATERAL MATERIAL TO BE 4" OR 6" SDR 26 PVC, GREEN IN COLOR. 10. CONTRACTOR TO STUB OUT UTILITIES TO WITHIN 5' OF BUILDING. COORDINATE WITH PLUMBING PLANS FOR CONNECTIONS. 11. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL UTILITY SERVICES, CONNECTIONS, AND FITTINGS. UTILITY NOTES: FIRELINE NOTE: THE CONTRACTOR SHALL BRING THE FIRELINE INTO THE BUILDING 1 FOOT ABOVE THE FINISHED FLOOR ELEVATION W/ A BOLTED FLANGE CONNECTION. NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. .,, _______ ;;::::::z:?ss~ss::-,.::--=.=:::z~ -~"~f:~ze-=~===_,=---,:-.:,-= __ == _=_:==_@-~_~'{j;_~ _= _::: __ =_:::; __ =_=== __ = _= __ ~~ss-=::::=-.cz~==~~~ -------<-~ - ----------------------------------- ---------------------------------- ■ ti ■ ■ : ■ I I ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ HlE R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH)MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE FO FO FO FO FO OHE OHE OHEOHEOHEOHEOHEOHEOHEOHE PROPOSED STORMWATER MANAGEMENT AREA 9 10 F.F.E. 126.00F.F.E. 126.00F.F.E. 126.00 REQD., CONNECT TO EX. 12" WATERMAIN 1 - 12"x8" TAPPING SLEEVE 1 - 8" TAPPING VALVE (COORDINATE W/ FAIRHOPE UTILITIES) REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., 8" 45° BEND REQD., 6" 90° BEND REQD., 8"x6" REDUCER REQD., 8"x8" TEE REQD., 8" 90° BEND REQD., 8"x6" REDUCER REQD., 8"x8" TEE REQD., 8" 22.5° BEND REQD., 8"x8" CROSS 8" C900 PVC REQD., 8" D.I. CLASS 350 W/ FIELD LOCK GASKETS 8" C900 PVC8" C900 PVC8" C900 PVCREQD., 8" D.I. CLASS 350 W/ FIELD LOCK GASKETS REQD., 8" D.I. CLASS 350 W/ FIELD LOCK GASKETS REQD., 8" D.I. TO PVC MJ TRANSITION COUPLING REQD., 8" D.I. TO PVC MJ TRANSITION COUPLING REQD., 8" D.I. TO PVC MJ TRANSITION COUPLING REQD., 8" D.I. TO PVC MJ TRANSITION COUPLING 6" C900 PVC6" C900 PVC8" C900 PVCREQD., 2 EA 8"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE REQD., 4 EA 8"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE REQD., 3 EA 8"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE REQD., 4 EA 8"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE REQD., 4 EA 6"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE REQD., 4 EA 6"x34" SADDLE & 34" CORPORATION STOP FOR 34" WATER METER & 34" WATER SERVICE 8" C900 PVCF.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 POOL PICKLE BALL DOG PARK COURTSCOURTSPICKLE BALL 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC7b WATERLINE PLAN (2) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 1. AN ALDOT R.O.W. UTILITY PERMIT IS REQUIRED FOR ALL UTILITY WORK WITH THE US HWY 98 R.O.W. 2. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 3. 4", 6", AND 8" WATER LINE MATERIAL TO BE C900 PVC, DR 18, BLUE IN COLOR. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. 5. WATER LINES WITHIN ENCASEMENT PIPE OR BURIED UNDER PAVEMENT SHALL BE DUCTILE IRON CLASS 350 PIPE WITH FIELD LOCK GASKETS. 6. FIRE LINE BACKFLOW PREVENTORS SHALL BE WATTS 757DCDA SERIES OR APPROVED EQUAL. 7. SERVICE TUBING SHALL BE CONTINUOUS FROM CORPORATION STOP TO SERVICE CONFORMING TO APPLICABLE REQUIREMENTS OF ASTM B88, TYPE K COPPER SERVICE PIPE OR A PREAPPROVED EQUAL. 8. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. 9. SANITARY SEWER LATERAL MATERIAL TO BE 4" OR 6" SDR 26 PVC, GREEN IN COLOR. 10. CONTRACTOR TO STUB OUT UTILITIES TO WITHIN 5' OF BUILDING. COORDINATE WITH PLUMBING PLANS FOR CONNECTIONS. 11. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL UTILITY SERVICES, CONNECTIONS, AND FITTINGS. UTILITY NOTES: FIRELINE NOTE: THE CONTRACTOR SHALL BRING THE FIRELINE INTO THE BUILDING 1 FOOT ABOVE THE FINISHED FLOOR ELEVATION W/ A BOLTED FLANGE CONNECTION.MATCH LINE (C7a)NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/GAS/POWER: FAIRHOPE PUBLIC UTILITIES 555 S SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (WATER/SEWER), TERRY HOLMAN (GAS) (251) 928-2136 TELEPHONE: AT&T - BELLSOUTH TELECOMMUNICATIONS, LLC 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: .--.-- ■ ['] ~-----------------, ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ® ■ ■ ■ ■ ■ ■ ■ dl Gl ■ --------- r r [E j ~ ~ [E: :j] PROPOSED STORMWATER MANAGEMENT AREA ['] ~ - - - - - - - - - - -------"---il..~~~~~===-=r==~==-===~ ■ ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ HlE R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) PROPOSED PEDESTRIANCONCRETE (BROOM FINISH)MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE FO FO FO FO FO FO FO OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE PROPOSED STORMWATER MANAGEMENT AREA 9 10 x x x xxxxF.F.E. 126.00F.F.E. 126.00F.F.E. 126.00 4" HDPE4" HDPE 175LF 8" SDR 26 PVC @ 0.50%160LF 8" SDR 26 PVC @ 0.40%73LF 8" SDR 26 PVC @ 1.00% MIN. REQD., 8" TWO-WAY CLEANOUT 80LF 6" SDR 26 PVC @ 1.00% MIN. 43LF 8" SDR 26 PVC @ 1.00% MIN. REQD., 2 EA. 6" CLEANOUT 41LF 6" SDR 26 PVC @ 1.00% MIN.REQD., 2 EA. 6" CLEANOUT REQD., 2 EA. 6" CLEANOUT REQD., 6" TWO-WAY CLEANOUT 70LF 6" SDR 26 PVC @ 1.00% MIN. REQD., 8" TWO-WAY CLEANOUT REQD., 6" TWO-WAY CLEANOUTREQD., 6" TWO-WAY CLEANOUT REQD., 6" TWO-WAY CLEANOUT 28LF 6" SDR 26 PVC @ 1.00% MIN.REQD., 8"x6" TEE WYE 33LF 6" SDR 26 PVC @ 1.00% MIN. 69LF 6" SDR 26 PVC @ 1.00% MIN. REQD., 8"x6" TEE WYE REQD., 6" TWO-WAY CLEANOUT 47LF 6" SDR 26 PVC @ 1.00% MIN. REQD., 2 EA. 6" CLEANOUT 35LF 6" SDR 26 PVC @ 1.00% MIN.REQD., 8"x6" TEE WYE REQD., 2 EA. 8"x6" TEE WYE35LF 6" SDR 26 PVC @ 1.00% MIN.REQD., 6" TWO-WAY CLEANOUT 33LF 6" SDR 26 PVC @ 1.00% MIN. REQD., 186LF 4" HDPE INSTALLED VIA DIRECTIONAL DRILL REQD., 4"x4" TEE & AIR RELEASE VALVE F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 POOL PUTTINGGREENPICKLE BALL DOG PARK COURTSCOURTSPICKLE BALL 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC8a SANITARY SEWER PLAN (1) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/GAS/POWER: FAIRHOPE PUBLIC UTILITIES 555 S SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (WATER/SEWER), TERRY HOLMAN (GAS) (251) 928-2136 TELEPHONE: AT&T - BELLSOUTH TELECOMMUNICATIONS, LLC 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER:MATCH LINE (C8b)1. AN ALDOT R.O.W. UTILITY PERMIT IS REQUIRED FOR ALL UTILITY WORK WITH THE US HWY 98 R.O.W. 2. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 3. 4", 6", AND 8" WATER LINE MATERIAL TO BE C900 PVC, DR 18, BLUE IN COLOR. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. 5. WATER LINES WITHIN ENCASEMENT PIPE OR BURIED UNDER PAVEMENT SHALL BE DUCTILE IRON CLASS 350 PIPE WITH FIELD LOCK GASKETS. 6. FIRE LINE BACKFLOW PREVENTORS SHALL BE WATTS 757DCDA SERIES OR APPROVED EQUAL. 7. SERVICE TUBING SHALL BE CONTINUOUS FROM CORPORATION STOP TO SERVICE CONFORMING TO APPLICABLE REQUIREMENTS OF ASTM B88, TYPE K COPPER SERVICE PIPE OR A PREAPPROVED EQUAL. 8. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. 9. SANITARY SEWER LATERAL MATERIAL TO BE 4" OR 6" SDR 26 PVC, GREEN IN COLOR. 10. CONTRACTOR TO STUB OUT UTILITIES TO WITHIN 5' OF BUILDING. COORDINATE WITH PLUMBING PLANS FOR CONNECTIONS. 11. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL UTILITY SERVICES, CONNECTIONS, AND FITTINGS. UTILITY NOTES: (W)8" (N)B"SDR (S)8'SDR26 __,JL___j Hll REQD.,S.SMH #4 RIM ELEV {MATO! f>AVING) APPROX• 124.55 (N)8"SDR26PVCINV(IN):115.31 (W)8"SDR26PVCINV(IN):115.31 {E)6"SDR26PVCINV{IN):117.60 (5)8'5rn<25>"CI,V(l"'i"'rn.2'7 r [E: :j [E: :j] PROPOSED STORMWATER MANAGEMENT AREA :~j'.::-!:s:'NDER PUMP STATION (W)8"SDR25PVCINV(IN): 113.46 I MH #S (MATO! PAVING) APPROX• 124.25 R26PVCINV(lN): 114.20 R26 M INV (0 1 , I14.IO - - ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ Hll R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION PROPOSED RIP RAP W/ FILTER BLANKET FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) 159 160 PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) PROPOSED 30" SAND FILER MEDIA OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETBM # 1 CRS CONTROL ELEV. 124.81' 124.50 T.O.C. 124.00 124.40 T.O.C. 123.90 125.50 T. O. C. 125.00 125.75 T.O.C. 125.25 125.90 T.O.C. 125.40 125.50 T.O.C. 125.00126.05 T.O.C. 125.55 125.80 T.O.C. 125.30 126.25 T.O.C. 125.75 125.80 T.O.C. 125.30125.25 T.O.C. 124.75 125.10 T.O.C. 124.60 125.10 T.O.C. 124.60 125.00 T.O.C. 124.50 125.25 T.O.C. 124.75 124.80 T.O.C. 124.30 124.50 T.O.C. 124.00 125.70 T.O.C. 125.20 125.80 T.O.C. 125.30 126.15 T.O.C. 125.65 125.95 T.O.C. 125.45 125.35 T.O.C. 124.85 125.60 T.O.C. 125.10 126.70 T.O.C. 126.20 126.70 T.O.C. 126.20 125.90 T.O.C. 125.40 126.30 T.O.C. 125.80 124.70 T.O.C. 124.20125.80 T.O.C. 125.30 125.25 T.O.C. 124.75 126.10 T.O.C. 125.60 125.70 T.O.C. 125.20 125.50 T.O.C. 125.00 125.70 T.O.C. 125.20 125.00 T.O.C.124.50125.40 T.O.C. 124.90 126.85 T.O.C. 125.35 126.15 T.O.C. 125.65 126.15 T.O.C. 125.65 125.50 T.O.C. 125.00 126.20 126.45126.05125.85 125.80 T.O.C. 125.30 125.45 T.O.C. 124.95 125.80 T.O.C. 125.30 125.50 T.O.C. 125.00 125.90 T.O.C. 125.40 125.85125.95 T.O.C. 125.45 126.50 T.O.C.126.00126.35 T.O.C. 125.85 126.10126.10126.50 126.70126.95 126.50 126.50 126.50 127.00 127.00 126.50125.60 T .O .C .125.10125.35126.30 125.50 125.00 T.O.C. 124.50 124.50 T.O.C. 124.00 124.70 T.O.C. 124.20 124.90 T.O.C. 124.40 125.00 T.O.C. 124.50 123.85124.25 126.70 126.55126.85126.75 126.50 125.75126.15 126.50 T.O.C. 126.00 126.30 T.O.C. 125.80 126.00 T.O.C. 125.50 126.30 T.O.C. 125.80126.75126.00 T.O.C. 125.50 1 2 5 . 1 5 T .O . C . 1 2 4 . 6 5 125.50 T.O.C. 125.00 125.15 T.O.C. 124.65 126.10 T.O.C. 125.60 125.50 T.O.C. 125.00 126.50 T.O.C. 126.00 125.75 T.O.C.125.25125.90 T.O.C. 125.40 126.15 126.35 T.O.C. 125.85 126.55 126.70 T.O.C. 126.20 124.00126.25 T.O.C. 125.75 124.00125.25 125.45 125.25 125.75 126.25 T.O.C. 125.75 125.70 T.O.C. 125.20 125.00 125.00 125.70 T.O.C. 125.20 125.65 125.20 125.70 125.90 T.O.C. 125.40 126.10 T.O.C. 125.60 126.75 126.50 125.25 125.50 127.00 126.00 T.O.C. 125.50 126.50 T.O.C. 126.00 126.50126.85 126.50 126.55 126.55 127.00 127.00 126.85126.35 126.50126.35 126.35 126.35126.50126.50 126.35 126.95 126.50126.25 127.00 127.00 126.50 126.20 126.40126.15 T.O.C. 125.65 126.30 T.O.C. 125.70 127.00 127.00123.50123.00125.50 T.O.C. 125.00 125.70 125.20 126.00 T.O.C. 125.50 125.50126.25 T.O.C. 125.75 125.25125.00 T.O.C.124.50125.10125.35 125.15 H.P. 125.10 125.35 T.O.C. 124.85 126.95 126.95126.95126.95126.95 126.45 126.95 126.45 126.95 126.45 126.95 126.15 T.O.C. 125.65 126.15 T.O.C. 125.65 125.95 T.O.C. 125.45125.85 T.O.C. 125.35 125.35 T.O.C. 124.85 124.80 T.O.C. 124.30 126.00 T.O.C. 125.50 126.00 T.O.C. 125.50 126.50 126.50 126.50126.50 127.00 127.00126.95 124.30 T.O.C. 123.80 124.50 T.O.C. 124.00125.00 T.O.C. 124.50 124.35 T.O.C.124.85124.55 T.O.C. 124.05 124.25124.70 126.95126.95126.95 126.80126.05 126.65126.30 T.O.C. 125.80 126.45 126.95 126.50126.45 126.95126.95 126.50 126.20126.35 126.95 126.45 126.95 126.00125.75 125.55125.90 T.O.C. 125.40125.50 T.O.C. 125.00 125.50 T.O.C. 125.00 125.50 T.O.C. 125.00 125.00 T.O.C. 124.50 127.00126.95126.80126.25 T.O.C. 125.75 125.75 T.O.C. 125.25 126.00 T.O.C. 125.50 125.50 T.O.C. 125.00 125.85 T.O.C.125.35126.95 125.45125.40 T.O.C. 124.90 127.00125.75 T.O.C. 125.25 126.30 126.75 T.O.C.126.25126.95 126.45 126.95 126.95 126.50 T.O.C. 126.00 125.50 T.O.C. 125.00 125.50 T.O.C. 125.00 125.75125.75 125.75126.95127.00 127.00127.00 127.00 126.50 126.5 0 126.50126.25126.40 126.35 T.O.C. 125.85125.55 126.25 T.O.C. 125.75 126.50 126.50126.10 126.85 125.80 T.O.C. 125.30 125.50 T.O.C. 125.00 125.00 T.O.C.124.50125.00 T.O.C. 124.50 124.90 T.O.C. 124.40 127.00126.50 126.50 126.50126.50125.65 125.40 T.O.C. 124.90 126.15 T.O.C. 125.65 127.00 127.00126.50 126.50 126.80126.15 T.O.C. 125.65 124.75 T.O.C. 124.25 126126125F.F.E. 127.00 PUTTINGGREENPROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF MECHANICALTRCOMPACTORSUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC10a GRADING & DRAINAGE PLAN (1) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 MATCH LINE (C10b)NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SURVEY PROVIDED BY: DRAINAGE INLET NOTE: FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. TBM #1 - CRS CONTROL AT NORTHEAST CORNER OF SITE ELEV = 124.81 BENCHMARK INFORMATION: ■ ■ ■ ■ l.!'5":r"H'~~H+~,.,.,.""""'~.J....,...;.j.=i=d-..,..,..J!;.U.J, ■ ■ ■ ■ ■ :111 --------,_'V J --i2~ ■ , I ■ ■ ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ HlE R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION PROPOSED RIP RAP W/ FILTER BLANKET FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) 159 160 PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) PROPOSED 30" SAND FILER MEDIA MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHEOHEOHEOOHEOHEOHOHEOHEOHE 9 10 F.F.E. 126.00F.F.E. 126.00F.F.E. 126.00 125.05 T.O.C. 124.55 124.85 T.O.C.124.35125.75 T.O.C. 125.25 125.10 T.O.C. 124.60 125.10 T.O.C. 124.60125.20 T.O.C.124.70124.50 T.O.C. 124.00 124.20 124.50 T.O.C. 124.00 124.20 124.95 T.O.C. 124.45 124.65 125.20 T.O.C. 124.70 124.90 124.50 T.O.C. 124.00124.20 125.15 125.15125.35 125.35125.40 T.O.C. 124.90 125.10 T.O.C.124.60124.50 T.O.C.124.00124.20123.60 T.O.C. 123.10124.00 T.O.C.123.50123.70125.00 T.O.C. 124.50125.50125.15 125.90 125.15 124.50 T.O.C.124.00125.75 T.O.C. 125.25 125.00 T.O.C. 124.50 125.20 125.65 125.70 T.O.C. 125.20 124.55 125.15 T.O.C. 124.65 125.00 T.O.C. 124.50 125.10 T.O.C.124.60124.55125.25 125.20 T.O.C.124.70124.90 H.P.124.60125.00 T.O.C. 124.50 125.50 125.25 125.00 T.O.C. 124.50 123.35 123.25 125.75 T.O.C. 125.25 125.05 T.O.C. 124.55 124.75 124.90 H.P.126.00 125.10124.60124.75 124.50124.60 124.80 124.75 125.50 125.50 126.00 125.90 126.00 125.50 125.50 126.00 126.00125.90 125.90 126.00 126.00 125.90125.90125.50125.15 125.45 125.90 125.45 125.15 126.00 125.50 125.50 126.00 125.90 125.50 125.50 126.00 126.00125.90 125.90 124.55 125.40 T.O.C. 124.90 125.05 T.O.C. 124.55 124.75125.10125.10125.15 125.70 T.O.C. 125.20 125.15 125.35 125.70 T.O.C. 125.20 125.65 T.O.C. 125.15 125.25125.50 T.O.C.125.00125.20125.38 T.O.C. 124.88 125.43125.43 125.38 T.O.C. 124.88 124.50 T.O.C. 124.00 124.20 123.00125.50 125.50125.40125.40125.00125.00125.50 125.50 125.40 125.40125.00125.00125.00 125.00 125.50 125.50 125.45 125.45 125.00 125.00 125.45 125.50 125.50 125.45 124.50 T.O.C. 124.00 123.85 123.75 123.10123.50124.00125.25 T.O.C. 124.75 125.25 T.O.C.124.75123.30125.50 125.50 126.00 126.00125.90 125.90125.15125.45125.20125.55125.50125.45125.40125.65 125.60 125.00 124.50 124.70 124.90124.85 125.00 T.O.C. 124.50124.65125.00 124.85 125.85 125.75125.75 125.75 125.75 125.50 125.50 125.80125.20 T.O.C.124.70124.50 T.O.C. 124.00124.60 T.O.C.124.10124.55124.95125 125125124125124124124.5125F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 POOL PICKLE BALL DOG PARK COURTSCOURTSPICKLE BALL 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC10b GRADING & DRAINAGE PLAN (2) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 MATCH LINE (C10a)NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SURVEY PROVIDED BY: DRAINAGE INLET NOTE: FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. TBM #1 - CRS CONTROL AT NORTHEAST CORNER OF SITE ELEV = 124.81 BENCHMARK INFORMATION: r~-~: ".~=-~. :"7,,, _-_ -±9-x~i.'1-g . --12 '---=---=-----,-;._--_-__ -,,-_-_,_23=-____ -_-_ ----_-__ -= f , ' '.~: ,.--,,,-"'--=--=-~_--c-=-~--~--'1__'_--:-~-':J -_"----f-1---_-=-"' • 0 V ,. _,_,iL_~~~-~~~~~~E~~~~~~~~~~~~~~~;)t~~~~~~J~~~~~~~E!~~~~!_'~-~-~-~-~-~-~:-~_~-~~-~~-~~~c---s=~-.--,H,-----+---.,.,J__._:;_:.··_-~m--~-~ ■ ■ ■ ■ ■ '' tz":,2.l X I 1 I II'', 4':r•~x ✓/- II //0 :: 81 :/ f ij ··•~6'~1 ·"• _ ?~'i:1fi ~'1':I\ ~! .1J: (,q11··, _,,,, rgi: % 111\1\ ----- , 111 -.·- 11 1 1,f,/ i•~.c\> • -I - \ ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ HlE ,.,.i..i,luM,_, H,illoiAU ... ., mu t-',N•,,ll r.o.SH~ :::.:.ron,ALHSll ~:s•,;•~~ALWI) R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION PROPOSED RIP RAP W/ FILTER BLANKET FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) 159 160 PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) PROPOSED 30" SAND FILER MEDIA OHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETBM # 1 CRS CONTROL ELEV. 124.81'126126125REQD., 8" PERFORATED PVC UNDERDRAIN REQD., 8" PERFORATED PVC UNDERDRAIN REQD., ACO POWERDRAIN S100K SLOPED TRENCH DRAIN RIM ELEV = 123.50 INV. 121.50 REQD., TRUCKWELL SUMP PUMP RIM ELEV = 124.00 REQD., 206LF 4" HDPE FORCEMAIN F.F.E. 127.00 PROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC11a PIPE NETWORK PLAN (1) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 MATCH LINE (C11b)NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SURVEY PROVIDED BY: DRAINAGE INLET NOTE: FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. TBM #1 - CRS CONTROL AT NORTHEAST CORNER OF SITE ELEV = 124.81 BENCHMARK INFORMATION: 12"RCPINVEL EX 12" RCP INV (W) EX. 18" RCP INV EL - - --=-.-_-v -----------~ -=---~a, 10 ~ -"''~,,=~~===~#,...-==-._"] -~ __ / __ ----------~ ___..c::: __,, '.;~D., '1.1 ---D.,CURBINLET R-3067W/TYPECGRATE - TEL.EV •124.50 0" RCPINV(IN): 119.35 CPINV(OIJT): 119. ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ r. ■ ■ ~ AXLE/'; CMF □ OTF6 CRF6 CRSO u ® □ @ HlE R.O.W. LEGEND OHE W SS BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED PERVIOUSCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION PROPOSED RIP RAP W/ FILTER BLANKET FO EXIST. FIBER OPTIC CABLE LINE EXIST. PIPE EXIST. WOODEN FENCE o o o EXIST. CHAINLINK FENCE x x x EXIST. WIRE FENCE EXIST. POWER POLE EXIST. WATER METER EXIST. WATER VALVE EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS REGULATOR EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE T W EXIST. LIGHT POLE G c EXIST. GRATE INLET EXIST. MAIL BOX EXIST. SIGN EXIST. COMMUNICATION BOX/VAULT PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) 159 160 PROPOSED PEDESTRIANCONCRETE (BROOM FINISH) PROPOSED 30" SAND FILER MEDIA MECH.RESTROOMRESTROOMELEC.MAINT./STOR.POOL EQUIPMENTOHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHEOHEOHEOOHEOHEOHOHEOHEOHE 9 10 F.F.E. 126.00F.F.E. 126.00F.F.E. 126.00 125125125124125124124124.5125REQD., 8" PERFORATED PVC UNDERDRAIN REQD., 8" PERFORATED PVC UNDERDRAIN REQD., COORDINATE 42" RCP OUTFALL LOCATION W/ ADJACENT DEVELOPMENT TO THE SOUTH. F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 F.F.E. 126.00 F.F.E. 126.00 F.F.E. 125.50 F.F.E. 125.50 1693.20 GMD PCJ The Reserve at FairhopeDominion Partners, LLC.VOLANTA AVE & GREENO RD.FAIRHOPE, ALABAMA 365323060 Peachtree Rd. N.W. Suite 600 Atlanta, GA 30305 T 404 365 7600 www.nilesbolton.com No. Description Date PROJECT # : DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:NOT RELEASED FOR CONSTRUCTIONC11b PIPE NETWORK PLAN (2) ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 3030 30 MATCH LINE (C11a)NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SURVEY PROVIDED BY: DRAINAGE INLET NOTE: FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. TBM #1 - CRS CONTROL AT NORTHEAST CORNER OF SITE ELEV = 124.81 BENCHMARK INFORMATION: ---------~:~_l ;~~-•-·:22~~<• ~· ~-,;i. : .. ·~-~ -· --~-:·~:";;;;_=--:;;;;;;;;;;;;;;;;;;;;;;;::::;;;:::~:;-;-;;,,~=-~-~--;:-±9-~~~:::;=--::::-;;~;;:;';;;~;::;:;;;;~~r--~TI-~=--~~~~~;.:~===~~~ •" --=--=-~,,.::..;c~_.=;-c \} ·; ;;--==;==;a;c~~~==~:~~IIIIIIZI~~~~~_:_===-m-T c--o=---1'./r.---l----.+---"'-.- •• ):<• ff ,v (OJD H Ji'[~@015% REQD.,CURB AHR-3067W/TT'PECG THROAT ELEV= 18" RCPINV(I 60TRASHRACK ___ ..,._ .. -·· I REQO., OUTFALL STRUCTURE 112 84"DIA.RISERW/CON1ECHPYD-84TRASHRACK ~~EE~~';:L1~~~Cl4) 3EAB"x12"0RIFICEINV: 119.85 (NW)B"PI/CINV(IN): 117.00 (E)30" RCP INV (OUT); 117.00 _/ I I ~ AXLE/'; CMF □ OTF8 CRF6 CRSO u ® □ @ HlE ::,~ .. ~-:::;,-;, ~~~::."~" :::.!ron.ALHSll ~:s•,;•~~ALWI) 92/$17$-$'(GZJ1257+' El4LDWIN COUNTY AIABAMA PARGa A: COMMENCING AT THE SOUTHfAST CORNER OF FRAGnONAL srcnoN 39, TOWNSHIP 6 SOUTH, RANGE 2 fAST, El4LDWIN CONTY, /J.J,BAMA; MNCE NORTH rxrof55• fAST A DISTANCE OF 1320.20 Fm TO A POINT; THENCE NORTH 89'57'54 " WEST A 0/STANCE OF 660.BJ mT TO A POINT MARKfD BY A HNCH SQUARE CONCRITf MONUMENT; JHENCE NORTH 00'/ 2'06" WEST A DISTANCE OF 659. 76 FEET TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTEO AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAIO FRACTIONAL SECTION 39 FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN OESCR/8£0; THENCE NDRJH 03'34'56 " WEST A 0/STANCE OF 374.46 FEET TO A POINT MARKED BY AN OPEN TOP IRON PIPE; THENCE NORJH 00'42'!0" fAST A DISTANCE OF m. 13 FEET TO A POINT MARKED BY AN ·x· CHISELED IN THE SIDEWALK ON JHE SOUTH MARGIN OF \IO!ANTA AVENUE; JHENCE ALONG SAIO SOUTH MARGIN SOUTH 89'42'39" EAST A DISTANCE OF 513.59 FEET TO A POINT MARKED BY A CONCRETE MONUMENT 111TH A DISC ON THE WfST MARGIN OF U.S. HIGHWAY 9B (AK.A. GREENO ROAD); THENCE DEPARnNG SAID SDUJH MARGIN AND ALONG SAID WEST MARGIN SOUTH 30·29•55• fAST A DISTANCE OF 65.01 FEIT TO A POINT ON A NON-TANGENTIAL 1,881.75' RADIUS WIM TO JHE RIGHT, ,AID POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALDNG oAID WEST MARGIN AND THE ARC OF oA/0 CUIM A DISTANCE OF 437./9 FEIT (CHORD BEARS SOUJH 0705'50" fAST, 436.2/') TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN SOUTH 0/'25'JJ" fAST A DISTANCE OF 29H2 FEIT TO A POINT MARKED BY A CONCRETE MONUMENT; THENCE ALONG SAID W[5T MARGIN SOUTH 00'22'16" fAST A DISTANCE OF 461.88 Fm TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON THE NORTH MARGIN OF HOYI.E AVENUE; THENCE DEPARnNG SAID WEST MARGIN AND ALONG SAID NORTH MARGIN NORTH 89'58'22" WEST A DISTANCE OF 258.04 FEIT TO A POINT MARKED BY A CAPPED IRON ROD (REBAR); THENCE DEPARTING SAID NDRJH MARGIN NDRJH 00'13'45" W[5T A DISTANCE OF 630.97 FEET TO A P0/1'/T MARKED BY AN IRON ROO (REBAR); THENCE SOUTH 89'46'55" WfST A DISTANCE OF 329.75 FEET TO THE POINT OF BEGINNING; CONTAINING 515,824 SQUARE FEIT (11.84 ACRES) MORE OR LESS. PARGa B: TH[ WEST HALF OF THE SOUTHfAST QUARTER OF THE NORMAST QUARTER OF THE SOUTHfAST QUARTER, BEING BLOCK 10 OF THE SUBDMSION OF THE SOUJHfAST QUARTER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUJH, RANGE 2 fAST, BALDWIN COUNTY, AIABAMA, MORE PARTICULARLY DESCRIBED AS FO/.LOWS: COMMENCING AT THE SOUTHEAST CORNER OF FRACnDNAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, El4LDWIN CONTY, /J.J,BAMA; THENCE NORJH OO'Of55" fAST A DISTANCE OF 1320.20 Fm TO A POINT; THENCE NORTH 89'57'54" WfST A D1STANCE OF 660.BJ FEIT TO A POINT MARKED BY A 4-INCH SQUARE CONCRITf MONUMENT; THENCE NORTH DITJ0'1J" WEST A DISTANCE OF 29.56 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED; THENCE NORTH rxr11'15• WEST A DISTANCE OF 630.20 Fm TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHfAST QUARTER OF THE SOUJHEAST OUARTER OF SAID FRACTIONAL SECTION 39; THENCE NORJH 89'46'55" fAST A DISTANCE OF 329.75 Fm TO A POWT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 00'13'45" EAST A DISTANCE OF 630.97 Fm TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) ON THE NORJH MARGIN OF HOYI.E AVENUE; MNCE ALONG SAID NORTT! MARGIN AND THE WESJWARD EXTENSION TTJEREOF SOUTH 89'54'5!" WfST A DISTANCE OF 330.20 Fm TO TH[ POINT OF BEGINNING; CONTAINING 208,077 SQUARE FEET (4.78 ACRES) MORE OR LESS. PARGa E: COMMENCING AT THE SOUTHEAST CORNER OF FRAGnONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, fl4LDl\jN COUNTY, ALABAMA; THENCE NORTH 00'04'55" fAST A DISTANCE OF 1,320.00 Fm TO A POINT; THENCE NORJH 89'57'54" WEST A DISTANCE OF 458.59 Fm TO THE POINT OF BEGINNING, SAID POINT MARKED BY A CRIMPED TOP PIPE; THENCE SOUTH 00'28'44 . fAST A DISTANCE OF 23.D6 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE NORJH 82'26'08" WEST A DISTANCE OF 176.79 FEET TO A POINT MARKED BY AN OPEN TOP PIPE; THENCE SOUJH 89'27'31 • WEST A DISTANCE OF JJ.75 FEIT TO A POINT MARKED BY A CONCRETE MONUMENT; THENCE NORTH 00'30'13• WfST A DISTANCE OF 29.56 FEIT TO A POINT MARKED BY A CAPPED IRON ROD (REBAR); THENCE NORJH 89'54'5!" EAST A DISTANCE OF 208.81 FEIT TO A PD/NT MARKED BY A CAPPED IRON ROD (REBAR); THENCE SOUTH 00'28'44" EAST A DISTANCE OF 29.77 FEET TO THE POINT OF BEGINNING, CONTAINING 8,180 SQUARE FEIT (0.19 ACRES), MORE OR LESS. I HEREBY CERTIFY THAT All PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORfll<NCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF /J.J,™IIA TO THE BEST OF MY KNDWl.EDGE, INFORMATION, AND BELIEF. SSMH -721.7' WEST OF LINE RIM EL-101.78' INV EL-97.30'(NW)6'VCP INV EL=97.07'(E)1 O'VCP INV EL-97.21'(SW)6'VCP INVERT OUT INV EL=97.03'(W)10"VCP 5' CONCRETE SIDEWALK OTF PARCEL F S 89'2+'13 6 E S 89"24' E PARCEL C 180.2 (R) // / ,.,✓ 180.03' (0) 180' (R) XMS OTF z FENCE o.3' 71sr I \ \ \ \ "" I STOR~ DRAINAGE RE.WSION 2 -11/11/20 JREES & WATERLINE ALONG EAST LINE ADDED, PIPE SIZE RE\IISED STORM STRUC11JRE /4 Rf\llS/ON I -10/29/20 ADDITIONAL TOPO SOUTH OF HOYLE, oANffARY SEWER MANHDLE ADDED OW/VG TS BAG JADE CONSULTING ,me O' = 50' 100' j£!1E)j/) DCRF CAPPED/RONRIJDFDUND "''" CRIMPED TOP PIPE FOUND f::-.OTF OPfN TOP IRON PIPE FOUND L,.RiJF RE&.RfRONfOUND "''"' !RONP!NFOUND 0CRS CAPPED/RONRIJDSET (R) /lECOllf) (0) OBSE!MD R.O.W. RIGHTOF WAY P.O.C. Pf"A/{T'Df COAIIEJICEIIEHT P.O.B. PIJl{TDF /£GINNING ---0-CHNNLJNKfENCE -x-WlRfffNCE -/-1',tXX)ffNCf )::1:LP UGHr P01.E ePP PCMERPOI.E @ 5'.NITARYSfWEli'MANHO!..E C0J SV SNirrARY SEWER VAlVt [I] E1.EC1RICJlTfWMJRWER ~GM GIISllfilR /:)jWI/WV WAHR IIETER fxl WA'lrn VALVE: JJ,FH RRE Hl!JRN/1' □TP TB.EPtKM PfOEST& i-t" PINfJREE(CAUPfR) ~ 0 G) :;o rTJ rTJ z 0 :r: G) :r: ! co ()J (J) 0 1"K1llfE(ClfflR) PfCNITREE(CMJPER) STORM DRAINAGE (J) i~Ri~-123.76'(E) INV EL=123.39'(W) W/SLOPING CONCRETE HEADWALL t. TYPE DF SUR\lf.Y: BOUN/l4RY, TOPOGRAPflC & TRffS >20" 150' ' 2. RfCOl!l IJINEHS/ONS ~ED ON THAT 7J7lf COWITWENT PROWOED BY TH£ CUENT FROAI RRSTAlrlERICANTITI.EINSURANCECOIJPAM'ltffi/AF!LENO. OFNCS-102342.f.-,m, ~JID NJGUST10,2020. J. THIS DRA.WINGNoJD Df'SCR/P110N DOESHOTRmECTAt«TmEORf,'SD,/DffRESEARCH OTHfRTHAN~T/S',1SR.EORPRfMDEDf!fTHfCl.1ENT'SCONVEYANCE.SEm\CKl.1NfS E:SrABUSHEDBYSTA11.1TE,DRDINANCfORRESTRIC1IVtCOVENAH1SMENOTSHOWN. 4-. THIS DRAWING IS THE PROPfRTY Of SMf1H. CURK & A5SOCIA1£S. IT IS SOUlYFDR THf USE OFMCUENTWJIEDHEREONAND IS NCWTR,IJ/SfERAfl.ETDmfOTHfR PN?TY. IT.u.\YNOT BEUSEDlffiHOUTPRIORCONSEtfTFROMSMITH,r.uRK&:ASSOOATES. 5. THIS W.'MNG IS TO SCALE M£N PRINTED ON 24XJ6 PAf'fR IN IANOSCJPE Vl£W WITH /oKJ sc.N.m. 6. fl..EVAIION ESTABUSJ£D USING RTK GPS ON N..DOT CORS NITWORK ("6.\/D 88). 7. CONTOURSRUNAT!'INIDi'VALS. SHEET 1 OF 2 9/4/20 1 "=50' BOUNDARY & TOPOGRAPHIC SURVEY FY/fl;: 20-609 114/36 GREENO ROAD & VOLANTA AVENUE FAIRHOPE, ALABAMA 92/$17$-$'(GZJ6287+' SSMH -721.7' WEST OF LINE RIM EL-101.78' INV EL=97.30'(NW)6''vCP INV EL-97.07'(E)10'VCP INV EL-97.21'(SW)6"'VCP INVERT OUT INV EL-97.03'(W)10"'VCP BALDl\1N COUNTY AlABAMA PARCEL k 12.0' 36.3' GARAGE 24.3' 15.4' OPEN PORCH 48.4' RESIDENCE FFE=128.15' 11.s· 1.6' 27.0' CONCRETE PARKING ~ AREA '-'!_ 30.0' R[S/DfNCf DITAIL SCALE, 1"=20' GRAVEL DRIVE COMMENCING AT TH£ SOUTH£AST CORNER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 £AST, BALDWIN CONTY, AIABAMA; THENCE NORTH OU04'55" £AST A DISTANCE OF /320.20 Fill TO A POINT; THENCE NORTH 89"57'54" l\'£ST A DISTANCE OF 660.83 Fill TO A PC/NT MARKm E« A 4-INCH SQUARE CONCRET£ MONUMENT; THENCE NORTH 00'12'06" WEST A DISTANCE OF 659.76 Fm TO A PCINT MARKED E« A CONCRET£ MONUMENT ACCEPTED AS THE BEING TH£ SOUTHfAST CORNER OF THE NORTHWEST QUARTER OF TH£ NORTHfAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 39 FOR THE PCINT OF BEGINNING OF THE PROPERTY HERDN DESCRIBED; THENCE NORTH 03°34'56" WEST A DISTANCE OF 374.46 FEET TO A PCINT MARKED E« AN OPEN TOP IRON PIP£; THENCE NORTH 00'42'10" £AST A DISTANCE OF 242.13 FEET TO A PC/NT MARKED BY AN "X" CHISELED IN THE S/OEWAlK ON THE SOUTH MARGIN OF VOI.ANTA AVENUE; THENCE ALONG SAID SOUTH MARGIN SOUTH B9'42'39" fAST A DISTANCE OF 5/3.59 Fill TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON TH£ l\'£ST MARGIN OF U.S. HIGHWAY 98 {A.KA GRffNO ROAD); THENCE DEPARTING SAID SOUTH MARGIN ANO ALONG SAID WEST MARGIN SOUTH 3U29'55 " £AST A DISTANCE OF 65.01 FEET TO A POINT ON A NON-TANGENTIAL 1,881.75' RADIUS CURVE TO TH£ RIGHT, SAID POINT MARKED BY A CONCRET£ MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN ANO THE ARC OF SAID CURVE A DISTANCE OF 437.19 Fill {CHORD BEARS SOUTH 0705'5()" £AST, 436.21) TO A PC/NT MARKED BY A CONCRET£ MONUMENT W~H A DISC; THENCE ALONG SAID WEST MARGIN SOUTH 01'25'33" fAST A DISTANCE OF 292.!2 Fill TO A POINT MARKED E« A CONCRETE MONUMENT; THENCE ALONG SAID WEST MARGIN SOUTH 00'22'16" fAST A DISTANCE OF 461.88 Fill TO A POINT MARKffi E« A CONCRET£ MONUMENT WITH A DISC ON TH£ NORTH MARGIN OF HOYLE AVENUE; THENCE 0£PARJJNG SAID l\'£ST MARGIN ANO ALONG SAID NORTH MARGIN NORTH 89'58'22" WEST A DISTANCE OF 258.04 Fill TO A PC/NT MARKED E« A CAPPED IRON ROD (REBAR); THENCE DEPARTING SA/0 NORTH MARGIN NORTH 00·13'45• WEST A DISTANCE OF 630.97 FEET TO A PC/NT MARKED E« AN IRON ROD {REBAR); THENCE SOUTH 89'46'55" WEST A DISTANCE OF 329.75 FEET TO THE PC/NT OF BEGINNING; CONTAINING 515,824 SQUARE FEET (11.84 ACRES) MORE OR LESS. PARCEL B, THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTH£AST QUARTER OF THE SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBOMS/ON OF THE SOUTH£AST QUARTER OF FRACJ/ONAL SECTTON 39, TOWNSHIP 6 SOUTH, RANGE 2 £AST BALDWIN COUNTY, ALABAMA, MORE PARJJCUlARLY DESCRIBED AS FO/lOWS, COMMENCING AT THE SOUTH£AST CORNER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 £AST, BALDWIN CONTY, AlABAMA; THENCE NORTH 00'04'55" £AST A DISTANCE OF 1320.20 Fill TO A PC/NT; THENCE NORTH 89'57'54 " l\'£ST A DISTANCE OF 660.83 Fill FENCE 0.3' ?,ST I \ \ \ \ '-- 1 \ \ \ \ (0.16' E'f;) ICTF I I I I HEADWALL WOOD BRIDGE L4 S 00"28'44• E 29:77• 0) L4 S 0012'30• E 30' R SOUTHEAST CORNER OF FRACTIONAL SECTION 39, T-6-S, R-2-E, BALDWIN COUNTY, ALABAJ,4A P.0.C. RE.WS/ON 2 -11/11/20 1RE£S & WATERUN, ALONG £AST UNE AOOEO, PIPE Sil[ REVISED STORM STRUCTURE /4 REVISION 1 -10/29/20 AOO/TIONAL TOPO SOUTH OF HOYLE, SANITARY SEWER MANH01£ AOOffi OW/VG TS BAG JADE CONSULTING ,me lfflS, 0' 50' 100' 150' {/) ~--- L __ ___ D'/ER ROAD I_ 6CRF 8.CTF 6oTF 6RBF 6/Pf 0CRS (R) CJ.PPEDffl/RODFDUND CRIUPEDTOPMFOUNO OPENTOPIRONP/PfFOUND REB'.R l?ON FOUND (0) R.O.W. P.O.C. P.0.8. Nl0/1 P1N Fllll<) CAPPEIJIROORODSET RECOO OBSEIMll RIGHTOf WAY f'aHTOFCOlrllrlENCEllENT f'aHTOF BfGINNING ---0-CIWN LJNK FENCE -X-WIR£ITNCE -1-WOODFINCE ::0:LP L<HT POI.£ e PP PmITT POL£ @ SANITARY S£llfR IWfflE to:JSV SN-lflARYSEWERVAL~ I filCT1'CAl.1RANSfORllfl? WMWVGM :TER~ WA~ VALVE: ,QFH FIREHl'DR!Wr □TP m.EPHONE Prn£STAI. * PINETRfE(CALJPER) ® 0 CW('ffifE(CN.JPER) P£CN/OO:(CALJPfR) t. TYPE OF SUR\lf.Y: BOUN/l4RY, TOPOGRAPflC & TRffS >20" 2. RfCOl!l IJINEHS/ONS ~ED ON THAT 7J7lf COWITWENT PROWOED BY TH£ CUENT FROAI RRSTAlrlERICANTITI.EINSURANCECOIJPAM'ltffi/AF!LENO. OFNCS-102342.f.-,m, ~JID NJGUST10,2020. J. THIS DRA.WINGNoJD Df'SCR/P110N DOESHOTRmECTAt«TmEORf,'SD,/DffRESEARCH OTHfRTHAN~T/5',1SR.EORPRfMDEDf!fTHfCl.1ENT'SCONVf'(ANCE.SEm\CKLJN£S E:SrABUSHEDBYSTA11.1TE,DRDINANCfORRESTRIC1IVtCOVENAH1SMENOTSHOWN. 4. THIS DRAWING IS THE PROPfRTY Of SMf1H, CURK & .-'SSOCIA1£5. IT IS SOUlYFDR THf USf OFMCUENTWJIEDHEREONAND IS NCWTRANSfERAfl.ETDmfOTl/fR P)RT'(_ fT.u.\YNOT BEUSEDlffiHOUTPR/ORCONSEtfrFROMSM/1H,r.uRK&:A.5SOOATES. 5. THIS W.'MNG IS TO SCALE" M£N PRINTED ON 2.f.XJ6 PAf'ER IN IANOSCJPE Vl£W WITH /oKJ soo.m. 6. fl..EVAIION ESTABUSJ£D USING R1K GPS ON N.DOT CORS NITWORK ("6.\/D 88). 7. CONTOURSRUNAT!'INIDi'VALS. SHEET 2 OF 2 9/4/20 1 "=50' BOUNDARY & TOPOGRAPHIC SURVEY FY/fl;: 20-609 114/36 GREENO ROAD & VOLANTA AVENUE FAIRHOPE, ALABAMA 7660,7+&/$5. $662&,$7(6 Hunter C. Smith ALABAMA PLS #30007 2021.04.01 09:27:37-05'00' BALDWIN COUNIY AlABAMA PARCELS AS DESCRIBED IN mu: COMMITMENT: PARCa A: FROM THE SOUTHEAST CORNER OF FRAC110NAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, RUN NORTH DD DEGREES D4 MINUTES 55 SECONDS EAST. 1320.20 FIB; THENCE RUN NORTH 89 DEGREES 57 MINUTES 54 SECONDS WEST. 660.83 FEET TO A CONCRETE BLOCK MARKER, THE SOUTHEAST CORNER Of GREENWDOO PARK TERRACE SUBDMSION; THENCE RUN NORTH DD DEGREES 11 MINUJES WEST, 659.83 FIB TO A CONCRETE MONUMENT KNOWN AND ACCEPTED AS BEING THE SOUTHEAST CORNER OF. THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER DF SAID SECTION J9 FOR A POINT OF BEGINNING; FROM SAID POINT OF BEGINNING RUN NORTH OJ DEGREES 32 MINUTES H SECONDS WEST, 374.42 FEET TO AN IRON PIPE CORNER MARKER AT THE SOUTHEAST CORNER OF THE FREDA ACRE; THENCE RUN NORTH 00 DEGREES 43 MINUTES 27 SECONDS EAST, 241 .89 FEET TO AN UlON PIPE CORNER MARKER AT THE NORTHEAST CORNER OF THE FREDA ACRE ANO ON THE SOUTH S/0£ OF \ULANTA AVENUE; THENCE RUN SOUTH 89 DEGREES 42 MINUTES 32 SECONDS EAST, 513.53 FEET, ALONG THE SOUTH S/0£ OF \IJLANTA A'IENUE, TO AN AIABMIA STATE HIGHWAY DEPARTMENT (ASHD) RK;HT-OF-WAY MONUMENT; THENCE RUN SOUTH JO DEGREES 32 MINUJES 27 SECONDS EAST, 65.08 FIB TD AN ASHO MONUMENT; THENCE RUN SDUTHEASTWARDLY, ALONG A CUIM TD THE RIGHT 436 FEET, MORE DR LESS (CHORD BEARS SOUTH 07 DEGREES 05 MINUTES 43 SECONDS EAST, 435.98 FEIT) TO A ASHD RIGHT-OF-WAY MONUMENT; THfNCE RUN soum 01 DEGREES 18 M/Nurrs EAST, 292.8 FEET TO ASHD STATION 140+00 ON THE WEST SIDE OF GREENO ROAD (U.S. HIGHWAY 98); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 16 SECONDS EAST, 461.76 FEET TO AN ASHO MONUMENT AT THE INTERSECTION OF THE WEST UN£ OF GREENO ROAD AND THE NORTH UN£ OF HOYLE A'/ENUE, IN FAIRHOPE, AIABMIA; THENCE RUN NORTH B9 DEGREES 57 MINUTES 54 SECONDS WEST, 257.99 FIB; THENCE RUN NORTH 00 DEGREES II MINUTES 18 SECONDS WEST, 631.10 FIB TD AN IRON PIN CORNER MARKER, THE NORTHEAST CORNER OF THE WEST /W.F SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 39; THENCE RUN SOUTH 89 DEGREES 49 MINUJES 10 SECONDS WEST, JJ0.00 FIB TO THE POINT OF BEGINNING. PARCa UES IN THE NORTHEAST QUARTER OF SOUTHEAST QUARTER OF SECllON 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST: BAI.DWIN COUNTY, AlABAMA. PARCEL B: THE WEST HALF Of THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBOMSION OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BAI.DWIN COUNTY, AJ)BAJJA, PARCa E: FROM THE SOUTHEAST CORNER OF SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, RUN NORTH ALONG THE EAST LINE OF SAID SECJJON 1320.4 FEET TO THE CENTERLINE