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11-01-2021 Planning Commission Agenda Packet Part 2
BI GC ANOERUNSTATE HWY 181SHAD O W RIDGED R CATANIA A VSTATE HWY 104DUNLEITHLOOP HIGBEE RDFALL INGW ATE R B L VD City of FairhopePlanning Commission November 1, 2021 ¯BIGCANOERUNFAL LING W ATER BLVD STATE HWY 181SD 21.43 - Harvest Green East Phase 2 Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Harvest Green East, Phase 2Site Data:56.64 acresProject Type:108-Lot SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:PUD (Planned Unit Development)PPIN Number:17735, 77776General Location:East side of State Highway 181, across from The Waters SubdivisionSurveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:Silverhill Enterprises, LLCSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries 1 SD 21.43 Harvest Green East Ph 2 – November 1, 2021 Summary of Request: The owner is FST Silverhill Enterprises, LLC. The applicant is Terracore Development Services. The property received approval for conditional annexation to Planned Unit Development (PUD) in September 2021. The PUD Ordinance #1728 includes a site plan that the development must be built in substantial conformance to. This application is also being reviewed against Fairhope Subdivision Regulations and all other applicable ordinances. Larry Smith, P.E., with SE Civil is the engineer of record for the project and the authorized agent. The PUD has 375 Single Family lots and one lot for a future fire station dedicated to the City of Fairhope. The development is separated into four phases: - Harvest Green East Ph1 - Harvest Green East Ph2 - Harvest Green West Ph1 - Harvest Green West Ph2 This application is for Harvest Green East Phase 2 containing 108 lots. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Water is provided by Fairhope and requires an aid to construction costs. o Sewer – Sewer is provided by Fairhope. o Power – Riviera Utilities o Gas – Gas is not requested for this development. - Traffic: o A traffic study was completed and warranted right turn lanes for all entrances into the proposed development. Also recommended was a southbound left turn lane at the intersection of St Hwy 181 and Falling Waters BLVD. ALDOT has been contacted and met with the applicant to discuss the project. Currently a traffic signal is not warranted by the provided TIS. o The traffic study considered all phases of the development. o All traffic improvements will require permitting and approval through ALDOT. - Site and Drainage: o The drainage plan has been designed for Harvest Green East Ph1 and Ph2. o Drainage is collected in a series of inlets and underground drainage pipes that will discharge into 5 proposed wet ponds. o The site contains existing wetlands and provides the required buffering and signage. o The drainage was reviewed by a third-party Neel-Schaffer. Initial comments are included in this report and were addressed by the applicant. Secondary comments are minor and as a condition of approval must be addressed by the applicant and approved by City of Fairhope’s Public Works Director. o Drainage work done in ALDOT ROW will require ALDOT permitting and approval. - Landscaping: o The landscape plan in is accordance to what was approved with the PUD. At time of Final Plat City Horticulturalist will verify all street trees and landscaping meets approved plans. 2 SD 21.43 Harvest Green East Ph 2 – November 1, 2021 - General Comments: o Construction is anticipated to start 2/1/23 and Final plat submittal 2/1/24. Preliminary approval will expire before scheduled Final plat submittal. Staff Recommendation of case SD 21.43 Harvest Green East Ph2: Approve with the Following Conditions: 1. Final placement, capacity, 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. 2. All sidewalks and street trees are required to be installed prior to final plat application. 3. Approval of SD 21.42 Harvest Green East Ph1. SURVEYOR'S CERTIFICATEWater:Sewer:Power:Telephone:CITY OF FAIRHOPECITY OF FAIRHOPERIVIERA UTILITIESAT&TUtility Providers:Owner:Total AreaZoningTotal LotsDensitySmallest LotLargest Lot54.64PUD1081.98 / AC7,280 SF20,829 SF (LOT 139)Street Length 5,168 LFDeveloper:Lots 120 through 175Front:Rear:Side:30 Ft.30 Ft.7.5 Ft.Side Street: 20 Ft.0 60 120240120 SCALESILVERHILL ENTERPRISES, LLC112 BAY CIR DRHOLLAND, MI 4942468V PAYDIRT, LLC299892 WOODROW LN, STE 300SPANISH FORT, AL 36527Parcel InformationParcel Numbers:05-46-01-02-0-000-002.00005-46-01-02-0-000-001.508GENERAL NOTES:HARVEST GREEN EASTPHASE TWOA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN EAST202109291"=120'CHKD.DEDDRAWN RDCSHEETOF13SURVEYOR'S NOTES:FLOOD STATEMENTCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER):CERTIFICATE OF LEASEHOLD OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE (SEWER):GREENSPACE MAINTENANCECERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTORCERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRIC):CERTIFICATE OF APPROVAL BY AT&T (TELEPHONE):ENGINEER'S CERTIFICATECERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:BUILDING SETBACKSLots 176 through 227Front:Rear:Side:30 Ft.30 Ft.5 Ft.Side Street: 20 Ft.VICINITY MAP1" = 1 MILESITEGREEN SPACE DENSITY CALCULATION54.64 TOTAL GROSS ACRES-9.15 ROWs, DETENTION, WETLANDS45.49 ACRES108/45.49 = 2.37 UNITS PER ACRE (G.S. DENSITY) 15% REQUIREDQUALIFYING GREEN SPACE CALCULATION2.05 AC G.S. 1 (EXCLUDES POND)0.19 AC G.S. 211.57 AC G.S. 3 (EXCLUDES POND)7.23 AC G.S. 421.04 AC TOTAL GREENSPACE (37.8%)Common Areas 23.10 AC (42.3%)See Sheet 2 of 3 forDetailed GeometrySee Sheet 3 of 3 forDetailed GeometryMax. Height 30 FTBuffer Signs 15CERTIFICATE OF APPROVAL BY E-911 ADDRESSING:z--c::1E::,~,.,.... ... c::::z_ .. PROPERTY LIES IN FLOOD ZONE "X" AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0644M, COMMUNITY NUMBER 010006, PANEL 0644, SUFFIX "M", DATED APRIL 19, 2019 DAYCfC ____ _ SIGNATURE STATE OF ALABAMA COUNTY OF BALO'MN GIVEN UNDER MY HAND AND OFFICIAL SEAL THE DAY DC __________ _ STATE OF ALABAl<AA COUNTY OF BALDWIN OF _________ _ NOTARY PUBLIC MY COMMISSION EXPIRES CURVE C41 C42 C43 C44 RADIUS ARC LENGTH CHORD BEARING 24.84' 38.32' N58"14'07"W 90.00' 39.1 I' N26'08'07"W 60,00' 28,08' N25"10'31"W 1944.97' 46.35' N11"05'01"W FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION STAlE OF ALABAMA COUNTY OF BALDWIN CHORD 34.63' 38.80' 27.83' 46.34' GIVEN UNDER MY HAND AND CfCFICIAL SEAL THE DAY OF _________ _ LENGTH I, DAVID E. DIEHL, A LICENSED SURVEYOR OF BALDWIN COUNTY, THAT I HAYE SURVEYED THE PROPERTY SHOWN HEREON, SITUATED IN ALABAMA AND DESCRIBED AS FOLLOWS: 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 OF SAID SECTION 2, A DISTANCE OF 803.91 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) FOR THE POINT OF BEGINNING: THENCE SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, A DISTANCE OF 523.00 FEET TO A REBAR (SE CIVIL); THENCE RUN SOUTH 00 DEGREES 15 MINUTES 02 SECONDS DISTANCE OF 1323.34 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE DEGREES 42 MINUTES 26 SECONDS EAST, A DISTANCE OF 1329.67 FEET TO A REBAR (19254); THENCE RUN SOUTH 00 DEGREES 17 MINUTES 01 SECONDS OF 1322.14 FEET TO A 1/2" CAPPED REBAR (19254); THENCE RUN NORTH 89 40 SECONDS WEST, A DISTANCE OF 1224.26 FEET TO A 1/2" CAPPED REBAR THENCE RUN NORTH 00 DEGREES 17 MINUTES 34 SECONDS EAST, FEET; THENCE RUN NORTH 01 DEGREES 59 MINUTES 20 SECONDS OF 149.35 FEET; THENCE RUN NORTH 04 DEGREES 17 MINUTES 47 DISTANCE OF 395.81 FEET: THENCE ALONG A CURVE TO THE LEFT, OF 400.00 FEET, AN ARC LENGTH OF 57.18 FEET, (CHORD BEARS SOUTH 82 DEGREES 54 MINUTES 19 SECONDS WEST, A DISTANCE OF 57.13 FEET): THENCE RUN NORTH 11 DEGREES 11 MINUTES 23 SECONDS WEST, A DISTANCE OF 190.00 FEET; THENCE RUN NORTH 78 DEGREES 44 MINUTES 53 SECONDS WEST, A DISTANCE OF 36.79 FEET; THENCE RUN NORTH 14 DEGREES 24 MINUTES 42 SECONDS WEST, A DISTANCE OF 140.00 FEET; THENCE ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 745.00 FEET, AN ARC LENGTH OF 30.39 FEET, (CHORD BEARS NORTH 76 DEGREES 45 MINUTES 25 SECONDS EAST, A DISTANCE OF 30.39 FEET); THENCE RUN NORTH 12 DEGREES 04 MINUTES 28 SECONDS WEST, A DISTANCE OF 50.00 FEET; THENCE ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 24.84 FEET, AN ARC LENGTH OF 38.32 FEET, (CHORD BEARS NORTH 58 DEGREES 14 MINUTES 07 SECONDS DISTANCE OF 34.63 FEET); THENCE RUN NORTH 14 DEGREES 02 MINUTES 28 WEST, A DISTANCE OF 23.92 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING OF 85.40 FEET, AN ARC LENGTH OF 39.15 FEET, (CHORD BEARS NORTH 26 DEGREES 08 MINUTES 07 SECONDS A DISTANCE OF 38.80 FEET); THENCE ALONG A REVERSE CURVE TO THE HAVING A OF 57.15 FEET, AN ARC LENGTH OF 27.41 FEET, (CHORD BEARS 25 DEGREES 31 MINUTES 37 SECONDS WEST, A DISTANCE OF 27.15 FEET); THENCE A COMPOUND CURVE TO THE RIGHT, HAVING A RADIUS OF 1944.97 FEET, AN ARC LENGTH OF 47.05 FEET, (CHORD BEARS NORTH 11 DEGREES 05 MINUTES 19 SECONDS WEST, A DISTANCE OF 47.05 FEET); THENCE RUN NORTH 79 DEGREES 35 MINUTES 57 SECONDS EAST, A DISTANCE OF 140.00 FEET; THENCE RUN NORTH 09 DEGREES 15 MINUTES 36 SECONDS WEST, A DISTANCE OF 124.02 FEET; THENCE RUN NORTH 13 DEGREES 29 MINUTES 53 SECONDS WEST, A DISTANCE OF 142.65 FEET; THENCE RUN NORTH 24 DEGREES 10 MINUTES 40 SECONDS WEST, A DISTANCE OF 132.62 FEET; THENCE RUN SOUTH 69 DEGREES 47 MINUTES 44 SECONDS WEST, A DISTANCE OF 190.00 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 550.00 FEET, AN ARC LENGTH OF 27.50 FEET, (CHORD BEARS SOUTH 21 DEGREES 38 MINUTES 13 SECONDS EAST, A DISTANCE OF 27.50 FEET); THENCE RUN NORTH 