OF HOnE A'IENUE IN THE CITY Of FAIRHOPE AWJAM!; THENCE RUN SOUTH 89 DEGREES 43 MINUTES JO SECONDS WEST 458.59 FEET TO AN IRON PIPE CORNER MARKER FDR A POINT OF BEGINNING; THENCE RUN SOUTH 00 DEGREES 12 MINUJES JO SECONDS EAST, 23.05 FEET TO AN IRON CORNER MARKER IN THE ROOT OF A CAMPHOR TREE; THENCE RUN NORTH 82 DEGREES 22 MINUTES JO SffONDS WEST 176.75 FEET TO AN IRON PIPE CORNER MARKER, THE NORTHWEST CORNER OF LOT 4, FOURTH ADDmON TO THE DEEP TREE FOREST SUBDMSION; THENCE RUN NORTH 89 DEGREES 51 MINUJES JD SECONDS WEST, JJ.75 FIB TO A CONCRETE AND IRON CORNER MONUMENT, THE SOUTHEAST CORNER OF GREENWOOD PARK SUBDIWSION, (SEE MAP BDOK 8, PAGE BJ, PROBATE RECORDS, BAI.DWIN COUNIY, AIABAMA); THENCE RUN NORTH JD FEET; THENCE RUN SOUTH 89 DEGREES 51 MINUTES JD SECONDS EAST, 208.74 FEET TO AN IRON CORNER MARKER; THENCE RUN SOUTH 00 DEGREES 12 MINUJES JD SECONDS EAST, JO FIB TO THE POINT OF BEGINNING. TRACT UES IN THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY AIABAMA PARCEL DESCRIPTIONS AS SURVEYED: PARCEL A: COMMENCING AT THE SOUTHEAST CORNER OF FRACllONAL SECllON 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN CONIY, AJ)BAJJA; THENCE NORTH 00'04'55" EAST A DISTANCE OF 1320.20 FEET TO A POINT; THENCE NOi/TH 89'57'54" WEST A DISTANCE OF 660.BJ FEET TO A POINT MARKED BY A HNCH SQUARE CONCRETE MONUMENT; THENCE NORTH 00'12'06" WEST A DISTANCE OF 659.76 FIB TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BBNG THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACnDNAL SECllON 39 FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED; THENCE NORTH OJ'J4'56" WEST A DISTANCE OF 374.46 FIB TD A POINT MARKED BY AN OPEN TOP IRON PIPE; THENCE NORTH 00'42'10" EAST A DISTANCE OF 242.IJ FIB TO A POINT MARKED BY AN "X" CHISELED IN THE SIDEWALK ON THE SOUTH MARGIN OF VOLANTA A'IENUE; THENCE ALONG SAID SOUTH MARGIN SOUTH 89'42'39" EAST A DISTANCE OF 5/J.59 FEET TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON THE WEST MARGIN OF U.S. HIGHWAY 9B (AK.A GREENO ROAD); THENCE DEPARTING SAID SOUTH MARGIN AND />lONG SAID WEST MARGIN SOUTH JD'29'55 " EAST A DISTANCE OF 65.01 FEET TO A POINT ON A NON-TANGENW.L l,BBl.75' RADR/S CURVE TO THE RK;HT, SAID POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN AND THE ARC OF SAID CURVE A DISTANCE OF 437.19 FEET (CHORD BEARS SOUTH 07'05'50" EAST, 436.21') TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN SOUTH 01'25'33" EAST A DISTANCE OF 292.42 FEET TO A POINT MARKED BY A CONCRETE MONUMENT; THENCE ALONG SAID WEST MARGIN SOUTH 00'22'16" EAST A DISTANCE OF 461.BB FEET TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON THE NORTH MARGIN OF HOnE AVENUE; THENCE DEPARTING SAID WEST MARGIN AND ALONG SAID NORTH MARGIN NORTH 89°58'22" WEST A DISTANCE OF 258.04 FEET TO A POINT MARKED BY A CAPPED IRON RDD (REBAR); THENCE DEPARTING SAID NORTH MARGIN NORTH OO'IJ'45• WEST A DISTANCE OF 630.97 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 89'46'55" WEST A DISTANCE OF 329.75 FEET TO THE POINT OF BEGINNING; CONTAINING 515,824 SQUARE FEET (11.84 ACRES) MORE OR LESS. PARCa B: THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBDMSION OF THE SOUTHEAST QUARTER OF FRACllONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BAI.DWIN COUNTY AlABAMA MORE PARTICUlARI.Y DESCRIBED AS FOLLOWS; COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN CONIY, AlABAM!; THENCE NORTH 00'04'55" EAST A DISTANCE OF 1320.20 FEET TO A POINT; THENCE NORTH 89'57'54" WEST A DISTANCE DF 660.BJ FEET TO A POINT MARKED BY A HNCH SQUARE CONCRETE MONUMENT; THENCE NORTH OO'JO'IJ" WEST A DISTANCE OF 29.56 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) FOR THE POINT OF BEGINNING Of THE PROPERTY HEREIN DESCRIBED; THENCE NORTH 00"l1'15" WEST A DISTANCE OF 630.20 FEET TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 39; THENCE NORTH 89'46'55" EAST A DISTANCE DF 329.75 FIB TO A POINT MARKED BY AN UlON ROD (REBAR); THENCE SDUTH 00'13'45" EAST A DISTANCE OF 630.97 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) ON THE NORTH MARGIN OF HOYLE AVENUE; THENCE ALONG SAID NORTH MARGIN AND THE WESTWARD EXTENSION THEREOF SOUTH 89'54'51" WEST A DISTANC[ OF JJ0.20 FEET TO THE POINT OF BEGINNING; CONTAINING 20B,077 SQUARE FEET (4.7B ACRES) MORE OR LESS. PARCa E: COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECnDN 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BAI.DWIN COUNIY, AlABAM!; THENCE NORTH 00'04'55" EAST A DISTANCE OF 1,320.20 FEET TO A POINT; THENCE NORTH B9'57'54" WEST A DISTANCE OF 458.59 FIB TO THE POINT OF BEGINNING, SAID POINT MARKED BY A CRIMPED TOP PIPE; THENCE SOUTH 00'28'44" EAST A DISTANCE OF 23.06 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE NORTH 82'26'08" WEST A DISTANCE OF 176.79 FIB TO A POINT MARKED BY AN OPEN TOP PU'£; THENCE SOUTH B9'27'J/" WEST A DISTANCE OF JJ.75 FIB TO A POINT MARKED BY A CONCRETE MONUMENT; THENCE NORTH OO'JO'IJ" WEST A DISTANCE OF 29.56 FIB TO A POINT MARKED BY A CAPPED IRON ROD (REBAR); THENCE NORTH B9'54'51" EAST A DISTANCE OF 208.81 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR); THENCE SOUTH OD'28'44" EAST A DISTANCE OF 29.77 FIB TO THE POINT DF BEGINNING, CONTAINING 8,180 SQUARE FEET (0.19 ACRES), MORE OR !£SS. TO SEAMAN CAPITAL, LLC, DOMINION SENIOR LMNG OF FAIRHOPE, LLC, RIME INC, AND FIRST AMERICAN TITLE INSURANCE COMPANY AND ITS SUCCESSORS AND ASSIGNS: THIS IS TO CERTIFY THAT THIS MAP OR PlAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND mLE SURVEYS, JO/NllY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS X, Y, AND l OF TAB!£ A THEREOF. THE FIELD WORK WAS COMPLETED ON NOVEMBER 10, 2020. 4=c6J COMMITMENT EN F NO. NCS-1023424-ATI lHE FOLLOWING SCHEDULE B SECTION II EXCEPTIONS ARE NOT COVERED BY lHIS SURITI: ITEM I -omcrs, LENS, ENCUMB[RANCES, ADVERSE CL>JMS ITEM 2 -TAXES ITEM 3 -TAXES ITEM 4 -FACTS, INTEREST OR CLIIMS ITEM 5 -EASEMENTS NOT SHOWN BY PUBLIC RECORD ITEM 7 -LIENS ITEM B -MINERAL RIGHTS ITEM 9 -MINERAL RIGHTS ITEM 10 -TAXES ITEM 11 -DEED lHE FOLLOWING SCHEDULE B SECTION II EXC£P7JONS CONTAIN BlANKIT STATEMENTS OR COVER TH£ [NllRE PROPERTY ANO AR£ NOT GRAPHICAi.LY DEPICTED ON lHIS SURVEY: NONE THE FOLLOWING SCHEDULE B SECTION II EXCEPTIONS ARE UNPLOTTIBLE ANO ARE NOT GRAPHICAi.LY DEPICTED ON THIS SURVEY; NONE lHE FOLLOWING SCHEDULE B SECTION II EXCEPTIONS ARE GRAPHICAllY DEPICTED ON lHIS SURVEY: ITEM 6 -SHOWN ON SURVEY TABLE A ITEMS ITEM I -SHOWN ON SURVEY ITEM 2 -lABELEO ON SURVEY OTF ITEM J -SAID SURVEYED PROPERTY IS LOCATED WITllN AN AREA HAVING A OESIGNAmN ZONE "X", AREA DETERMINED TO 8£ OUTSIDE THE 0.2% ANNUAL CHANCE OF FLOOD HAZARD. BASE FLOOD ELEVAmN DETERMINED BY THE SECRETARY OF HOUSING ANO URBAN DEVELOPMENT, ON FLOOD INSURANCE RATE MAP NO. 01 OOJC0642M DATED APRIL 19, 2019. ITEM 4 -PARCEL A, 515,824 SF±, 11.84 AC± PARCEL B, 208,077 Sf±, 4.78 AC± PARCEL E, 8,180 SF±, 0.19 AC± TOTAL AREA: 732,0B1 SF±, 16.B1 AC± ITEM 5 -SHOWN ON SURVEY ITEM 6a,b -ZONING REPORT NOT PROVIDED ITEM 7 -SHOWN ON SURVEY ITEM 8 -SHOWN ANO/OR lABELEO ON SURVEY ITEM 11 -SHOWN ON SURVEY ITEM 13 -lABELEO ON SURVEY ITEM 14 -5.'JO SURVEYED PROPERTY G LOCATE□ AT THE INTERSECTON Of SOUTH GREENO ROAD ANO VOlANTA AVENUE ITEM 16 -NO EVIOENCE OF RECENT EARTHMOVING WORK OBSERVED ITEM 17 -NO EVO£NC£ OF RECENT STREIT OR SIDEWALK CONSTRUCTION ITEM 18 -NO WITlANOS DELINEATED ITEM 19 -lABELEO ON SURVEY ITEM 20 -INSURANCE PRO~OED PARCEL F PIN: 386194 SEAMAN CAPITAL L L C 3 CHERRY HILLS SHOAL CREEK, AL 35242 S 89"24' 13" E S 89"24' E PARCEL C 180.03' (0) 180' (R) PIN: 11770 SEAMAN CAPITAL L L C 3 CHERRY HILLS SHOAL CREEK, AL 35242 STORt.4 DRAINAGE OTF ALTA/NSPS Land Title Survey 3 Parcels @ Volanta Avenue & Greeno Road Fairhope, Alabama OW/VG TS BAG 11/10/20 1 "=50' -· 20-609 114/36 JADE CONSULTING ALTA/NSPS LAND TITLE SURVEY GREENO ROAD & VOLANTA AVENUE FAIRHOPE, ALABAMA O' j£,f)j/) 8.CRF "''" 6ow 6RBF 8./Pf oCMF 0CRS (R) (0) R.O.W. 50' 100' CAPPEDIRONRODFOI.IKJ CRIMPED TOP PIP£ FOUND OP£N TOP IRON PIPE FOUND REBARl?ONFOUND m, PIH f(W) COOCR£TrlrfONlltlfNrFDUND CAPPED/RONRODSET """"" OOS!lMD RIGHTOf WAY P.O.C. flal{f OF COMIEJICEIIENT P.O.B. PO/l'{TOFBEGINN/NG ---0-CHNNLJNKFENCE -X-WlR[fENCE -/-1',tXX)fINC[ )::1:LP UGHr POI£ ePP PUBPOLE @ 5'.N/TARYSfWEli'ilANHOLE C0J SV 5'.N/Tlm SEWER VAlVt [I) E1.£CTR!C'l7RANSFORl,IER ~GM GIISl,IET[R /:)jWMWV WAHR IIErER fxl WA'IER VALVE: J)_FH """""""' □TP TB.EPHON[ PfOCSTAL i-t" PINfJREf(C'LflfR) ~ 0 :r: <D (X) OO<TilfE(ClfflR) PfCJJ,/TREE(CMJPER) STORt.4 DRAINAGE (7) ~i;R~~-123. 76'(E) INV EL-123.39"(W) W/SLOPING CONCRETE HEADWALL l<JTES: 1.JYPEOFSURVU:AI.TA/l'ISPSI.ANDTm.ESl/RID' 150' ' 2. RfCORD 0/MENS/ONS ~ro ON 11-/AT mu: CO/NITMOO PR0\1DED BY THE CLJfNT FROM FIRS1' N.IERICAN Tm.E INSt.lRANC:f COMPAM' WITH A FIi.£ ND. OF NCS-1023424-An. ~JED >J.JGIJST !0. 2020. J. 71-1/S DRAWING N-/0 DESCRIPTION OO£S NOT REFLECT N-f( 1111.E OR ruElrlEHT R£SEN<CH amrn Tl/AN ll™T !S VIS/Bl.£ OR PR<MDfD BY THE CUEHT'S COIMYANC£ S£JB4CK UNfS ESTABI..JSNED BY 5TA1Ul'E, ORaNANCE OR RESTR/CM CCMNANrS Mf NOT SHOWN. 4.THISDP.AWING/STH£.PROPfRTYOFSM/1H,CI.MKol:ASSC.laATES.IT/SSOLEl.YFORTl£USEC1' THf ctm NNlfD HEREON AND IS ~SffRNH TO NfY OTHER PARTY. ff ~y NOT BE IF.,[[) llr'Hl·K1UT PRKJR CONSENT' fROM SMITH, Ci.ARK Ir ASSOC~TE5. 5. 1HIS DRAWING IS TO SCALE IMN PRJNTED ON 2.f.XJ6 PAPER IN lANDSC>Pf \/!fllr' MJH NO SCIJ.1NG. 6. El.EV...\TION £STA8USl£D I.JS/NG R1K GPS DNALDOT CORS NETWORK (1'-\W 88). 7. CfJNTO!.RS RUN ,If!' WT£R'VALS. 8. PARC£J.AANDPARCfl.B/i4.VEDIRECTIDJ/CIJiARANDP£DESTll!ANN::cr.SSTOOOYI.EA'.9Jf..E 9. FOR PURPOSES Of TI£ ALTA 25-06: SWf AS SUMY ENOORSEJlfNTS TO 1H£ 1111.f INSURANCE POIJCl£S TO BE. ISSUED f/'f FIRST NJER/CNI 1111.f INSURNICE COMPANY IN CONNECTION wrrH COMMTMOO NO. NCS-102J.f.2.f.-ATI_ ONLY, PM.CfL £ IS NOT WCWDfD IN THIS SIJIMY. 7660,7+&/$5. $662&,$7(6 12.0' 36.3' GARAGE '5 "'· 24.3' 15.4' OPEN PORCH 48.4' RESIDENCE FFE=128.15' 11.8' 1.6' 27.0' 30.0' RESIDENCE DETAIL SCALE: 1'=20' GRAVEL DRM: STEPS & CONCRETE LANDING CONCRETE WALK ALTA/NSPS Land Title Survey 3 Parcels @ Volanta Avenue & Greeno Road Fairhope, Alabama PIN: 36290 BRYANT, LEE ANN ETAL BRYANT, JAY 16 AUDUBON PLACE FAIRHOPE, AL 36532 ~~ ,..,. ~'.;.. Bi® FENCE 0.3' ~ST ( \ PIN: 73643 MENDEZ, EDWARD R 14 AUDUBON PL FAIRHOPE, AL 36532 PIN: 29672 WHETSTONE, NOAH B ETAL WHETSTONE, HAU 10 AUDUBON PL FAIRHOPE, AL 36532 \\ \ I I I BYRD, MA~~; H2 ~~ (D BYRD, N RICHARD 511 LILLIAN CIR FAIRHOPE, AL 36532 MAIDSTONE, ri~V103~!f ® MAIDSTONE, LEWANA 512 LILLIAN CIRCLE FAIRHOPE, AL 36532 GREEN, RO~~~~ 1J2.7~ Q') 415 MAPLE ST FAIRHOPE, AL 36532 STORM DRAINAGE (D ~t• l~C~L-119.59'(S) INV OUT EL=118.83'(N) W/SLOPED CONCRETE HEADWALL (2) ~~X~(~~~~~42'(NW) 36"X24"RCAP @INV OUT EL=119.38'{w) Cl Cl ®~~~~d~.~~ THROAT EL-122.74 '(N) INV EL-119.04'(E) INV EL-118.83'(W) 36"X24"RCAP EACH WAY @ 36"X24 "RCAP 18"RCP @INV EL-121.73'(S) INV EL-121.36'(N) W/SLOPED CONCRETE OW/VG TS BAG HEADWALL 11/10/20 1 "=50' -· 20-609 114/36 JADE CONSULTING SOUTHEAST CORNER OF FRACTIONAL SECTION 39, T-6-5, R-2-E, BALDWIN COUNTY, ALABAMA P.O.C. ALTA/NSPS LAND TITLE SURVEY GREENO ROAD & VOLANTA AVENUE FAIRHOPE, ALABAMA :r: c5 :r: ! (!) OJ (J) 0 STORM DRAINAGE 1B"RCP (2) INV EL-123.76'(E) INV EL-123.39'(W) W/SLOPING CONCRETE HEADWALL O' 50' ~•r- 100' 150' COMPACTORLOADINGCAN WASHOHEOHEOHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE TTTTPROPOSED STORMWATERMANAGEMENT AREA30' BUILDING SETBACK20' LANDSCAPE BUFFERWWWWWWWWWWWWWWWWFOFOFOFOFOOHEOHE OHE OHEOHESHADE PUTTING GREEN PROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREA30' BUILDING SETBACK20' LANDSCAPE BUFFER 30' BUILDING SETBACK 20' LANDSCAPE BUFFER 30' BUILDING SETBACK 20' LANDSCAPE BUFFER 30' BUILDING SETBACK30' BUILDING SETBACK30' BUILDING SETBACK GOLF CARTPARKING1234789101920171811125616151413PICKLEBALLDOGPARKCOURTS COURTS PICKLEBALLCOVEREDPARKINGCOVEREDPARKINGCOVERED PARKING COVERED PARKING © 00 80'160'N O R T HTREE PRESERVATION & REMOVAL PLAN1 TREE PRESERVATION NOTES TREE PROTECTION FENCE - C2 ~~ -t-"'\ \ L_ PAACO.C I I I I \\ V I • I I I I 8ii 0 Scale, 1•-80' T REE PRESERVAT ION CR EDITS . Sec. 20.5-4 Tola! Meritag e Trees T o B e Pres erved: STnPOv Tolllll Traa Credits Earr1 ed · l9Credits OE!Jj G~J'.1!1$ S!"l;CJl<li J:Jl.M M.01'1 ME QlY C~J:S-£f:IU~E IllTaLc;.!'E,ll\.ts 29'' Querrus , .. Oaksp. 1 3 3 31" Q.ltfctJ~ , .. Oilksp. 1 • .38" ~l1t\.l!I, ... Oak so . l • 43" OuetC\JS. , .. 0.lksp, 5 2A" Cary., ll1Inoiflensls Peca11 3 TR EE RE MOVAL Tolnl Heri\nge Trees To B e RemOYed: 65Trere1 Talal TrH Debh1:: !OODe'"!f Raq1m'ecl Treas To 8 ■ :Rap lo.cad: ZOO Trees PuM dad Raph1c1tm un1 Tren~ ZOO Trees Qjjlj 45•• 21" .2.t' 2A" 26" 77" 28" 31" 34" 3511 36" 11" .22 " 241' 28" 32" 34" 36" 37" 38" 40" 42 " 43" 20" 21•· 22" 13" 2A" 25" 26" lll" .29" .30" 31" 33" = = QQMMQHNA!d ~ .QJY ~Q!ll~BIB;~ I QIM. l'J ~WIS: Jun~pttus Que,~, Quera.1s QutJws. Quercus. Que,ws Que,cus Quercus. Querws. OutJ'tu) Q.lercus. Cary., Cary., Cary., car,a car;, Cary, Cary., Cary, Cary, Carya Carya Cary., Pinus Pmu, Pinus PlnUi Pinu,. Pl.-.us.. Pl.-.us Plnu~ Plnus Pli,us Prnu, Pinus NOTES: ..,tfllnlano Cedar s ·•· 01ksp, 1 , .. Oaksp. 2 ·•· o aksp , 3 ... Oa'kso , 3 so . O•ks o, 3 so . Oa sp, • 3 .SP., Oali:.sp , 3 ••-Oaksp, 1 4 ••• O.~•~· z 4 , .. ~kSP1 • lllinoinensis Pecan 2 2 lllinolnfflsb" Pl!Ciln 1 ~linoinensis Pl!Ciln 1 i,linotnM:ffi" Pean 1 • Rhnok'i eti~s Pean l 4 UlJnorneo~s Peca" 1 llllnolnen>ti Pecan 1 Nlinofnertsis P~o ~1;noi.n1N116 Pea,i • !llnoinen"' Pecon 5 ~1tr,ointt1til Peciat1 s ~11 riolotflsls Pea" 5 ·•· Pine. 7 , •. Pine sp, "'"" 2 2 sp. Pine 1 2 ... Pine • 3 ••-PiM-3 3 •·-Pine 3 3 , .. PiM s 3 SP , Pine 3 •·-Pine l 3 ,., Pine l 3 sp. Pine TR EE SURVEY DISCI All.AFR: 1. ALL lREE SURVEY INFORMA TlON HAS BEEN PRO'v'IDED TO LANDSCAPE ARCHITECT BY JADE. TREE PRESERVA]QN/R EMQYA L NOTES: 1. ALL lREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY WITH AN "X~ ON TOP, WHILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK. REQUIRED SIGNAGE METAL POST CHAIN LINK " FENCE TIE 5 2 • • • 3 12 l.l • s 10 14 • 2 12 15 3 1. Fencing to be installed prior to construction. Fencing type shall be chain link. 2. The fence shall be erected w/ a min. distance of 20' from the trunks of heritage trees & 1 Q' from all other retained trees. If installing underground utilities near tree roots becomes a hardship, a soil auger shall be used to tunnel under tree roots. 3. All roots to be removed during site clearing &/or construction shall be severed cleanly at the perimeter of the protected radius. 4. Footers for walls shall end at the point where large roots are encountered, and the roots shall be bridged. Post holes and trenches located close to retained trees shall be adjusted ta avoid damage to major roots. 5. Fencing cannot be removed until land alteration, site clearing, and construction activities ore complete. 0 1/2" -1'-0" 329333.13-01 landscape architecture land planning placemaking Foley, Alabama ,!!! P. 251.948.7181 .; MobMe, Alabama P. 251.344.+o23 ·•-l,. ,..,Jackson,Mississippi .A.: __. -.: _.... P. 601. 790.0781 D ES I G N Peasocola, Fla,fda P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C Q. E 0 0~ a: +-.c. < C CD -a; E a a. a. 0 i LL € ~ +-~ oa ~ (]) ~ ~ C (]) _g U) < (]) 0::: (]) .c. I- RINision_, ___________ _ ~ ~ Revisions / Submissions _ 06.18.21 ~C~ITY~SU=B=MITT~AI.~------ --------------- --------------- --------------- --------------- --------------- --------------- --------------- Copyriltlt 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. VTW ,...,, VTW Project Manoger LCW Prindpol 213401-001 Project No. 06.11.21 Dot, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO COMPACTORLOADINGCAN WASHOHEOHEOHEOHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE TTTTPROPOSED STORMWATERMANAGEMENT AREA30' BUILDING SETBACK20' LANDSCAPE BUFFERWWWWWWWWWWWWWWWWWWWWWWOHE OHE OHE OHEOSHADE PUTTING GREEN PROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREAPROPOSED STORMWATERMANAGEMENT AREA30' BUILDING SETBACK20' LANDSCAPE BUFFER 30' BUILDING SETBACK 20' LANDSCAPE BUFFER 30' BUILDING SETBACK 20' LANDSCAPE BUFFER 30' BUILDING SETBACK30' BUILDING SETBACK30' BUILDING SETBACK GOLF CARTPARKING1234789101920171811125616151413PICKLEBALLDOGPARKCOURTS COURTS PICKLEBALLCOVEREDPARKINGCOVEREDPARKINGCOVERED PARKING COVERED PARKING Splash! HL MECH. RESTROOM FIREPLACE/TV RESTROOM ELEC. MAINT./STOR. POOL EQUIPMENT COUNTERTOP/SHELVING © 00 60'120'N O R T HGREENSPACE PLAN1 LEGEND GREENSPACE TABLE TOTAL PARCEL SIZE 16.62 AC REQUIRED (25%) = 4.16 AC PROVIDED (29.2%) = 4.86 AC GREENSPACE SIDEWALK COMMUNITY CONNECTOR PASSIVE GREENSPACE AREA WITH NEIGHBORHOOD SIDEWALK THROUGHOUT DEVELOPMENT ACTIVE GREENSPACE ACTIVE GREENSPACE PASSIVE GREENSPACE AREA WITH NEIGHBORHOOD SIDEWALK THROUGHOUT DEVELOPMENT ACTIVE GREENSPACE PARCEL C \ \ \ 0 Scale, 1"-60' '\ / -PROPOSED GREENSPACE L 1 ,~ L :0: t }~ ! :-,:: ~ ! C)'·<:; l ((; c:o I l ] ! 1 l f landscape architecture londplonning placemaking Foley, Alabama ,!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+o23 i._~ ~ ~ Jackson, Mississippi D ES I G N :~n~~~:i~~·~~!