89 DEGREES 39 MINUTES 20 SECONDS WEST, A DISTANCE OF 501.28 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SECONDS EAST, A DISTANCE OF 140.00 FEET; THENCE RUN NORTH 04 DEGREES 23 MINUTES 46 SECONDS EAST, A DISTANCE OF 50.13 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SECONDS EAST, A DISTANCE OF 140.00 FEET; THENCE RUN SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, A DISTANCE OF 196.40 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SECONDS EAST, A DISTANCE OF 155.00 FEET; THENCE RUN SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, A DISTANCE OF 10.60 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SC:CONDS EAST, A DISTANCE OF 190.00 FEET; THENCE RUN SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, A DISTANCE OF 44.53 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SECONDS EAST, A DISTANCE OF 155.00 FEET; THENCE RUN SOUTH 89 DEGREES 39 MINUTES 20 SECONDS EAST, A DISTANCE OF 14.07 FEET; THENCE RUN NORTH 00 DEGREES 20 MINUTES 40 SECONDS EAST, A DISTANCE OF 205.00 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 54.64 ACRES, MORE OR LESS. AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT MAP SHOWING THE SUBDIVISION INTO WHICH THE PROPERTY DESCRIBED IS DIVIDED GIVING THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT AND EASEMENT AND ITS NUMBER AND SHOWING THE STREETS, ALLEYS AND PUBLIC GROUNDS AND GIVING THE BEARINGS, LENGTH, WIDTH AND NAMES OF THE STREETS, SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS MARKED THUS (0) AS HEREON SHOWN. I FURTHER CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAW1NG HAVE BEEN COMPLETED IN ACCORDANCE W1TH THE REQUIREMENTS OF TECHNICAL STANDARDS FOR THE PRACTICE OF LAND SURVEYING IN THE STATE TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF WITNESS MY HAND THIS THE ____ DAY OF , 2D21 SURVEYOR; DAVlD E, DIEHL, PLS ALABAMA LICENSE # 26014 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. HARVEST GREEN EASTPHASE TWOA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN EAST202109291"=60'CHKD. DEDDRAWNRDC0306012060 SCALESHEETOF23SEE SHEET 3 OF 3 FOR CONTINUATION/' I 2.1 I _I I I I -'c-I ' I -1r----- I SB9"39"20"E 523.00" _.. __ 15-_o_o_· ----c=o~M~M~O~N~A~R~E~A~1=-,0"'.'""18,,_....,A;.;C,:..;.;;.;;.. __________ 1_5 __ 0-o·-----;/2 .. ~R-; ----·---·----52.oo· 52.oo· 52.00" 52.00" 52.00' 52.00" 52.00' 52.00· 52.00" 55.oo' (SE CIVIL) _J__ / ,--, ,----:;-i ,--1 ,--, r--, ,--, ,--, ,--, ,--, ,---7 al JI JI JI JI JI JI JI JI I ~: 201~ ~20s~ ~209~ b10~ b11~ ~212~ b13~ b14,~ b1s~ b16~ I 7280 SF:/ e 7280 SF:/ ~ 7280 SF;i e 7280 SF:'/ e 7280 SF;i e 7280 SF;'/ e 7280 SF;/ e 7280 SF?'/ e 7280 SF:'f e 7720 SF~ w I 0./7 Acg r-0.17 Acg r 0.17 ACg I 0.17 Acg I 0.17 Acg r 0.17 Acg r-0.17 Acg I 0.17 AC8 I 0.17 Acg I 0.18 AC '1 ~I 41 41 41 41 41 41 41 41 41 I g L __ _J L __ _J L __ _J L __ _J L __ _J L __ _J L __ _J L __ _J L __ _J L ___ _J ~ 52.00' 52.00' 52.00' 52.00" 52.00' 52.00' 52.00" 52.00" s2.o,o' 55.25" MILLET AVE. 50 FT. R/W r-,40_"}2'--1 / B ,I 220 I ·~ _., 1--c,-:; 1--_J 1,--_J 1--_J I .w I I 81 cll-. cll cll cll-. -ti!! 1 g 1 196J lo 197·d P 198;'1 P 199;'1 lo 200 i:J $ 1 I 7280 SF;'! ~ 7280 SF;'! e 7280 SF;'! e 7280 SF;'! ~ 8/84 SF ;-f !f. 201 / I 0.17 Acg [ 0.17 Acg [ 0.17 ACg r 0.17 Acg r 0.19 AC & r 1g7// SF / 01 41 41 41 41 1/ / '1-L __ _J L __ _J L __ _J L __ _J L! __ _J I ~ ---J ~ 1-.::5:::2-.::0::.o·-'-'5"'2"'.o:::oc...· -1.....::.=::._..1-..:5:::2.:.:.0:.::0_· +-"""',..LL._r:J \ ' -S89"39"20""E ss9·39·2o"E ------....__ 1 0 60" ~ CJ4 • -........_ ••s-2-.o~o~.-.-s2 ___ 00~-,--,-,,--...,..,.-,-"--,..,.-,,.l~10 ___ 60-~-3-J--// / g ,--, ,--, -, ,--,, ,--------. I ,I I I ,j I /3' I / 1 :;i: 195~'d 194~ ~193,~ ~19;3 ~ 19/ /:: , : .• w"~-I 7280 SF I,' 7280 sci'j (/ 7280 SF;cj (/ 7280 SF;cj I,' nJ'7 SF / (] ". I 0./711 g r0.17Acg VO:J7ACg r0.17Acg r 026A'C// 1 8 L __ j ~-✓j·'~ __ j ~-r~j ~/L'_j z / / 52.00' / 52.00' . / 55.82' 52.00' I ' / ' I ~9/J~-,_ __ L-'...s._,~ ~Z't_ j 8 r-4:lur--, 221 1-,23 S89'39'20"E 196.40' /"'{" j 62.00' 62.00" I ( / I I 62.00' 62.00" 62.00" 62.00" I I I I 62.00" ' ___ I 62.00" I I / 62.00· 79.96' --,-; ' I 2 'iJ oc, u -1----· I G.S. 1 COMM N AREA4 2.05 2. SAC (SE CIVIL) y 0 CURVE RADIUS ARC LENGTH CHORD BEARING CHORD LENGTH C1 525.00' 266.59' S14"47"52""W 263.74" C2 525 oo· 454.02" S04" 34· 14"W 440.01. C3 25.00' 39.23' S44'42'09"E 35.33' C4 25.00' 39.31' S45' 17'51 "W 35.38' C5 550.00' 16.86' N01"07'44"E 16.86' C6 550.00" 49.31' s04·34'32"w 49.29" C7 550.00" 49.31" S09" 42" 44""W 49 29' CB 550.00" 49.31" s14·50"57""W 49.29' C9 550.00" 47.76" S19'54'18"W 47.74" C10 550.00' 47.82' S26'26'46"W 47.81' C11 550.00' 3.92' S29'08'28"W 3.92" C12 500.00" 61.65" s25·4s·45"W 61.62" C13 500.00' 47.96' S19"31 '57""W 47.94' C14 60.00' 25.08" s04·45•32•·w 24.90' C15 