~c P. 850.203.4252 landscape architects www.wcs-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, _______ _ ~ ~ Revisions / Submissions _ 06.18.21 =CITY"---'S=UB=MITT=AI.~--- ---------- ---------- ---------- ---------- ---------- ---------- ---------- Copyriltlt 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'J reproductions, rwision11, rnodificotione or use of these documents without the expreeewrittenconsent:ofWISDeoginisprohibitedbylaw. VTW ,...,, VTW Project Manager LCW Prindpol 213401-001 Project No. 06.11.21 Dot, Sheel:Tltle GREENSPACE PLAN Sheet No. GSlOO /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 ),%(5&(0(17%2$5' %$77(1 ),%(5&(0(17/$3#%$/&21,(6 $63+$/7$5&+,7(&785$/6+,1*/(6 5811,1*%21'%5,&. 0$18)$&785('6721(9(1((5 67$1',1*6($00(7$/522)$3352; /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 $$ 5(1'(5('(/(9$7,216 7KH5HVHUYHDW)DLUKRSH 'RPLQLRQ3DUWQHUV//&_ *5((125'(/(9$7,21 29(5$// *5((125'(/(9$7,21 (1/$5*(' *5((125'(/(9$7,21 (1/$5*(' ---------s NILES BOLTON ASSOCIATES /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 /(9(/ /(9(/ /(9(/ 522)%($5,1* =21,1*+(,*+7/,0,7$7,21 $% 5(1'(5('(/(9$7,216 7KH5HVHUYHDW)DLUKRSH 'RPLQLRQ3DUWQHUV//&_ 92/$17$$9((/(9$7,21 29(5$// 92/$17$$9((/(9$7,21 (1/$5*(' 92/$17$$9((/(9$7,21 (1/$5*(' ----------s -----------s ~ NILES BOLTON ASSOCIATES The Reserves Senior Living Development FAIRHOPE, ALABAMA T R A F F I C I M P A C T S T U D Y Prepared by: Prepared for: May 2021 Dominion Partners, LLC. 1200 Corporate Drive #225 Birmingham, Alabama 35242 The Pese11 ,1es S 0 11.1· n1, -L 1·, -1· 11. o-D 0 , -0 1 n-y-r ..... 1_ 0 __,1._1.. ,._ 1....._ _ l _ ,_ / _ _ 0 1..... / 1....._ l t--_u 1....._L L SKIPPER CONSULTING INC TRAFFIC IMPACT STUDY The Reserves Senior Living Development Fairhope, Alabama Prepared for: Dominion Partners, LLC. 1200 Corporate Drive #225 Birmingham, Alabama 35242 205.776.6000 dpllc.com Prepared by: Skipper Consulting, Inc. 3644 Vann Road, Suite 100 Birmingham, Alabama 35235 205.655.8855 skipperinc.com May 2021 The Reserves at Fairhope Fairhope, Alabama Page | i TABLE OF CONTENTS Page INTRODUCTION ................................................................................................................................................ 1 BACKGROUND INFORMATION ......................................................................................................................... 3 Site Description and Access ......................................................................................................................... 3 Study Area Roadways ................................................................................................................................... 3 EXISTING TRAFFIC CONDITIONS ....................................................................................................................... 4 Existing Traffic Counts .................................................................................................................................. 4 Background Conditions ................................................................................................................................ 4 Existing Intersection Capacity Analysis ........................................................................................................ 6 FUTURE TRAFFIC CONDITIONS ........................................................................................................................ 7 Trip Generation ............................................................................................................................................ 7 Trip Distribution Patterns ............................................................................................................................ 7 Future Traffic Volumes................................................................................................................................. 7 Turn Lane Warrant Evaluations ................................................................................................................. 10 Recommended Improvements .................................................................................................................. 11 Future Intersection Capacity Analysis........................................................................................................ 11 CONCLUSIONS ................................................................................................................................................ 13 FIGURES Figure 1– Site Location Map ............................................................................................................................ 2 Figure 2 – Existing Peak Hour Traffic Counts ................................................................................................... 5 Figure 3 – Directional Distribution ................................................................................................................... 8 Figure 4 – Future Peak Hour Traffic Volumes .................................................................................................. 9 TABLES Table 1 – Intersection Capacity Analysis – Background Conditions ................................................................ 6 Table 2 – Trip Generation Estimates ............................................................................................................... 7 Table 3 – Intersection Capacity Analysis – Future Conditions ...................................................................... 12 APPENDICES Appendix A Preliminary Site Plan Appendix B Traffic Count Data Appendix C Intersection Capacity Analysis – Background Conditions Appendix D Intersection Capacity Analysis – Future Conditions Appendix E Turn Lane Warrant Analysis SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 1 INTRODUCTION The purpose of this report is to document the results of a traffic study conducted for a proposed senior living development to be located in the southwest quadrant of the Greeno Road (AL-42/U.S. 98) and Volanta Avenue intersection in Fairhope, Alabama. Access to the site is planned with three driveways: two full access driveways along Volanta Avenue and one fully access driveway along Hoyle Avenue. The location of the proposed development in relation to the surrounding area roadways is shown in Figure 1. This traffic study has been conducted to: • Assess existing traffic conditions in the vicinity of the site; • Estimate traffic to be generated by the proposed development; • Predict the directional distribution of the traffic generated by the development; • Assign development generated traffic to the study intersections and roadways; and • Determine the geometric and traffic control improvements, if any, that would be needed to accommodate the planned senior living development. Sources of information used in this report include: The Institute of Transportation Engineers; the Transportation Research Board; the Alabama Department of Transportation; the City of Fairhope, Alabama; Dominion Partners; Traffic Data, LLC.; and the files and field reconnaissance efforts of Skipper Consulting, Inc. SKIPPER CONSULTING INC Figure 1 - Site Location MapThe Reserves at FairhopeFairhope, AlabamaScale: Not to ScaleDate: MAR 2021Proposed Site LocationLEGENDStudy IntersectionNorthSource: OpenStreetMapI f -----6--re_e_:n_o-;:'R~~-:;i-::d:-----j ~ ,......---::J. ~ _ .... ----'""-~Jl:!ld uoqnpnv 7 The Reserves at Fairhope Fairhope, Alabama Page | 3 BACKGROUND INFORMATION Site Description and Access The proposed development site is located in the southwest quadrant of the Greeno Road and Volanta Avenue intersection in Fairhope, Alabama. The proposed site is mostly undeveloped with a few single- family residences. Access to the site will be from three driveways: two fully directional driveways along Volanta Avenue, west of Greeno Road; and one fully directional driveway along Hoyle Avenue, west of Greeno Road. The development is planned to contain senior living condominiums with approximately 20 dwelling units. The development is also planned to contain senior care facility with varying types of senior living planned to contain approximately 84 units for senior adult housing-attached, 32 beds of assisted living, and 32 beds for memory care (nursing home) uses. The preliminary site plan for the overall development is provided in Appendix A. Study Area Roadways East of the site, Greeno Road is signed as Alabama Highway 42/U.S. Highway 98 and is a four-lane divided principal arterial roadway with a posted speed limit of 50 miles per hour. For the purposes of this report, Greeno Road is considered a north/south roadway. West of Greeno Road, Volanta Avenue is a collector roadway with a posted speed limit of 25 miles per hour. Volanta Avenue intersects Greeno Road under side-street stop sign control. For the purposes of this report, Volanta Avenue is an east/west roadway. South of the site, Hoyle Avenue is a two-lane roadway with no posted speed limit. Hoyle Avenue intersects Greeno Road in alignment with Dyer Road at a four-way unsignalized intersection. For the purposes of this report, Hoyle Avenue and Dyer Road are considered east/west roadways. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 4 EXISTING TRAFFIC CONDITIONS Existing Traffic Counts The following intersections are considered study intersections in the vicinity of the development in Fairhope: • Greeno Road at Volanta Avenue and; • Greeno Road at Hoyle Avenue/Dyer Road. Twenty-four-hour traffic counts with speed were conducted adjacent to the proposed development site along Greeno Road and Volanta Avenue, beginning Wednesday, February 24, 2021. The 85th percentile speed recorded on Greeno Road was 55 miles per hour and 35 miles per hour along Volanta Avenue. In addition to the hourly counts, morning and afternoon peak hour turning movement counts were conducted at the study intersections for a typical weekday beginning Wednesday, February 24, 2021. Existing traffic counts are illustrated in Figure 2, and detailed traffic count data is provided in Appendix B. Background Conditions This study effort was completed during a time where the United States has been dealing with the global COVID-19 pandemic. As a result of the pandemic, vehicular traffic has been down nationwide, and many businesses and schools have been closed or operating at reduced capacities. Therefore, existing traffic counts were compared to historical traffic count data from the Alabama Department of Transportation’s Traffic Data count station in the vicinity of the proposed development to determine if any adjustments should be made to account for the COVID-19 pandemic. Comparison of existing traffic counts and historical traffic counts found that no adjust would be needed as existing traffic counts collected for this project appear to reflect normal traffic conditions. SKIPPER CONSULTING INC Figure 2 - Existing Traffic CountsThe Reserves at FairhopeFairhope, AlabamaScale: Not to ScaleDate: MAR 2021Proposed Site LocationLEGENDStudy IntersectionNorth.\bitmap.pngSource: OpenStreetMapVolanta AvenueGreeno Road (AL 42)1Hoyle Avenue2AM Peak Hour VolumesXXPM Peak Hour Volumes(XX)7 (3) 8 (27)1 (0)0 (0)0 (0)0 (0)72 (14)0 (5)1124 (1065) 0 (1) 8 (1) 960 (1047) 1179 (1046) 7 (44)37 (88)10 (16)1085 (1026) 35 (73)Dyer Avenuea. a. a:. 1 a.J!!ld uoqnpnv a. The Reserves at Fairhope Fairhope, Alabama Page | 6 Existing Intersection Capacity Analysis Using methods as outlined in the Highway Capacity Manual, published by the Transportation Research Board, using Synchro software, the existing capacity and operation of the study intersections were evaluated. According to this method of analysis, traffic capacities are expressed as levels of service, ranging from “A” (best) to “F” (worst). In general, a level of service (LOS) “C” is considered desirable, while a level of service “D” is considered acceptable during peak hours of traffic flow. Existing morning and afternoon peak hour approach levels of service for the study intersections are summarized in Table 1, and capacity analysis printouts are provided in Appendix C. Table 1 – Intersection Capacity Analysis – Existing Conditions Intersection (Traffic Control) Approach/Movement Level of Service AM Peak Hour PM Peak Hour Greeno Road at Volanta Avenue (unsignalized) Volanta Avenue (eastbound) E E Greeno Road (northbound left) B B Greeno Road (southbound) - - Greeno Road at Hoyle Avenue/Dyer Road (unsignalized) Hoyle Avenue (eastbound) F A Dyer Road (westbound) B D Greeno Road (northbound left) B B Greeno Road (southbound left) B B Note: ‘-‘ indicates Level of Service is not defined for unopposed movements in the Highway Capacity Manual un-signalized intersection analysis procedures. The results of the existing conditions capacity analysis indicated that all approaches of the study intersections currently operate with acceptable levels of service during the morning and afternoon peak hours under future conditions with the exception of eastbound Volanta Avenue and eastbound Hoyle Avenue. These level of service for side-street stop sign controlled roadways intersecting an arterial roadway such as Greeno Road is typical during peak periods. The primary cause for such levels of service is the side street left-turn movements attempting to enter the through traffic flow on Greeno Road. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 7 FUTURE TRAFFIC CONDITIONS Trip Generation Trip generation estimates were determined for the proposed development based on data contained in the Trip Generation Manual, Tenth Edition, as published by the Institute of Transportation Engineers (ITE). Trips expected to be generated by the development can be defined as new trips. New trips can be defined as development generated traffic which would not otherwise have traveled the study area roadways. Weekday, morning, and afternoon peak hour trip generation estimates for the proposed distribution facility are presented in Table 2. Table 2 – Trip Generation Estimates Land Use Size Weekday Trips AM Peak PM Peak In Out In Out Senior Adult Housing - Attached 20 dwelling units 55 1 2 4 3 Senior Adult Housing - Attached 84 dwelling units 312 6 11 12 10 Assisted Living 32 beds 83 4 2 3 5 Nursing Home 32 beds 98 4 2 2 5 Total Trips 549 15 17 21 23 Trip Distribution Patterns The directional distribution of new traffic expected to be generated by the proposed distribution facility was estimated based upon existing travel patterns on existing study roadways and destinations within the area. The anticipated distribution pattern for trips generated by the proposed senior living residential development is illustrated in Figure 3. Future Traffic Volumes Future traffic volumes were developed by assigning traffic expected be generated by the proposed senior living development onto the existing roadways using the directional distribution patterns previously outlined. Peak hour trips expected to be generated by the proposed senior living development were added to existing peak hour traffic volumes to result in future (post-development) peak hour traffic volumes. The proposed development is expected to be completed within 12 to 18 months, so no background traffic growth was assumed. Future traffic volumes, illustrated in Figure 4, were used as the basis for assessing future (post-development) traffic conditions. SKIPPER CONSULTING INC Figure 3 - Trip DistributionThe Reserves at FairhopeFairhope, AlabamaScale: Not to ScaleDate: MAR 2021Proposed Site LocationLEGENDStudy IntersectionNorthSource: OpenStreetMap.\bitmap.png35%Trip Distribution30%30%5%1 0.. Source: OpenStreetMapFigure 4 - Future Traffic VolumesThe Reserves at FairhopeFairhope, AlabamaScale: Not to ScaleDate:MAR 2021NorthGreeno Road (AL 42)Proposed Site LocationLEGENDStudy IntersectionAM Peak Hour VolumesXXPM Peak Hour Volumes(XX)2Volanta Avenue3 (6) 5 (8)8 (5)43 (121)50 (108)3 (5)2 (2) 3 (4)Volanta Avenue2 (4)44 (123)50 (109)1 (2)Site Access Site Access Hoyle Avenue/Site AccessDyer Road7 (3) 8 (27)2 (1)1 (1)3 (3)73 (14)1128 (1071) 1 (2) 9 (3) 963 (1050) 1180 (1047) 11 (50)41 (94)14 (22)1085 (1027) 40 (76)0 (1)0 (5)431~ n(b ? i(r 1 ll. -- -.;•-·---·-·-· ·-■---■-- ---;rn~ld uoqnpnv . -0 i ,g. I I ¼ I ~! ~-~---. ..:. I "' ~,.. The Reserves at Fairhope Fairhope, Alabama Page | 10 Turn Lane Warrant Evaluations Turn lane warrant evaluations were conducted for the study intersections for both existing and future (post development) traffic volumes. These turn lane warrant evaluations were conducted by comparing peak hour traffic volumes with the criteria outlined in the Evaluating Intersection Improvements: An Intersection Study Guide, NCHRP Report 457, published by the Transportation Research Board. The guidelines for consideration of a right-turn lane include 85th percentile speed for the main street traffic flow, right-turn volume, and advancing volume for the subject intersection. Guidelines for the addition of a left-turn lane consider the 85th percentile speed, left turn volume, advancing volume and opposing volumes for the subject intersection. As mentioned above, volume warrants for turn lanes at the study intersections were evaluated for both existing traffic volumes and assuming future (post development) traffic volumes would be in place. The results of the turn lane warrant evaluations found: Greeno Road at Volanta Avenue and Hoyle Avenue • Existing peak hour traffic volumes were sufficient to meet the right turn lane warrant criteria for a southbound right turn lane on Greeno Road at Volanta Avenue. As such, future peak hour traffic volumes would be sufficient to meet the right tun lane warrant criteria. • Both existing peak hour traffic volumes and future (post development) traffic volumes would not be sufficient to meet the warrant criteria for a right turn lane on southbound Greeno Road at Hoyle Avenue. Volanta Avenue at Site Access Driveways • Future (post development) traffic volumes along Volanta Avenue were compared with both the left and right turn lane warrant criteria. The turn lane warrant evaluations indicate that turn lanes would not be warranted on Volanta Avenue at either the main site access or the secondary site access along Volanta Avenue. The turn lane warrant analysis printouts are included in Appendix E. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 11 Recommended Improvements To accommodate the proposed development, the following roadway and traffic control improvements should be made: Volanta Avenue at Site Access #1 • Construct the proposed northbound driveway with a minimum two-lane cross-section (one entrance lane and one exit lane) with the site access controlled by a side-street stop condition. Volanta Avenue at Site Access #2 • Construct the proposed northbound driveway with a minimum two-lane cross-section (one entrance lane and one exit lane) with the site access controlled by a side-street stop condition. Hoyle Avenue at Site Access #3 • Construct the proposed southbound driveway with a minimum two-lane cross-section (one entrance lane and one exit lane) and the site access should be controlled by a side-street stop condition. • Improve Hoyle Avenue from the site access to Greeno Road to provide a full width two lane cross- section roadway. General • Site accesses should be constructed to provide appropriate turning radii which allows ease of entry for emergency vehicles and all driveways should be constructed to meet City of Fairhope standards. Future Intersection Capacity Analysis Using methods as outlined previously from the Highway Capacity Manual, the capacity and operation of the study intersections were evaluated for future peak hour conditions using Synchro software. Capacity analysis for future conditions were conducted assuming future peak hour traffic volumes (illustrated in Figure 5) and roadway and traffic control improvements would be in place. Levels of service for future conditions are summarized in Table 3, and capacity analysis printouts are provided in Appendix D for reference. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 12 Table 3 – Intersection Capacity Analysis – Future Conditions Intersection (Traffic Control) Approach/Movement Level of Service AM Peak Hour PM Peak Hour Greeno Road at Volanta Avenue (unsignalized) Volanta Avenue (eastbound) F F Greeno Road (northbound left) B B Greeno Road (southbound) - - Greeno Road at Hoyle Avenue/Dyer Road (unsignalized) Hoyle Avenue (eastbound) F F Dyer Road (westbound) B E Greeno Road (northbound left) B B Greeno Road (southbound left) B B Volanta Avenue at Site Access #1 (side street stop) Volanta Avenue (eastbound) - - Volanta Avenue (westbound left) A A Site Access (northbound) A A Volanta Avenue at Site Access #2 (side street stop) Volanta Avenue (eastbound) - - Volanta Avenue (westbound left) A A Site Access (northbound) A A Note: ‘-‘ indicates Level of Service is not defined for unopposed movements in the Highway Capacity Manual un-signalized intersection analysis procedures. The results of the future conditions capacity analysis indicated that all approaches of the study intersections will continue to operate with acceptable levels of service during the morning and afternoon peak hours under future conditions with the exception of eastbound Volanta Avenue and eastbound Hoyle Avenue. As mentioned in the existing conditions section of this report, these level of service for side-street stop sign controlled roadways intersecting an arterial roadway such as Greeno Road is typical during peak periods. The primary cause for such levels of service would continue to be the side street left-turn movements attempting to enter the through traffic flow on Greeno Road. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 13 CONCLUSIONS Based upon the evaluations and analyses documented in this report, the following summary can be stated: 1. A senior living residential development is being proposed in the southwest quadrant of the Greeno Road and Volanta Avenue intersection in Fairhope, Alabama. 2. Access to the site will be from three driveways: two fully directional driveway along Volanta Avenue and one fully directional driveway along Hoyle Avenue. 3. The proposed site is mostly undeveloped with a few single-family residences. The proposed residential development is planned to contain a mix of senior living options consisting of approximately 20 units of senior living condominiums, approximately 84 units for senior adult housing-attached, 32 beds of assisted living, and 32 beds for memory care (nursing home) uses. 4. Using methods as outlined in the Highway Capacity Manual, the existing capacity and operation of the study intersections were evaluated. The results showed that all of the approaches at the study intersections operate with acceptable levels of service during the morning and afternoon peak hours under existing conditions with the exception of the side street approaches of Volanta Avenue and Hoyle Avenue at Greeno Road. As mentioned previously, these levels of service for side-street stop sign controlled roadways intersecting an arterial roadway is typical during peak periods as a result of the side street left-turn movements attempting to enter the through traffic flow on Greeno Road. 5. The proposed development is expected to generate approximately 32 trips during the morning peak hour (15 inbound and 17 outbound) and approximately 44 trips during the afternoon peak hour (21 inbound and 23 outbound). 6. Traffic expected to be generated by the proposed senior living development was assigned to the study roadways and intersections and added to existing peak hour traffic volumes to yield future (post development) traffic volumes. 7. Turn lane warrants were performed for both existing and future peak hour traffic volumes for the study intersections. The turn lane warrants indicate existing peak hour traffic volumes are sufficient to meet the criteria for a right turn lane on southbound Greeno Road at Volanta Avenue and would be sufficient to warrant based on future peak hour traffic volumes. Left and right turn lane warrants were conducted at the remaining study intersections. The results of these turn lane warrant evaluations found that existing and future peak hour traffic volumes would not be sufficient to meet the turn lane warrant criteria. SKIPPER CONSULTING INC The Reserves at Fairhope Fairhope, Alabama Page | 14 8. Capacity analyses were conducted for future (post development) conditions to determine the roadway and traffic control improvements recommended to accommodate the proposed senior living development. The recommended improvements are outlined as a part of this document. 9. Future capacity and operation of the study intersections were evaluated assuming future (post development) traffic volumes and recommended improvement would be in place. The results indicate future conditions would be similar to existing conditions. Each of the approaches at the study intersections would continue to operate with acceptable levels of service during the morning and afternoon peak hours under future conditions with the exception of the side street approaches of Volanta Avenue and Hoyle Avenue at Greeno Road. As mentioned previously, these levels of service for side-street stop sign controlled roadways intersecting an arterial roadway is typical during peak periods as a result of the side street left-turn movements attempting to enter the through traffic flow on Greeno Road. SKIPPER CONSULTING INC Appendix A Preliminary Site Plan Volanta Ave & Greeno Rd - Fairhope, AL | OCTOBER 6, 2020 Conceptual Site Plan N 0’240'120'60' PROPOSED DEVELOPMENT SUMMARY: VILLAS: 20 UNITS (10 DUPLEX BLDGS) 1 STORY AT 1,350 SF PER UNIT (EXCLUDES GARAGE) VILLAS PARKING: 40 RESIDENT SPACES 20 ONE-CAR GARAGES + 20 DRIVEWAY SPACES SENIOR HOUSING: 148 UNITS UNIT MIX: INDEPENDENT LIVING: 84 UNITS (56% OF UNITS) 3 STORIES ASSISTED LIVING: 32 UNITS (22% OF UNITS) 3 STORIES MEMORY CARE: 32 UNITS (22% OF UNITS) 1-LEVEL SENIOR HOUSING PARKING: 176 SPACES*PARKING RATIO: 1.19 SPACES PER UNIT*INCLUDES 48 COVERED SPACES MAIN ENTRY SECONDARYENTRY SECONDARY ENTRY GOLF CART PARKING SENIOR HOUSINGIL DROP-OFF AL DROP-OFF SURFACE PARKINGSURFACE PARKINGCOURT YARD MC COURTYARD COURTYARD GREEN SIGNAGE SIDEWALK CONNECTION SIGNAGE IL UNITS IL UNITS MC UNITS2 STORY3 STORYMC UNITS AL UNITS AL UNITS 1 2 3 4 5 6 7 8 9 10 111416 19 20 1213 15 PAV POOLGREEN PUTTING GREENCOURTS DUMSPTERVOLANTA AVETOTAL PARCEL AREA +/- 16.62 ACRES GREENO RD N HOYLE AVESTORMWATER ENTRY POINT STORMWATER EXIT POINT SURFACE PARKING SURFACE PARKING SHADE GREEN GREEN SERVICEDINING TERRACE MCDROP-OFF 17 18 30' GREEN GREEN GREEN GREEN GREEN GREENSHADESHADE GREEN GREEN GREEN GREEN GREEN DETENTION (AS REQ.) DETENTION (AS REQ.)DETENTION (AS REQ.) DETENTION (AS REQ.) COVERED PARKING (TYP.) COVERED PARKING (TYP.) Storm Water Management Analysis for The Reserve at Fairhope Volanta Ave. and North Greeno Road Fairhope, Al 1693.26 June 17, 2021 I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 25748, 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 • • ity,of F • i~1~bdivision Regulations and to all other , r~~~-s~cable to my design. ' 'f . ,ce.Ns~0···."1 ~ -~ .· \,,, ·. ~ --1--.....;;;==------1~-... • ... { No. 25748 •: *~ ~--0 : .• PROFESSIONAL j $~ ____ ................. ____ -;.. t,\. • ~ Date ~'..<\·. :/..,"':!:: ~r)> '·f ,YG/NE~~--~~ ,,.,.,)·--C •.....• \(j._~~ A properry owners association (POJ1J~mM'~'@'};e fom,ed. The POA is required to n1ai11tai11 111!J and all stom1 water facilities and stmct11res located outside of the p11blic!J accepted right-of wqy. JINRIGHT & ASSOCIATE S DEVELOPMENT ENGINEERS 208 GREENO RO.-\D NORTH, S UITE C POST O FFICE Box 1929 FAIRHOPE, AL-\B.-\1L-\ 36533 TELEPHONE: 251 -928-3443 • F.-LX: 251 -928.3665 The Reserve at Fairhope VolantaAve. and North Greeno Road Fairhope, Al INDEX TO REPORT A.) INTRODUCTION NARRATIVE B.) PROJECT LOCATION EXISTING CONDITIONS TOPO-SURVEY MAPS AND FIRM -FLOOD ZONE MAP C.) USDA NRCS SOILS CLASSIFICATION D.) GEOTECHNICAL REPORTS E.) DRAINAGE AREA MAPS 1.) Pre-development Drainage Basin Map 2.) Post-development Drainage Basin Map F.) RAINFALL DEPTH CHARTS G.) RUNOFF COEFFICIENTS H.)DRAINAGE PIPE NETWORK ANALYSIS I.) DETENTION PONDS' OUTFALL STRUCTURE ROUTING AND RECOVERY CALCULATIONS 1.) Pre-development Conditions 2.) Post-development Conditions J.) PROJECT GRADING AND DRAINAGE DRAWING INTRODUCTION NARRATIVE The Reserve at Fairhope Volanta Ave. and North Greeno Road Fairhope, Al INTRODUCTION NARRATIVE June 17, 2021 I. OWNER/DEVELOPER: Dominion Partners Attn: Withers Poellnitz 1200 Corporate Drive Suite 225 Birmingham, AL 35242 II. Civil Engineer: Trey Jinright, P.E. JADE Consulting, LLC P.O. Box 1929, Fairhope, AL Phone: (251) 928-3443 III. STORMWATER NARRATIVE: 2.) Project Description This 16.62-acre multi-Occupancy retirement community project that is located on parcels A and B of Seaman Capital LLC boundary survey. These two parcels have Baldwin PIN#'s 386197 and 386193. This retirement community includes 169 units on the 16.62 acres. These units consist of 84 Independent Living, 33 Assisted Living, 32 Memory Care, and 20 each independent living cottages (10 ea. duplexes). The site will feature a various amenity features that include but are not limited to, a golf putting green, pool, clubhouse and other site features. The project will include storm water management system that regulates post development run off release rates below its respective predevelopment rates for all critical storm events as required by the City of Fairhope s storm water ordinance. Project Location The proposed development is located in the North West corner of the intersection Volanta Avenue and North Greeno Road. The properties southern boundary is along Hoyle Ave. This project is located inside the city limits of Fairhope, Alabama and is zoned as PUD for this specific development. The property is being developed to comply with the City's Multi-Occupancy Development Requirements. Copies of the property's survey and proposed replat have been included in this report in an effort to help further clarify the project's location. Pre-Development Environmental and Hydrologic Conditions The proposed project is located on property is overgrown and wooded. There are multiple existing structures on site. Firm Map Number 01003 C 0642 M dated April 19, 2019, indicates the property is located in Zone X. This indicates the site to be outside of any 0.2% flood prone zone. A map showing the limits of the flood zone and nearby areas in relations to the site are enclosed with is this report. The 16.62-acre site drains in a single primary direction. The site has approximately 6' of relief that drains onto the from the North to the South. There is approximately 4.126 acres of offsite upstream area on the North side of Volanta Avenue that drains to the South under the street via an existing 12" culvert. There is approximately 5.4 acres of offsite upstream area along the NW corner of the property that drains onto this project's property. There is also o.868 acres on the downstream side of the property along Hoyle Ave. that is being improved and has been included with this project drainage basin. When combined, these areas represent a total drainage basin of 26.566 acres. The existing condition of the site has a large ditch down the middle that when combined with the culvert under Hoyle Avenue creates a natural storm water storage system. Storm water that is collected in this feature form the sites 16.62 acres plus the two upstream drainage areas is stored and released through the existing 24" culvert that runs under Hoyle Ave. Our predevelopment routing model takes this and the small storage area on the North side Volanta Avenue into account. The project topographic drawings found in this report will further clarify the existing conditions of the site. It should be noted that the predevelopment model indicates that under the existing conditions of this site storm water currently will flow over both Volanta Ave and Hoyle Ave during larger rain events. The native soils found on this site have a varying hydraulic soil group classification of 1% type B, 64.8% type C and 34.2% type C/D. A copy of the USDA NRCS soil map and soil classification is included in this report. A copy of the geotechnical investigation as prepared by GeoCon, INC., have been included within this report and will further describe the existing soils that are found on this site. ~-: \I, ''Y ~· " --• • ........ ' -;r-'...;.........i.. 4.) Post -Development Hydrologic conditions The projects 16.62-acre project limits and respective 25.566-acre drainage basin have been considered in this drainage study. As previously mentioned, the 16.62-acre site will be a 169-unit retirement community development. This project will construct a storm water management system that not only collects and controls stormwater from within is 16.62-acre project limits but also includes the post development release rates from the adjacent 54. Acre tract. Per the agreement between the two property owners this project will receive and provide both WQV and stormwater detention for the 5.4-acre area with an assumed post development impervious ratio of 50%. This drainage study assumes the Northern 4.125 acres of upstream offsite will remain in it current conditions. Any future development of this site will have to fully meet the City of Fairhope's drainage requirements that are in effect as such time. The projects storm water runoff is designed to be collected by a series of inlets and routed via a storm pipe network into one of two dry detention ponds. The City's water quality volume will be provided within the first 0 .85 feet of the west pond and 1.5' feet of East ponds storage above the ponds bottom. Both dry ponds will have a sand filter with underdrains that when combined with the natural infiltration of the native soils, will process all of the collected storm waters WQV. The enclosed calculations and drawings included in this report further depict the design of the sites grading, pipe network, detention ponds and respective outfall structures. This report includes all calculations, drainage maps, and charts that were used to model this drainage design. Pre-Development Vs Post Development Run-off Summary The pre-and post-development drainage characteristics have been analyzed to determine the probable impacts to the development's predevelopment drainage basin. The predevelopment drainage basin's surface areas have been compared to the post development drainage basin's surface areas. The drainage basins surfaces were then broken down to determine their respective weighted runoff coefficient and/or Curve Number. Drainage area maps and drainage area surface values are included in this report to help illustrate the assumptions used for the calculations. We propose to use low impact development (LID) methods to control the run off characteristics of the site by using two dry detention ponds with sand filters to regulate the post development storm water runoff from the sites hard surfaces and enhance the sites ability for an effective BMP with a pre- approved 80% TSS removal efficiency. The project will include a storm water management system that regulates post development run off release rates below its respective predevelopment rates for all critical storm events, as required by the City of Fairhope's development standards. This report includes calculations for the 1, 2, 10, 25, 50 and 100 year 24-hour event based upon the SCS Curve Number Unit Hydrograph Method. This report will document the assumptions that were used in the design of this system. This report indicates there are some perimeters of areas along the southern side of the site that will bypass the drainage system. These areas have been included in the routing calculations to ensure that they release storm water at rates less than their respective predevelopment conditions. The post development pond collects stormwater from both the 16.62-acre site plus a additional 9.946-acre offsite drainage area to give a total drainage basin of approximately 26.566 acres. The following tables will indicate all pre vs. post release rates. Due to the complex hydrograph computations used to calculate the pond routings, with multiple drainage basins creating their respective hydrograph, we used the SCS Hydrograph Method for drainage calculations. Projects 26.566-acre Drainage Basin Detained Pre-Dev. Post-Dev. Strom Event a (cfs) a (cfs} 2 year 24.B7 12.54 5 year 25.95 19.6B 10 year 27 .03 24.18 25 year 54.65 43.46 50year 99.46 81.66 100 year 144.75 115.32 The outfall of this project in addition with its combined onsite and offsite drainage areas are allocated in the absolute upper end of one of the Volanta Gulley's tributaries. Per the above routing results all post development storm water runoff will be below predevelopment values. As such the delay in the timing of the 26.56 acres outfall hydrograph only helps down steam drainage features since it allows downstream peak follows to pass before the extend release of this projects discharge. As such, No Adverse Effects are anticipated by the project to the downstream drainage of the Volanta Gulley. There are drawings included in this report that depicts the design of the sites grading, pipe network, detention ponds and respective outfall structures. This report includes all calculations, drainage maps, and charts that were used to model this drainage design. 6.) Water Quality Calculations The City of Fairhope's development regulations require that the project provide storm water treatment in its storm water management system. The regulations have the following formula that shall be used to determine the volume of storm water runoff from the development shall be treated. Fornmla from Article F of city development reg11latio11s: WQv= P x RvxA/12 Rv = 0.015 + 0.009212(1) I= drainage area % imperoious (50 % would be 50) P= 85% rain event = 1.8 inches A = Approximate Drainage Area (acres) WQv= req11ired storage in acre• feet This projects single wet pond will provide adequate storage that will exceed this requirement. The city's development regulations list the wet detention pond as an acceptable method to comply with the 80% Total Suspended Solids Removal efficiency requirement. A.) Required Treatment Volume (TV): 9.23 acres impervious surface/16.62= 55 % 5 5 % impervio11s -> Rv =0 .. 521 85% rain event= 1.8 inches Approximate Drainage Area= 16. 62 acres Reqd. Onsite WQV storage = 1.31 A-Ft Plus 5.4 acres of Offsite upstream area 50% impervio11s -> Rv =0.476 85% rai11 event= 1.8 inches Approximate Drai11age Area= 5.4 acres Reqd. Onsite WQV storage TOTAL Required Provided WQV: West Pond provided storage @ elev. 119 .85 East Pond provided storage @ elev. 120.5 TOTAL Provided = 0.385 Ac-Ft = 1.695 Ac-Ft =0.835 Ac-Ft =0.889 Ac-Ft = 1.724 Ac-Ft 1.724Ac-Ft > 1.695Ac-Ft Provided 1V exceeds Required 1V Please see below table for stage-storage relationship of pond B.) Required Recovery Time (t): All captured WQV is either infiltrated in the native soils or processed through the projects sand filters with underdrains. Per the enclosed geotechnical report, a double ring infiltration test was performed on the site. The native materials indicated 1.5" per hour of inflation. The stormwater pond routing calculations in this report include an assumed Elevation ffppt\ 125.00 124.50 124.38 124.00 123.00 122.00 121.50 121.00 120.50 120.00 119.50 119.00 Elevation lfeet\ 123.00 122.78 122.00 121.50 121.00 120.50 120.00 119.85 119.50 119.00 infiltration rate of 0.75 11 per hour. The 0.75' per hour represent a safety factor of 2.0. Anticipated WQV Recovery Time: West Pond-WQV is provided at Elevation 119.85. This represents 0.85' storage depth. (o.85"x 12)/0.75" per hour= 13.2 hours. East Pond-WQV is provided at Elevation 120.50. This represents 1.5 storage depth. (1.5"x 12)/0.75" per hour= 24 hours Both of these values are < 72 hours. RESULTS = Acceptable. East Dry Pond Stage-Storage Calculations Area (ac) Storage Storage nonth ffppt) VolumP ( .ll.r.~\ Comments -6.0000 -Top of berm 1.800 5.5000 5.227 -5.3800 -lOOyear 24 hour Type Ill storm HW Elevation 1.515 5.0000 4.525 1.398 4.0000 3.202 0.966 3.0000 2.150 0.882 2.5000 1.688 0.798 2.0000 1.268 0.717 1.5000 0.889 3 ea 8"x 1' Orfice -Reqd. WQV provided 0.634 1.0000 0.551 0.552 0.5000 0.255 0.469 0.0000 0.000 Pond Bottom West Dry Pond Stage-Storage Calculations Area (ac) Storage Storage n.,.oth lfeet\ Volume (Ar-ft\ Comments 2.398 4.0000 5.227 Top of berm -3.7800 -100 year 24 hour Type 111 storm HW Elevation 1.505 3.0000 3.592 1.401 2.5000 2.866 1.296 2.0000 2.192 1.195 1.5000 1.569 1.094 1.0000 0.997 1.065 0.8500 0.835 3 ea 8"x 1' Orfice -Reqd. WQV provided 0.997 0.5000 0.474 0.899 0.0000 0.000 Pond Bottom 7.) Low Impact Development Techniques 8.) We propose to use low impact development (LID) methods to control the run off characteristics of the site by using a sand filter to regulate the post development storm water runoff from the sites hard surfaces and enhance the sites' ability for an effective BMP with a pre-approved 80% TSS removal efficiency. The project will also use pervious concrete on some of it excess parking as an additional means for LID methods. Design Methods This project's storm water systems were designed using rainfall depths from ATLAS 14. The sites proposed drainage structures and pipe improvements have been designed using discharge values from the pond routing/ recovery calculations. We used the SCS Unit Hydrograph Method with a shape factor of 484 and a Type III distribution, to determine the respective Q (cfs) for the dry detention/ retention pond routing calculations. We used Haestad Storm CAD V8i design software's to model the hydraulics of this proposed projects pipe network. The dry retention pond system was routing calculations were performed using Haestad Method's, Pond Pack Version V8i. All of the input data for our ditch computations have been included in this report. The project meets the 10% rule since detention is not being waived on the project. This project is at the top of the Volanta basin watershed. Its delayed release will help reduce downstream peak flows during all design storms. The projects drainage report indicates that the project will have post development runoff rates that are less then predevelopment conditions. Per these results, the storm water leaving the site in is post development condition compared to predevelopment for this proposed development will have No Adverse Effects to adjacent properties. 1 DRAFT This Instrument Prepared By: JADE Consulting, LLC PO Box 1929 Fairhope, AL 36533 City of Fairhope, Alabama Storm Water Facility Maintenance Agreement THIS STORM WATER FACILITY MAINTENANCE AGREEMENT (this "Agreement") is made, executed and entered into this day of , 2021, by Dominion Senior Living of Fairhope, LLC (hereinafter called "Landowner"), to and for the benefit of the City of Fairhope, Alabama, a municipal corporation organized under the laws of the State of Alabama (hereinafter called the "City"). Recitals: WHEREAS, Landowner is the owner of that certain real property located in Baldwin County, Alabama and more particularly described on Exhibit "A" attached hereto and by reference made a part hereof (the "Property"); WHEREAS, Landowner is in the process and constructing and developing a subdivision on the Property to be known as The Reserves at Fairhope (the "Subdivision"); WHEREAS, Landowner has applied with the City for Multiple Occupancy Project approval for the Site Plan, a copy of which is attached hereto as Exhibit "B" (the "Site Plan"); WHEREAS, as a condition to the approval of the Site Plan, the City requires the construction and improvement of certain storm water management facilities as shown and referenced on the Site Plan and/or otherwise approved by the City in writing (the "Facilities"); WHEREAS, as a further condition to the approval of the Site Plan, the City requires that the Facilities be constructed and adequately maintained by Landowner, its successors and assigns, including any homeowners association formed by Landowner for purposes of managing and maintaining any common areas of the Subdivision (the "Association"); Agreement: NOW THEREFORE, for and in consideration of the premises and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged, Landowner, intending to be legally bound, hereby covenants and agrees to and for the benefit of the City as follows: 2 1. Landowner shall construct and improve the Facilities strictly in accordance with the plans and specifications therefor (a) set forth on the Site Plan and/or (b) otherwise approved by the City in writing. Landowner acknowledges and agrees that the completion of construction of the Facilities is a condition to the City's final approval of the Site Plan; provided, however, that in the event the City allows Landowner to provide a bond or other guarantee of completion of the Facilities, the Facilities shall be completed at least thirty (30) days prior to the expiration of said bond or other guarantee. 2. Landowner shall maintain the Facilities in such condition that the Facilities properly operate, function and perform (as designed by a professional engineer) for their intended purpose(s), which maintenance shall include, at a minimum, all maintenance required by all laws and ordinances of the City, the maintenance plan attached hereto as Exhibit "C", all items set forth on the Maintenance Checklist (hereinafter defined), and such other maintenance as is customary in Baldwin County, Alabama with respect to substantially similar stormwater management facilities. As used herein, the term "Facilities" shall include, without limitation, all pipes, channels or other conveyances built to convey storm water to the Facilities, as well as all storm water structures, improvements, and vegetation provided to control the quantity and quality of storm water that discharges from the Property. In connection with Landowner's maintenance of the Facilities, Landowner shall follow and comply with the Storm Water Structural Control Maintenance Checklists attached hereto as Exhibit "D" and incorporated herein by reference ("Maintenance Checklist"). 3. Landowner shall inspect the Facilities and submit an inspection report every (5) years. Said inspections shall be conducted at the sole expense of Landowner by a professional engineer registered in the State of Alabama and reasonably acceptable to the City and which inspection report shall be certified by said engineer to the City, which form of cert ification shall be reasonably acceptable to the City. The first inspection report is due by December 31st of the (5) fifth year after completion of construction of the Facilities and subsequent inspection reports are due by December 31st of every successive (5) fifth year thereafter. Each inspection report shall detail the then-current state of effectiveness of the Facilities and shall note any deficiencies in the Facilities and/or any portion or component thereof. The purpose of the inspection reports is to assure safe and proper operation and functioning of the Facilities. 4. Landowner hereby grants an irrevocable license to the City and its authorized agents and employees to enter upon the Property and to inspect the Facilities whenever the City deems necessary. The City shall provide Landowner copies of any inspection findings of the City. In the event the City finds any deficiencies in the Facilities, whether as a result of the inspection reports required under Paragraph 3 hereof or as a result of a City inspection conducted in accordance with this Paragraph, the City shall have the right, but not the obligation, to issue a written notice to Landowner of any such deficiencies. In the event the City issues any such deficiency notice, Landowner shall cure any such deficiencies within the time set forth for such deficiencies required by applicable law (whether federal, state, local or otherwise) and in any event within thirty (30) days of its receipt of such notice. 5. In the event Landowner fails to maintain the Facilities in good working condition acceptable to the City and in accordance with the terms and conditions hereof, the City shall have the right, but not the obligation, to enter upon the Property and take whatever steps are necessary to correct and bring the Facilities into good working condition and to charge the costs of such repairs to Landowner; provided, however, that in no event shall the foregoing be construed as to allow the City to erect any structure of permanent nature on the Property outside of the easement or other areas for the Facilities as shown on the Site Plan. It is 3 expressly understood and agreed that the City is under no obligation to maintain or repair the Facilities and in no event shall this Agreement be construed to impose any such obligation on the City. 6. In the event the City pursuant to this Agreement, performs work of any nature, or expends any funds in performance of said work for labor, use of equipment, supplies, materials, and the like, Landowner shall reimburse the City for all such costs and expenses within thirty (30) days of Landowner's receipt of the City's written demand therefor. Any sums not reimbursed to the City within said thirty (30) day period shall accrue interest at the rate of twelve percent (12%) per annum. 7. In the event of the employment of an attorney for the collection of any am ount due hereunder or for the institution of any valid suit for the enforcement of any of the terms and conditions hereof, or on account of or for any other reason in connection herewith, Landowner covenants and agrees to pay and reimburse the City for its reasonable attorney's fees incurred in connection therewith. 8. This Agreement imposes no liability of any kind whatsoever on the City and Landowner covenants and agrees to defend, indemnify and hold the City harmless from and against any and all liability, loss, cost, damage and expense (including reasonable attorney's fees) in the event the Facilities fail to operate properly, whether as a result of improper design, maintenance or otherwise. 9. This Agreement shall be recorded in the records of the Probate Court of Baldwin County, Alabama and shall constitute a covenant running with the land, and shall be binding on Landowner and its successors and assigns with regard to any interest in the Property, including, without limitation, the Association. It is expressly contemplated hereby that Landowner may convey the Facilities to the Association in which event the Association shall be obligated to perform all duties and obligations of "Landowner" hereunder. 10. Landowner represents and warrants to the City that Landowner is the sole and absolute owner of the Property and is properly authorized to enter into this Agreement. 11. This Agreement shall be construed in accordance with the laws of the State of Alabama. 