60.00" 6.00" S10"01 "52""E 6.00" C16 60.00" 55.00" S13'21'59"W 53.1 o· C17 25.oo· 14.86" s22·35'4s"w 14.64' C18 500.00' 65.91' s01·47'21"w 65.86' C19 500.00' 79.49' S06"32"29'"E 79.40' C20 500.00" 79.49" s1 s·39·oo""E 79.40' C21 525.00' 134.64' N12"51'26'"W 134.27' C22 525.00' 319.38' s11·55·03""w 314.48" C23 550.00" 97.66" N15"07"03"W 97.53" C24 25.00" 34.74" N49" so· 3s•w 32.01' C25 2s.oo· 39.42" N45"10"03""E 35.46' C26 550 oo· 49.77" N02"34"59""E 49.76" C27 60.00' 24.89' N06'42'3o"w 24.71' C28 60.00' 41.43' N01'11'15"E 40.61' C29 60.00' 17.18" N29'10'11"E 17.12' C30 91.53" 32.89" N27'04'44"E 32.71' C31 550.00" 74.89" N20"41 '09""E 74.83' C32 25.oo· 45.62" N2T41"13"W 39.55" C33 400.00" 67.68" N84"48"29"W 67.60" C34 425 oo· 138.48" S80"19"15""E 137.87" C35 450.00' 48.22' S86'35'10"E 48.19' C36 450.00' 55.58' S79'58'41"E 55.55' C37 25.00' 35.31" N63"05'58""E 32.45' C38 500.00" 141.84' N14'30'42"E 141.36' C39 soo.oo· 15.06" No5·31'19""E 15.06' C40 500.00· 38.47" N02"27"17""E 38.46" HARVEST GREEN EASTPHASE TWOA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVETS GREEN EAST202109291"=60'CHKD. DEDDRAWNRDC0306012060 SCALESHEETOF33SEE SHEET 2 OF 3 FOR CONTINUATION-'• I, I I -1 /I /I / / / / I I I I ,--44c,).t6'--7 I 123 11 Y1T ' \ \ 10641 SF I I 0.24 AC \ 1L 35·42'-4 o"W--0 °' L_:;_J,:::::c-4.::48~--:::2--_':_-:7-:--7 I \ 124 I ,,-o I ig~/[ II IL --s ·-,tn 3"W--J ,as \ \ ()'D \ r---+W.B()-'.--7 id : {25 11 I ~ ~-: , 1g_1i\r_ 11 \~ L---53-:,--5&5~\¥--_J ,t_l---__::::;.:..=:"'1------J ,---444 -7 6' : 1 127 : I 11059 SF I I \ L ---N89",tH&"W---J jg N 140.00' G.S. !q COMMON AREA 7o 'Q:1\ 9 AG)N 0.19AC. g , N89·49'4o"w 1-'-43-9.-8-+--7 o O I I o I\ 128 I ~ fC : ig_i~oAs; : ,-~ I L -N 39·-49-'-4~W--J c-1---'-----------l I ---43-9.-8+---7 \ ~ I I \ 7/2•• CRF ' -1 7--+4--il_ . .::p:;f---7 148 10918 SF 0.25 AC I I I I L--+J86"----4-s,!-5+-°'E-..J ,o ,-74,;14()'.---71 \~ R; I 1 145 I 1 • c3 V 10751 SF \ \2:! 11 1 ~ L-Nes-+n 3"E---,J 1, J ~i 62.172' I \ \\ \ I I I I \ I 140 ', \, 20829 SF \ \ 0.4-8 AC I / \ I L -N89'-46°4&'W--j IL --44fl.B5-'--I I ://11~SF ~ I 0.30 AC ii) / / L ___ ~ T, / 79_19;/ I 0 '" S89" 2'26"E / I I I ,,. 0 \ \ cS s. '?. 0 N C, 0 13, s "' 0 m g / en c-/ / G.S. 11.57 3 ac I COMMON AREA 5 19~8AC 'o 1224.26' xoo 9g 'a, m m / --~-D D <D m I 0'_., ' 1'<,,1,-cO cO <9c:,-<),_ '1' 'le I \ I I ~ iii 11 i~! I I 11 \ \ \ \\ I I I I cO cO ..., m '° 0, cO -" 102 101 \ I I \ i I \ I \ I I I I~ I~ I I::, I 4'. i~ I t;, I I I ~ I I( cO I I\ m \ I \ I I "' I I I I I I I I I I G.S. 7.23 I I / I I I )· 0 ,, J!C s '6 cO cO ~ 11 I BUFFER SHOWN IS fHE ,n 0 r I I I / I I I I I I I GR'EA TER OF A 30 FT. rt WETLAND BUFFER A~D A /I 50 FT. STREAM BUF\FER l'E-1 AS fER USGS QUAD MAPS ~I I \ I I I I I I I I I I I I I I I I I I I I I I I 1/2" SRF I I / , / I I v; 0 ~ ..., s ;:;;E' L 0 m CURVE RADIUS C41 24.84' C42 90.00' C43 60.00· C44 1944.97' C45 770.00' C46 100.00· C47 100.00' C48 425.00' C49 795.00' C50 795.00' C51 795.00' C52 745.00' C53 745,00' C54 745.00' C55 605,00' C55 605.00' C56 605.00' C57 605.00' css 590.00' C59 590,00' C60 450.00' C60 450.00' C61 450,00' C62 400.00' C63 25.00' C64 25.00' C65 2325.00' C66 2325,00' C67 2325.00' C68 2350.00' C69 2375,00' C70 2375.00' C71 2375.00' C72 1450.00' C73 1450.00' C74 1475.00' C75 1500.00' C75 1500.00' C76 1 500.00' en 1500.00' C78 25.00' C79 25.00' cso 100 00' C81 75.00' C82 125.00' C83 125,00' C84 125.00' C85 25.00' C86 60.00' C87 60.00' CSB 60.00' C89 60.00' C90 60.00' C91 60.00' C92 so.oo· C93 25.00' C94 75.oo· C9o 12:J.oo' C96 125.00' C97 125.00' C98 12s.oo· C99 125,00' C100 125.00' C101 75.oo· C102 2s.oo· C103 25.00' ARC LENGTH CHORD BEARING CHORD LENGTH 38.32' N58"14'07"W 34.63' 39.11' N26·os·o7·w 38.so· 28 08' N25'10°31 "W 27.83' 46.35' N11'05'01 "W 46.34' 166.20' Ns4·05·33"E 165.88' 157 08' S44'42'26"E 141.42' 157.08' s45· 17'34"w 141.42' 85.17' S84'33'06''W 85 03' 68.92' N80"24'34"E 68 90' 77.97' N85"42'10"E 77.94' 24.70' N89"24' 1 0"E 24.70' 12.87' SB9'47'53''W 12.87' 89, 17' ss5·s2·2s"w 89.11' 89.12' s79·01 ·os"w 89 06' 155,27' S82'56'26''W 154,84' 72.41' N79'01 '02"E 72.37' 72.41' N85"52'28"E 72.37' 10.45' N89"47'53"E 10.45' 93.51' N83"21 '0J"E 93.42' 24,73' Ns9·05'32"E 24.73' 90.18' N84.33'06"E 90.03' 71.32' N83"21 '03"E 71.25' 18,86' N89'05.32"E 18.86' 22.98' N88'38'48"E 22.98' 39.26' S44"42'46"E 35.35' 39.28' S45"17'13"W 35.36' 63.88' N00"30'22"W 63.88' 76.84' S02'15'52"E 78.83' 43.03' S03"45'58"E 43.03' 237.75' S01"23'52"E 237.65' 60.01' S00'26'32"E 60.01' 75.43' S02'04'34"E 75.43' 54.32' S03"38'28"E 54.32' 57.65' S03"09'26"E 57.65' 58.48' S00'51 '45"E 58.48' 118.14' sozoo'o5"E 118.11' 85.70' N02'38'54"W 85.69' 12.01' s04·03'2o"E 12 01' 73.69' S02'25'08"E 73.68' 34.15' S00'21 '34"E 34.15' 39.32' S44"46'03"E 35.39' 39.22' N45" 13'57"E 35.32' 138.46' N50'30'26"E 127.66' 103.84' Nso·30'26"E 95.74' 59.34' N76.34'24"E 58.78' 59,56' N49. 