12. This Agreement may be executed in multiple counterparts by original or facsimile signatures, and each such counterpart shall be considered an original, but all of which together shall constitute one and the same agreement. 13. In the event of a default by Landowner hereunder, the City shall be entitled to all rights and remedies provided under applicable state law, including the right of specific performance. 14. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. 15. This Agreement shall not be construed more strictly against one party than against the other merely by virtue of the fact that it may have been prepared by counsel for one of the parties, it being recognized that all parties have contributed substantially and materially to the preparation of this Agreement. 4 16. Each notice, request, and communication required under this Agreement shall be in writing. It will be deemed to have been received: (i) on personal delivery; (ii) on the second business day after its deposit for overnight delivery with a recognized overnight delivery service; (iii) if by facsimile, on receipt of electronic confirmation of its receipt (but only if the facsimile is followed by delivery by United States mail); or (iv) if mailed, on actual receipt (but only if sent by registered or certified mail, with return receipt requested, addressed to the other party's address below): If to the City: City of Fairhope, Alabama Attn: Planning Director 555 South Section Street Fairhope, Alabama 36532 If to Landowner: Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 205.776.6086 R. Withers Poellnitz wpoellnitz@dpllc.com Any party hereto may change its address for notice hereunder by giving notice to the other party in accordance with the foregoing. Any such change in address shall be effective ten (10) days following receipt of such notice by the receiving party. 17. Time is of the essence with respect to each obligation of the parties hereto under this Agreement. 18. The foregoing constitutes the entire agreement between the parties with respect to the subject matter hereof and may not be modified or amended except in a writing signed by all of the parties hereto. To the extent that this Agreement differs in any manner whatsoever from prior written or oral agreements regarding the subject matter hereof, or from any documents which are attached hereto, the terms and conditions of this Agreement shall control. [Remainder of Page Intentionally Left Blank] 5 IN WITNESS WHEREOF, Landowner has caused this Agreement to be executed by and through its duly authorized representatives effective as of the date first set forth above. LANDOWNER: Dominion Senior Living of Fairhope, LLC By:_______________________ Name: R. Withers Poellnitz As Its: Managing Member STATE OF ALABAMA COUNTY OF _ I, the undersigned Notary Public in and for said County in said State, hereby certify that R. Withers Poellnitz, whose name as Managing Member of Dominion Senior Living of Fairhope, LLC, a limited liability company, is signed to the foregoing instrument and who is known to me, acknowledged before me on this day that, being informed of the contents of the instrument, he, as such Managing Member and with full authority, executed the same voluntarily on the day the same bears date for and as the act of said limited liability company. Given under my hand and official notarial seal this day of , 2021. {SEAL} _________________________________________ NOTARY PUBLIC My Commission Expires: ____________________ Exhibit List: Exhibit A - Description of the Property Exhibit B - Copy of the Site Plan Exhibit C - Copy of Maintenance Plan Exhibit D - Maintenance Checklist 6 EXHIBIT "A" PROPERTY DESCRIPTION JOB # 20-609 VOLANTA AVENUE BALDWIN COUNTY ALABAMA PARCEL A: COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN CONTY, ALABAMA; THENCE NORTH 00°04'55" EAST A DISTANCE OF 1320.20 FEET TO A POINT; THENCE NORTH 89°57'54" WEST A DISTANCE OF 660.83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CONCRETE MONUMENT; THENCE NORTH 00°12'06" WEST A DISTANCE OF 659.76 FEET TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 39 FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED; THENCE NORTH 03°34'56" WEST A DISTANCE OF 374.46 FEET TO A POINT MARKED BY AN OPEN TOP IRON PIPE; THENCE NORTH 00°42'10" EAST A DISTANCE OF 242.13 FEET TO A POINT MARKED BY AN "X" CHISELED IN THE SIDEWALK ON THE SOUTH MARGIN OF VOLANTA AVENUE; THENCE ALONG SAID SOUTH MARGIN SOUTH 89°42'39" EAST A DISTANCE OF 513.59 FEET TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON THE WEST MARGIN OF U.S. HIGHWAY 98 (A.K.A. GREENO ROAD); THENCE DEPARTING SAID SOUTH MARGIN AND ALONG SAID WEST MARGIN SOUTH 30°29'55" EAST A DISTANCE OF 65.01 FEET TO A POINT ON A NON-TANGENTIAL 1,881.75' RADIUS CURVE TO THE RIGHT, SAID POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN AND THE ARC OF SAID CURVE A DISTANCE OF 437.19 FEET (CHORD BEARS SOUTH 07°05'50" EAST, 436.21') TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC; THENCE ALONG SAID WEST MARGIN SOUTH 01°25'33" EAST A DISTANCE OF 292.42 FEET TO A POINT MARKED BY A CONCRETE MONUMENT; THENCE ALONG SAID WEST MARGIN SOUTH 00°22'16" EAST A DISTANCE OF 461.88 FEET TO A POINT MARKED BY A CONCRETE MONUMENT WITH A DISC ON THE NORTH MARGIN OF HOYLE AVENUE; THENCE DEPARTING SAID WEST MARGIN AND ALONG SAID NORTH MARGIN NORTH 89°58'22" WEST A DISTANCE OF 258.04 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR); THENCE DEPARTING SAID NORTH MARGIN NORTH 00°13'45" WEST A DISTANCE OF 630.97 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 89°46'55" WEST A DISTANCE OF 329.75 FEET TO THE POINT OF BEGINNING; CONTAINING 515,824 SQUARE FEET (11.84 ACRES) MORE OR LESS. PARCEL B: THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBDIVISION OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN CONTY, ALABAMA; THENCE NORTH 00°04'55" EAST A DISTANCE OF 1320.20 FEET TO A POINT; THENCE NORTH 89°57'54" WEST A DISTANCE OF 660.83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CONCRETE MONUMENT; THENCE NORTH 00°30'13" WEST A DISTANCE OF 29.56 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED; THENCE NORTH 00°11'15" WEST A DISTANCE OF 630.20 FEET TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 39; THENCE NORTH 89°46'55" EAST A DISTANCE OF 329.75 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 00°13'45" EAST A DISTANCE OF 630.97 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) ON THE NORTH MARGIN OF HOYLE AVENUE; THENCE ALONG SAID NORTH MARGIN AND THE WESTWARD EXTENSION THEREOF SOUTH 89°54'51" WEST A DISTANCE OF 330.20 FEET TO THE POINT OF BEGINNING; CONTAINING 208,077 SQUARE FEET (4.78 ACRES) MORE OR LESS. 7 EXHIBIT “B” Copy of Final Site Plan {See Attached} 8 EXHIBIT “C” Copy of Maintenance Plan {See Attached} The Reserves at Fairhope LONG TERM STORMWATER BEST MANAGEMENT PRACTICES MAINTENANCE PLAN “Exhibit C” Of the Stormwater Facility Operations Maintenance Agreement June 22, 2021 Prepared for: City of Fairhope, Alabama / Planning Director 555 South Section Street Fairhope, Alabama 36532 By: Post Office Box 1929 Fairhope, AL 36533 PHONE: (251) 928-3443/FAX: (251) 928-3665 On behalf of: Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 205.776.6086 Table of Contents Introduction ...................................................................................................................................................................... 2 Stormwater System Components - Narrative .......................................................................................................................... 2 Responsibility ................................................................................................................................................................... 4 Inspection Schedule and Techniques ................................................................................................................................... 4 Stormwater Waste/Pollutant Disposal ................................................................................................................................... 5 BMP Schematics ............................................................................................................................................................... 5 BMP Inspection/Maintenance Personnel ............................................................................................................................... 5 ~DE CONSULTING Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 2 of 5 June 22, 2021 Introduction This Long Term Maintenance Plan (hereinafter referred to as “Plan”) (“Exhibit C”) with a Checklist (“Exhibit D”) are components of the Operation and Maintenance Agreement for The Reserves at Fairhope . Its main purpose is to identify the development’s stormwater best management practice (BMP) system components, including the structural components, locations and maintenance needs. This Plan includes the following elements: • Description and locations of stormwater system components to be inspected (below and on Site Plans); • Schedule of inspections and techniques used to inspect and maintain the stormwater system to ensure proper function as designed, including a documentation checklist for each type of BMP and a schedule for potential maintenance items that must be addressed; • Where and how trash, sediment and other pollutants removed from the stormwater system will be disposed; • Schematics of BMPs located on the site (Site Plans); and • Person(s) and phone number(s) of who will be responsible for BMP inspection and maintenance; if the organization that will be responsible is yet to be organized, list the name, address and phone number of the person or entity with interim responsibility. Stormwater System Components - Narrative Components for the development were selected based on guidance from the Alabama Handbook for Erosion Control, Sediment Control, and Stormwater Management on Construction Sites and Urban Areas (Alabama Soil and Water Conservation Committee – March 2014) and the Low Impact Development Handbook for the State of Alabama (Alabama Department of Environmental Management Alabama Cooperative Extension System Auburn University - 2014). Links to resources are available at Alabama Department of Environmental Management (ADEM) website for construction general permits at: http://www.adem.state.al.us/programs/water/constructionstormwater.cnt. The development consists of a combination of conventional and Low Impact Development (LID) stormwater management components. LID is a systematic, interdisciplinary approach to stormwater management that can result in improved stormwater quality, improved health of local water bodies, reduced flooding, increased groundwater recharge, more attractive landscapes, wildlife habitat benefits, and improved quality of life. “It minimizes runoff and employs natural processes such as infiltration, evapotranspiration (evaporation and transpiration from plants), and storage of stormwater at multiple fine scale locations to be as near to the source of stormwater as possible. Successful implementation of LID recreates a more natur al hydrologic cycle in a developed watershed.” (Low Impact Handbook, 2014) LID is successful only if planned, designed, constructed, and maintained appropriately. This Plan was designed to help the site owner maintain all of the stormwater management system components as detailed below. This site uses grading, grass swales, and a system of underground pipes to collect (via dome, grate and Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 3 of 5 June 22, 2021 weir inlets) and route stormwater to bioretention ponds, and Sand Filters. The grass swales (LID) collect, direct, and slow surface flows of stormwater. They are shallow, open channels stabilized with grass designed to filter pollutants and convey stormwater. They also provide limited quality treatment, and some moderate flow attenuation. The two, bioretention ponds (LID) are depressions in the landscape with underlying specialized soil media (sand filters) that capture and store runoff for a short time, while providing habitat for native vegetation that is both flood and drought tolerant. They remove pollutants in stormwater runoff through adsorption, filtration, sedimentation, volatilization, ion exchange, and biological decomposition. Peak runoff rates and runoff volumes can be reduced, groundwater can be recharged and stream channels may b e protected through minimized peak discharges. Permeable pavement (LID) are used as an alternative in place of traditional concrete or asphalt with a pervious surface and gravel base to infiltrate stormwater and reduce stormwater runoff through temporary storage. Stormwater is held in the gravel base layer, or subbase, before leaving the system through exfiltration into surrounding soils or through an underdrain. Grass buffers and greenways (also known as “Grass Filter Strips”) (LID) are linear areas of grass that receive sheet flow of stormwater runoff from a nearby impervious surface in order to reduce peak discharge rates, encourage sediment deposition, and provide limited infiltration. They are planted with turf grass, which is easy to maintain and blends seamlessly into urban landscapes. A greenway surrounds the project and buffers surround the disturbed area (north, west and south sides) of the basin. In-line Stormwater Storage: In-line stormwater storage, or “treatment train” is a series of techniques or processes used together to maximize the control of pollutants from runoff. This site employs grass swales, interconnected bioretention basins/sand filters, the wet basin and constructed wetlands as a treatment train. Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 4 of 5 June 22, 2021 The underground collection network includes 15, 18, 36, and 48 inch HDPE (high density polyethylene) pipes with junction boxes and dome, weir and grate inlets allowing access for cleanout. The network collects and routes stormwater between areas of the stormwater management system. Responsibility The landowner shall assume responsibility for operations and maintenance of all stormwater management areas, both outside and inside, of the ROW. Inspection Schedule and Techniques The landowner shall contract a professional engineer (refer to BMP Inspection and Maintenance Personnel below) for inspection and documentation of components described above at the specific intervals on the checklist provided (“Exhibit D”). The checklist shall document each inspection and serve as a guide to assist with inspection technique. Inspections and maintenance shall be conducted for the life of the system and components as required by Alabama Department of Environmental Protection (ADEM) and the City of Fai rhope. The Checklist is provided at the end of this Plan and shall be maintained by Landowner or designee physically with this plan or at an alternate location identified below. Checklists shall be made available to ADEM or the City of Fairhope upon request. Alternate Checklist Storage Location: ___________________________ Every three years the Landowner shall hire a professional engineer , registered in the State of Alabama, to perform a comprehensive inspection of the entire stormwater management system. The engineer shall then submit a certified inspection report to the City of Fairhope detailing the then-current state of effectiveness of the stormwater management system and shall note any deficiencies in the system and/or any portion or component thereof. The purpose of the inspection reports is to assure safe and proper operation and functioning of the components and system as a whole. The first inspection report is due by September 30th of the third year after development completion. Subsequent inspection reports are due by September 30th of every successive third year thereafter. Reports shall be submitted to the following address: City of Fairhope, Attn: Planning Director 555 South Section Street Fairhope, Alabama 36532 Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 5 of 5 June 22, 2021 Stormwater Waste/Pollutant Disposal Trash or litter shall be removed at the interval identified on the Checklist and deposited into a contractor - serviced solid waste receptacle. Weeds and other vegetative debris shall be removed from site and transported to a permitted solid waste landfill. Oil, oily soils or other potentially hazardous waste shall be removed by a licensed contractor and disposed per ADEM or Federal RCRA or Non-RCRA hazardous waste requirements at a facility which is licensed to accept the waste. BMP Schematics Refer to the Site Plans for BMP schematics and detail. BMP Inspection/Maintenance Personnel BMP Inspections and Maintenance Personnel must be a professional engineer registered in the State of Alabama and reasonably acceptable to the City. They shall have sufficient knowledge and understanding of system and components to perform and document a thorough and accurate