1 9'26"E 59,00' 54.17' N23'15.28"E 53.75' 23.55' N37'49'34"E 22.69' 50.06' N40"54'31 "E 48.62' 47.75' Nos·47'32"w 46.50' 47.65' N51"20'24"W 46.40' 44.16' ss4·49'3s"w 43.17' 20.09' s54·oa'57"W 20.00' 44,30' S23"24'04''W 43,31' 47.51' S20'26'22"E 46.28' 23,55' S16"08'31"E 22.69° 117.81' N45'ff34"E 106.07' 1 ti6./8' Nt:>4°21 'j8"1::. 146./1' 39.57' N09'21 '38"E 3940' 33.53' N07'23.26"W 33.43' 59,73' N28'45'47"W 59.16' 59,63' N55·07'os"w 59.07' 43.45' N79"44'47"W 43.24' 117,81' N44"42·25·w 106.07' 39.27' N44'42.26"W 35.36' 39.27' N45"17'34"E 35.36' 7$%/(2)&217(176&&&29(5*5$',1* '5$,1$*(3/$1&216758&7,21'(7$,/6 6,7( 3$9(0(17'(7$,/6 9,&,1,7<0$3176&216758&7,21'(7$,/6 :$7(5'(7$,/6 && ''(526,21 6(',0(17&21752/3/$1'HYHORSHU &216758&7,21'(7$,/6 (526,21&21752/'(7$,/6 '''35(/,0,1$5<3/$7&&87,/,7<3/$133336,'(:$/.675((7/,*+7 6,*1$*(3/$15.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1&&PROPOSED CONSTRUCTION PLANSforHarvest Green EastPhase 235(/,0,1$5<3/$1 352),/(6 52$':$<6 &52666(&7,216 52$':$<6 ;6;6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ REVISIONS:NO.REVISIONDATE APPR.5(9,6,2163333 3/$1 352),/(6 ',7&+(6 POSTED/DESIGN SPEED LIMIT: 20 MPH0INITIAL FAIRHOPE SUBMITTAL9/28/21 TLS&*(1(5$/127(6&216758&7,21'(7$,/6 6(:(5'(7$,/6 '&217$&76*$6'(3$570(17&,7<2))$,5+23(057(55<+2/0$16287+6(&7,21675((7)$,5+23($/$%$0$ :$7(5 6(:(5'(3$570(17&,7<2))$,5+23(05-$621/$1*/(<6287+6(&7,21675((7)$,5+23($/$%$0$ %8,/',1*'(3$570(17&,7<2))$,5+23(05(5,.&257,1$66287+6(&7,21675((7)$,5+23($/$%$0$ 5,9,(5$87,/,7,(6056&2776/,*+(/$85(/$9(18()2/(<$/$%$0$ 3/$11,1*=21,1*'(3$570(17&,7<2))$,5+23(05+817(56,002166287+6(&7,21675((7)$,5+23($/$%$0$ 38%/,&:25.6'(3$570(17055,&+$5'-2+16211257+6(&7,21675((7)$,5+23($/$%$0$ &,7<2))$,5+23(&&$/6WDWH+Z\)DLUKRSH$/0LOH0DUNHU 1RUWK7XUQRXW 0LOH0DUNHU 6RXWK7XUQRXW 93D\'LUW//& :RRGURZ/DQH6XLWH6SDQLVK)RUW$/ENGINEER'S CERTIFICATEI, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certifythat I have reviewed the design herein which was done under my direct control and supervision and that, to the best of myprofessional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope MunicipalCode and to all other rules, regulations, laws, and ordinances applicable to my design.Project EngineerOctober 20th, 2021Name of Project to which this Certificate Applies: Harvest Green East - Phase 2.Plans which are certified consist of Pages Cover Sheet thru Sheet XS18.^/d &52666(&7,216 ',7&+(6 ;6;6&& 321'3/$1 287)$//'(7$,/633 33 672506(:(5352),/(61FAIRHOPE RESUBMITTAL10/20/21 TLS 6+((7& -5%'5$:1 '$7( 6&$/( -2%1R 1766($/$)),;5(9,6,21'$7(*(1(5$/127(6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ 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E=:J c::==:::J [!] 111------------1- 7$%/(2)&217(176&&&29(5*5$',1* '5$,1$*(3/$1&216758&7,21'(7$,/6 6,7( 3$9(0(17'(7$,/6 9,&,1,7<0$3176&216758&7,21'(7$,/6 :$7(5'(7$,/6 && ''(526,21 6(',0(17&21752/3/$1'HYHORSHU &216758&7,21'(7$,/6 (526,21&21752/'(7$,/6 '''35(/,0,1$5<3/$7&&87,/,7<3/$133336,'(:$/.675((7/,*+7 6,*1$*(3/$15.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1&&PROPOSED CONSTRUCTION PLANSforHarvest Green EastPhase 235(/,0,1$5<3/$1 352),/(6 52$':$<6 &52666(&7,216 52$':$<6 ;6;6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ REVISIONS:NO.REVISIONDATE APPR.5(9,6,2163333 3/$1 352),/(6 ',7&+(6 POSTED/DESIGN SPEED LIMIT: 20 MPH0INITIAL FAIRHOPE SUBMITTAL9/28/21 TLS&*(1(5$/127(6&216758&7,21'(7$,/6 6(:(5'(7$,/6 '&217$&76*$6'(3$570(17&,7<2))$,5+23(057(55<+2/0$16287+6(&7,21675((7)$,5+23($/$%$0$ :$7(5 6(:(5'(3$570(17&,7<2))$,5+23(05-$621/$1*/(<6287+6(&7,21675((7)$,5+23($/$%$0$ %8,/',1*'(3$570(17&,7<2))$,5+23(05(5,.&257,1$66287+6(&7,21675((7)$,5+23($/$%$0$ 5,9,(5$87,/,7,(6056&2776/,*+(/$85(/$9(18()2/(<$/$%$0$ 3/$11,1*=21,1*'(3$570(17&,7<2))$,5+23(05+817(56,002166287+6(&7,21675((7)$,5+23($/$%$0$ 38%/,&:25.6'(3$570(17055,&+$5'-2+16211257+6(&7,21675((7)$,5+23($/$%$0$ &,7<2))$,5+23(&&$/6WDWH+Z\)DLUKRSH$/0LOH0DUNHU 1RUWK7XUQRXW 0LOH0DUNHU 6RXWK7XUQRXW 93D\'LUW//& :RRGURZ/DQH6XLWH6SDQLVK)RUW$/ENGINEER'S CERTIFICATEI, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certifythat I have reviewed the design herein which was done under my direct control and supervision and that, to the best of myprofessional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope MunicipalCode and to all other rules, regulations, laws, and ordinances applicable to my design.Project EngineerOctober 20th, 2021Name of Project to which this Certificate Applies: Harvest Green East - Phase 2.Plans which are certified consist of Pages Cover Sheet thru 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E=:J c::==:::J [!] 