assessment with the checkli st provided. Any costs associated with inspection shall be the sole expense of Landowner. Person(s), including any interim person(s) designated to conduct inspections, other than the Landowner referenced on the cover of this Plan, shall be identified below. Name: _____________________________ Name: _____________________________ Address: _________________________ Address: __________________________ Name: _____________________________ Name: _____________________________ Address: _________________________ Address: __________________________ 9 EXHIBIT “D” Maintenance Checklist {See Attached} Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 1 of 5 June 22, 2021 “EXHIBIT D” - City of Fairhope/Landowner Bioretention and Dry Detention Pond Inspection and Maintenance Checklist Site Name: The Reserves at Fairhope Owner change since last inspection (circle one)? Y N Location: Greeno Rd & Volanta , Fairhope, AL 36532 . Owner Name: Dominion Senior Living of Fairhope, LLC ______________________ Address: 1200 Corporate Drive | Suite 225, Birmingham, AL 35242 Phone Number: 205.776.6086 ___________ Site Status: ___________________________________________________________________________________ Date: _____________ Time: ______________ Site Conditions: _________________________________________ Frequency Key: A=annual; BA=biannual; M=monthly; S=after major storms; W=weekly; BW=biweekly; Q=quarterly Inspection Items Inspection Frequency Inspected? (Yes/No) Maintenance Needed? (Yes/No) Comments/Description Bioretention Pond Areas & Swales Vegetation adequate? M Undesirable vegetation or plant growth? M Encroachment into pond or easement area? M Excessive sedimentation? A Treatment Area Treatment area free of debris? M Is there standing water longer than 24 hours after a storm event? S Evidence or erosion? M/S Media clogged? (remove/replace as needed, check for toxic contamination) M Inlet/Outlet Inlets and outlets (dome grates) unobstructed and intact? M/S Underdrain pipes clear? (unclog as needed by flushing or vacuuming, recover discharge) M Snout debris present? debris/oils – top; grit/sediment – bottom (clean when ½ full with vacuum truck and dispose appropriately as toxic waste) AN Snout hood; anti-siphon vent and access hatch functioning properly? (flush or rod with flexible wire; open/close access hatch) A Vegetation Adjacent area fully stabilized (no evidence of eroding material into Bioretention area)? A Plant height at design ponding depth? (prune as needed) A Plant composition per approved plan? A Grass height not more than 6 inches? M Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 2 of 5 June 22, 2021 Inspection Items Inspection Frequency Inspected? (Yes/No) Maintenance Needed? (Yes/No) Comments/Description Vegetation health/mortality? (replace as needed) B Vegetation overgrown? (prune as needed) M Invasive species present? (weeding) B Mulch degraded? (replace 2-3 years) A Hazards Have there been complaints from residents? M Public hazards noted? M Grass Swales Structural Components: Check all components and vegetation for damage. S Erosion: Inspect for ruts, holes, or gullies, repair with soil and vegetation cover. A, S(1) Trash Removal: Remove and dispose appropriately. BA Sediment: Remove accumulation when it reaches depth of 4” or when vegetation is covered. S Mowing - Turf Grass: Dense low growing vegetation is best to maintain diffuse flow. Maintain a turf height of 3-6”. W(5) Mowing - Native Grasses: Mow before new growth appears in spring. A Pruning: Prune and collect leaves dropped from deciduous shrubs and herbaceous plants to decrease clogging of mulch or any damming that might occur. A Invasive Plants: Remove to prevent crowding and competition with native plants. BA Irrigation: Verify adequate water supply as needed during plant establishment. Not necessary beyond establishment unless drought. M(6) Bioretention Structural Components: check all components. S Underdrain Pipes: Unclog as needed (if water remains ponded more than 12 hrs). S Sediment: Remove as needed if it clogs media (top few inches may need removal/ replacement). Properly dispose of sediment as it may contain toxic materials such as heavy metals. Contact ADEM for guidance: 334-271-7700 or 800-533-2336. S Mulch: Remove from outlets/overflow as needed. S Plants: Monitor for diseased or insect-infested vegetation. Verify health and adequate irrigation. Replant if plants consistently suffer from mortality and consult a botanist for more appropriate plant species. M(7), BA Invasive plants: Remove weeds or other invasive plants as needed. BA Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 3 of 5 June 22, 2021 Inspection Items Inspection Frequency Inspected? (Yes/No) Maintenance Needed? (Yes/No) Comments/Description Fertilization: Fertilize only as needed. Application beyond plant establishment will increase nutrients leaving entering the watershed. A Pruning: Perform annually (May Rule). A Mulching: Replace bare areas (from erosion) as necessary, best performed in late spring after soil has warmed. A(8) Trash Removal: Perform as needed. M Sand Filter Structural Components: Inspect for cracking, subsidence, spalling, erosion and deterioration. A Sediment: Inspect underdrain piping for clogging (when sand bed is dry). Clean out as needed. BA Sediment: Monitor buildup on top of the filtration media. Remove silt when accumulation exceeds 0.5” (scrape off with rake during dry season and then striate). Replace deeper sand media as needed – if drain time is not maintained. A(9) Permeable Pavers Street Sweeping: Remove debris that can potentially clog the surface. Q+ Surface: Inspect for deterioration. Q, S Sediment: Confirm that surface is free of sediment and debris. M Weed Removal: Eradicate using glyphosate. Hand pulling can disturb joint material. M Mowing: Mow adjacent land areas with collection and removal of clippings. W(5) Stabilize Surrounding Land: Perform as needed to minimize sediment entry into the permeable pavement. M, S Trash Removal: Perform as needed. M Grass Buffer / Greenways Mowing Turf Grass: Dense low growing vegetation is best to maintain diffuse flow. Maintain a turf height of 3-6”. W(5) Fertilization: Fertilize only as needed. Application beyond plant establishment will increase nutrients entering the watershed. A Invasive plants: Remove weeds or other invasive plants as needed. BA Irrigation: Verify adequate water supply as needed. M Seeding/Sodding: Reseed/sod as needed. M Underground Pipe Network Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 4 of 5 June 22, 2021 Sediment: Inspect inlets / visible pipe openings and junction boxes for buildup. Perform cleanout as needed (>50%). A Structural Components: Check around all inlets/outlets and junction boxes for scour holes, settling, displacement. A Trash Removal: Perform as needed. M (1) During and after major storm events for first 2 years, annually thereafter. (2) Weekly for first 6 weeks, then bi-weekly for rest of first growing season; once to twice per year thereafter . (3) Twice a year, once a week, or once a month depending on location. (4) Twice a year during the first 2 years, once a year (in spring) thereafter. (5) Weekly or every other week in growing season, less often as needed during the dormant season. (6) Plants should not require any irrigation beyond establishment, except during drought. (7) As needed, full replacement every 2 to 3 years. (8) Replace annually if the watershed is high in heavy metals. (9) Properly designed and maintained sand filtration BMPs have functioned effectively without complete replacement of the sand media for at least 5 years and should have design lives of 10 to 20 years. Overall Condition of Facility:  Acceptable  Unacceptable Inspector Comments: _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ If any of the inspection items above are checked “yes” for “maintenance needed,” list maintenance actions and the completion dates below: Maintenance Action Needed Due Date Stormwater Long Term Maintenance Plan The Reserves at Fairhope JADE Consulting, LLC Page 5 of 5 June 22, 2021 The next routine inspection is scheduled for approximately: ______________________ (date) Inspected by: (signature) __________________________________________ Inspected by: (printed) ____________________________________________ 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com October 27, 2020 Trey Jinright Jade Consulting Engineers 208 N Greeno Rd STE C Fairhope, AL 36532 Re: Wetland Assessment Report Volanta Avenue and Greeno Road North, Baldwin County, AL WSI Project 2020-763 Dear Mr. Jinright, As requested, Wetland Sciences, Inc. has completed a field wetland assessment south of Volanta Avenue and west of Greeno Road North in Baldwin County, Alabama. The Baldwin County property appraiser identifies the property with the following parcel IDs: 05-46-03-39-0-002-003.001 and 05-46-03-39-0-002- 003.004. The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetland delineation was performed in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual, the 2012 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic & Gulf Coast Supplement (2010). According to both U.S. Army Corps of Engineers (USACE) guidelines, wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. Desktop Review Prior to performing the delineation, several map and aerial photograph resources were reviewed to assist with identifying potential WOTUS and wetland areas at the site. Each source of data is described in detail below. Natural Resource Conservation Service Soil Survey WSI reviewed the Natural Resources Conservation Service (NRCS) on -line Web Soil Survey (WSS) to identify soil types in the vicinity of the site (Exhibit A). The property is comprised of Carnegie very fine sandy loam, Grady soils, Marlboro very fine sandy loam, Robertsdale loam and Savannah very fine sandy loam. Carnegie very find sandy loam consists of deep, well-drained soils that are medium acid or strongly acid. The soils developed in sandy clay loam to sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 12 percent, but in most places, it is between 2 and 8 percent. WET~ND S ((_~ 7T". r~ ll'lf" ct__:, Pr ', S INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com The Grady series consists of poorly drained, slowly permeable soil s in upland depressions but are also along drains of the Southern Coastal Plain. These soils formed in clayey marine sediments. Typically, they are in depressions but are also along drains. Slopes range from 0 to 2 percent. The Marlboro series consists of deep, well-drained soils that are medium acid to very strongly acid. The soils developed in thick loam and sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 5 percent, but in most places it is between 0 to 2 percent. Robertsdale loam consists of moderately deep, somewhat poorly drained soils that are strongly acid. The soils developed in sandy clay loam and are on uplands. Their slope is between 0 and 2 percent. The Savannah series consists of very deep, moderately well drained, moderately slowly permeable soils on uplands and terraces in the Southern Coastal Plain. They formed in loamy marine or fluvial terrace deposits. These soils have a hydric rating between 5 - 10% with the exception of Grady soils which have a hydric rating of 85% (Exhibit B). This rating indicates the percentage of map units that meet the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of w hich is rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the higher positions on the landform, and map units that are made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower positions on the landform. Each map unit is rated based on its respective components and the percentage of each component within the map unit. Hydric soils are defined by the National Technical Com mittee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. In order to determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soil s have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasila s, 2006). Aerial Photograph WSI reviewed aerial photographs to identify suspected wetland areas on the site and to determine changes in wetland areas over time. Our review of the aerial photographs did not suggest any wetland resources within the subject property (Exhibit C). 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com National Wetland Inventory Map The US Fish and Wildlife Service (FWS) is the principal US Federal agency tasked with providing information to the public on the status and trends of our Nation's wetlands. The US FWS Na tional Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the abundance, characteristics, and distribution of US wetlands. Prior to our field inspection of the property, Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service’s National Wetland Inventory Data (Exhibit D). The NWI map suggests the property is comprised entirely of uplands. Field Review The desktop review was followed by a pedestrian survey. I personally inspected the property on October 14, 2020. I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on -site determination method referenced in the 1987 USACE Manual and 2010 Atlantic and Gulf Coast Regional Supplement. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetla nd hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. It was determined during the desktop review that the soils within the subject property had a hydric rating of less than 0%. A specific area is not necessarily considered to have hydric soils because it is dominated by soils on a hydric soils list. Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators. During our field inspection of the property, we did not identify any hydric soil indicators within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water-stained leaves. If at least one primary or two secondary indicators are observed, the data point location was considered to have wetland hydrology. No wetland hydrologic indicators were noted within the subject property. Field Identification of Wetlands During the site inspection, Wetland Sciences, Inc. did not identify any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) under 33 CFR 320-330 or the Alabama Department of Environmental Management. It is our opinion, that the entire parcel is comprised of uplands. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850) 453 -4700. Respectfully, WETLAND SCIENCES, INC. Craig D. Martin M.S. Sr. Scientist cvt11a2a2 3 3a 4a4 5a5 6 6a 7a7 8 8a 9a9 1010 1111a 1212a NOTE: This is not a survey. All data within this map are supplied as is, without warranty. This product has not been prepared for legal, engineering, or survey purposes. Users of this information should review or consult the primary data sources to ascertain the usability of the information. r-1 L--- Area Subject to wetland delineation ±16.75 AC Upland Conveyance Identified by WSI r I I I I \ \ \ \ ApproKimate _....I Parcel Boundary ____.,,--I \ per Baldwin County GIS Doto Culvert Upland Conveyance Identified by Wetland Sciences, Inc. October 2020 200 I I I I I I I I I I I I .r:::: t:'. 0 z -0 0 0 a:: 0 C cu ~ " 100 SCALE: 1 "= 200 Feet 200 PROJECT NAME: Volante Avenue & Gr eeno Road WET~ND ENVIRONMENTAL CONSULTANTS I-W_ET_LA-ND-SK-ET-CH---------1 -~~ ((_~ lf lR, li'-lf (t ~ Jei s 3308 GULF BEACH HIGHWAY t--PR-0-JE_C_T_N_O_.: -2-0-20 ___ 7_6_3 ______ ---t PENSACOLA, FLORIDA 32507 1-------------------1 TE L: 850 .453.4700 DRAWN BY: AJN DATE: 10/20/2020 N C O R P O R A T E D CRAIG@WETLANDSCIENCES.COM SHEET: 1 OF 1 800 Battery Avenue SESuite 410Atlanta, GA 30339Page 5 of 5 6/16/2021Page:Project:Scale:Date:The Reserve at Fairhope Photometrics 1.7 @ 8Q5 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS NEIGHBORHOOD MEETING Name 1>-coo ~ :?o:Ar5uez.-r'Go Address fJ 2 '5 Vo\oo-rd f(Venve. Phone 2.'5 J -454--Cfd.p 3 Email V\?r '5'55 @ 8m<l-i I• UVY'\ Comments Pro's: POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928•3443 WWW .JADENGINEERS.COM @8Q~ JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS Name Address Phone Email Comments Con 's NEIGHBORHOOD MEETING S':\:o~ ~>1i-cek: BA-rb.'b 3 5-\-o ~-e> .S POST OFFICE BOX 1929 • FAIRHOPE , ALABAMA 36533 TELEPHONE (251) 928•3443 WWW .JAOENGINEERS.COM up-h f)u~ ::f-eA.~, @ 8Q5 JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS NEIGHBORHOOD MEETING Name Phone ~ ..[ f -4 S '1 -7 ? ~ 5 Email Comments Pro's: Con's r;,,.... POST OFFICE BOX 1929 • FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 WWW .JADENGINEERS.COM OWNER: ENGINEER: PROJECT NAME: Name Trey Jinright, PE Max Dearing 5/16/2021 10:27 AM JADE CONSUL TING, LLC NEIGHBORHOOD MEETING SIGN IN Dominion Senior Living of Fairh, JADE CONSUL TING, LLC Dominion Partners Senior Living Organization Email Address JADE Consulting, LLC tjinright@jadengineers .com JADE Consulting, LLC mdearing@jadengineers .com DATE: Tuesday 5/18/2021 6:00 PM Telephone Fax 251-928-3443 251-928-3665 251-928-3443 251-928-3665 Page 1 of 1