111-------------- 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 Table of Contents Project Description ........................................................................................................................1 Proposed Hydraulic Analysis ........................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality Calculations ..........................................................................................................4 TSS Removal ..................................................................................................................................4 Downstream Analysis ....................................................................................................................4 Appendix A .....................................................................................................................................6 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................7 HydroCAD Report ................................................................................................................. Appendix C .....................................................................................................................................8 StormCAD Report Tables ...................................................................................................... Appendix D .....................................................................................................................................9 Soil Information ..................................................................................................................... Appendix E ...................................................................................................................................10 NOAA Rainfall Data .............................................................................................................. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 1 | Page PROJECT DESCRIPTION Harvest Green East includes (227) residential houses located in Fairhope, Alabama. The total Harvest Green East project site contains approximately 110.26 acres in two phases. Phase 1 contains approximately 55.61 acres with 119 residential lots and 1 lot adjacent to the Southern site entrance dedicated for a proposed fire station. Phase 2 contains approximately 54.65 acres with 108 residential lots. The site is in Section 2 of Township 6 South, Range 2 East and is on the East side of State Highway 181 approximately 0.79 miles north of State Highway 104. The terrain of the site includes a high point near the center of the property and the North perimeter of the property with five (5) basins discharging off the property towards the Northwest, West, Southwest, South, & East. The Northwest basin discharges into existing wetlands that ultimately discharges West through two (2) parallel 42” concrete pipes under State Highway 181. When this stormwater flow discharges to the West side of State Highway 181, it enters a blue line stream that flows Northwest to an existing wet pond. The West basin discharges to the West perimeter of the site that ultimately discharges West through a 36” concrete pipe under State Highway 181. The Southwest basin discharges to the Southwest corner of the property the ultimately discharges to Northwest through a 30” concrete pipe under State Highway 181. When this stormwater flow discharges to the West side of State Highway 181, it flows to an existing wet pond adjacent to the entrance of The Waters Subdivision. The South basin discharges to the South perimeter of the site where it enters a UT to Pensacola Branch. The East basin discharges into an existing wetland area within Pensacola Branch that flows from North to South. Elevations range throughout the property from 129 ft to 90 ft. The site is mixed with farmland, & a grass/wooded combination. A map showing the vicinity can be seen in Appendix A. Stormwater will be collected in a series of inlets and underground drainage pipes. The underground drainage pipes will discharge into five (5) proposed wet ponds. Pond 1 will discharge into existing wetlands that ultimately discharges West through two (2) parallel 42” concrete pipes under State Highway 181. Pond 2 will discharge to the West perimeter of the site that ultimately discharges West through a 36” concrete pipe under State Highway 181. Pond 3 will discharge to the South perimeter of the site where it enters a UT to Pensacola Branch. Ponds 4 and 5 will discharge into an existing wetland area within Pensacola Branch that flows from North to South. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published depth curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated using the grade change from the most remote point of the drainage area to the location of the proposed inlet or pipe. This grade change and the total travel length can be applied to the TR-55 method to calculate the 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 2 | Page time of concentration. The TR-55 method computes travel time for each type of flow that is present, sheet flow, shallow concentrated flow or channel flow. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. A 25-year return period was used for design. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. Grassed areas were estimated using a C-value of 0.25 and pervious areas were estimated using a C-value of 0.95. In each inlet drainage area, impervious areas were hand calculated and weighted with respect to pervious areas to establish a composite C-value for each individual inlet basin. According to our post developed calculations, there will be no adverse effects from our development. SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one-hundred-year return events. Please see HydroCad summary in Appendix B showing the pre-developed flow rates and post- developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen on the following page. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 3 | Page FLOWRATES(cfs) PRE(TOEASTWETLANDS)POST(TOEASTWETLANDS)REDUCTION HW (POND4)HW (POND5) 2YEAR 53.44 44.09 9.35 115.67 96.47 5YEAR 83.23 69.25 13.98 116.10 96.93 10YEAR 113.45 94.82 18.63 116.48 97.33 25YEAR 163.40 137.22 26.18 117.02 97.93 50YEAR 207.58 173.68 33.90 117.47 98.41 100YEAR 256.46 213.18 43.28 117.95 98.91 PONDTOP ͲͲͲ119.00 100.00 PRE(TOSOUTH)POST(TOSOUTH)REDUCTION HW (POND3) 2YEAR 30.18 18.33 11.85 106.39 5YEAR 43.89 27.27 16.62 106.82 10YEAR 57.37 36.32 21.05 107.20 25YEAR 79.12 51.23 27.89 107.77 50YEAR 98.03 64.44 33.59 108.22 100YEAR 118.73 80.39 38.34 108.69 PONDTOP ͲͲͲ110.00 PRE(TONWWETLANDS)POST(TONWWETLANDS)REDUCTION HW (POND1) 2YEAR 7.07 6.85 0.22 118.18 5YEAR 14.58 14.48 0.10 118.50 10YEAR 23.06 22.54 0.52 118.76 25YEAR 38.27 36.29 1.98 119.12 50YEAR 52.54 49.71 2.83 119.34 100YEAR 68.99 63.96 5.03 119.55 PONDTOP ͲͲͲ120.00 PRE(TOROWW(36"HW))POST(TOROWW(36"HW))REDUCTION HW (POND2) 2YEAR 29.12 17.90 11.22 103.26 5YEAR 43.34 29.29 14.05 104.56 10YEAR 57.48 40.14 17.34 105.69 25YEAR 80.47 65.36 15.11 107.02 50YEAR 100.64 82.49 18.15 107.96 100YEAR 122.74 90.40 32.34 109.04 PONDTOP ͲͲͲ110.00 PRE(TOROW SW(30"HW))POST(TOROWSW(30"HW))REDUCTION 2YEAR 15.08 13.24 1.84 5YEAR 22.26 19.44 2.82 10YEAR 29.37 25.51 3.86 25YEAR 40.87 35.31 5.56 50YEAR 50.90 43.83 7.07 100YEAR 61.91 53.16 8.75 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 4 | Page WATER QUALITY CALCULATIONS A = Area of the Site = 99.72 acres I = Percentage of Imperviousness = 33.67% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (33.67) = 0.325 WQv = P * Rv * A/12 = 1.8 inches * 0.325 * 99.72 / 12 = 4.861 ac-ft = 211,760 ft3 The water quality volume is provided within the Wet Pond Storage of the ponds. Pond 1: The primary overflow orifice for the pond is set at an elevation of 117.00. The volume of the wet pond between an elevation of 112.00 (pond bottom) and 117.00 (overflow orifice) is 78,513 ft3. Pond 2: The primary overflow orifice for the pond is set at an elevation of 101.00. The volume of the wet pond between an elevation of 96.00 (pond bottom) and 101.00 (overflow orifice) is 82,394 ft3. Pond 3: The primary overflow orifice for the pond is set at an elevation of 105.00. The volume of the wet pond between an elevation of 100.00 (pond bottom) and 105.00 (overflow orifice) is 281,770 ft3. Pond 4: The primary overflow orifice for the pond is set at an elevation of 114.00. The volume of the wet pond between an elevation of 109.00 (pond bottom) and 114.00 (overflow orifice) is 53,740 ft3. Pond 5: The primary overflow orifice for the pond is set at an elevation of 95.00. The volume of the wet pond between an elevation of 90.00 (pond bottom) and 95.00 (overflow orifice) is 245,073 ft3. The total water quality volume provided within the five (5) wet ponds is 741,490 cubic feet of storage which is greater than the 211,760 cubic feet required. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. DOWNSTREAM ANALYSIS The site discharge ends up in one of three (3) basins. The East portion of the site, including Ponds 3, 4, and 5, discharges into a wetland area which is a part of Pensacola Branch. At the furthest Southeast point where the run-off from our site enters this existing draw, the upstream drainage basin is approximately 259.14 acres. The area within our development that discharges to this basin is approximately 59.59 acres (23.00% of the drainage basin at that point). The Northwest portion of the site, including Pond 1, discharges to an existing wetland area along the Western boundary of our site. From there stormwater flows West through two (2) parallel 42” concrete pipes under State Highway 181. When this stormwater flow discharges to the West side of State Highway 181, it enters a natural backwater tributary that leads to a large existing wet pond. At the furthest West point where the run-off from our site enters this existing 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 5 | Page draw, the upstream drainage basin is approximately 23.44 acres. The area within our development that discharges to this basin is approximately 9.66 acres (41.21% of the drainage basin at that point). The West and Southwest portion of the site, including Pond 2, discharges into the East side Right-Of-Way of State Highway 181. From there it flows West under State Highway 181 via one of two culverts. When it daylights to the West side of 181 it ends up entering an existing wet pond adjacent to the entrance of The Waters Subdivision. At the furthest West point where the run-off from our site enters the Right-of-Way of State Highway 181, the upstream drainage basin is approximately 39.50 acres. The area with our development that discharges to this basin is approximately 30.47 acres (77.14% of the drainage basin at that point). Although this is more than the required 10%, no negative downstream effects are anticipated. The West flowing basins ultimately discharge into Fly Creek and drain approximately 2100’ before they discharge through any City infrastructure under CR-13. The East flowing basin ultimately discharges into Pensacola Branch and never enters any City infrastructure after the discharge point. 1-L NEEL-SCHAFFER engineers p l anners surveyors ...... -Solutions you can build upon October 21 , 2021 Mr. Hunter Simm ons Planning and Zoning Manager 161 North Section Street Fa irhope, Alabama 36532 Re: Drainage Review from R evised Plans -Harvest Green East (Phase I and IT) SR 181 Dear Mr. S immons: environmental scientists landscape architects We have reviewed the drainage from latest s ite plans submittal for the above referenced property. P lease see the belo w the comments from our review: I. S ince the as built information is not provided for The Wate rs ponds, please use interconnected ponds modeling to show that the predevelopment fl ows that is entering The Waters Pond I is less than or equa l to the post development flo w on ce Harvest Green East is Built out. The ca lculations shown in the revised sh ow an increase fl ow to the pond from existing to buildout (Ex 25 -year existin g flow in Pond 1 is 2 07.90 cfs and buildout fl ow in is 292.12 cfs.) 2. Please review gutter spreads widths. Make sure there is at least a one 8-foot travel lane during the design event. Some of the inlets showing out beyond leaving one lane open during the design event. (Ex. K8 s pread is 11.0' which is 3 inches from centerline of road. Please check other inlets suc h as L5 .) 3. In rev iewing the p ipe capacity in the StonnCAD ca lculat ions, severa l pipes have flows higher than the capacity of the pip e. This wiJI cau se these pipes to be pressurized. Please modi fy if possib le. (Example pipes 20 I , 204, 3 11 ,600, 602 , etc.) If you have any questio ns, p lease give us a call. Sincerely, it/l~ C aineron, P.E. Senior Proj ect Manager 851-Eas t 1-65 Service Road South, Suite 1000, Mob i le, Al-36606 251 .471 ,2000 , Fax 251.471.5997 1-L NEEL-SCHAFFER engineers planners surveyors ~ -Solutions you can build upon October 11 , 202 1 Mr. Hunter Simmons Planning and Zonin g Manager 16 1 North Sec tion Street Fairhope, Alabama 36532 Re: Drainage Re view -Harvest Green East (Phase J and II) SR 18 1 Dear Mr. Simmons: environmental scientists landscape architects We have reviewed th e drainage fr om latest site plan s submittal for the above referenced property. Please see the be lo w the comments from our review: I. In the Drainage Calculations, Wet Pond 2 flow s offsite into a wet detention pond of th e Waters Subdivision. Sin ce this drainage is 77% of the drainage basin for this pond, and this pond disch arges und er City Road Big Canoe Run, please provide calculations to show that thi s development will have no adverse effect to this pond. The city will have as built information for thi s pond and overflow structure to be modeled. 2. In reviewin g the time of co ncen tration calculations, it has become common practice in the engineering communi ty to use a maximum of 100 feet TR-55 Sheet Flow Calculations for Time of Concentrati on . Please modify accordingly. 3 . Please prov ide all assumptions and means of ca lculation fo r the C val ues used in S tormCAD in yo ur drainage report. Also please p rovide inlet basin maps to be included in yo ur drainage report. 4 . Please provide the means for aeration of th e we t detenti on ponds for the proj ect. 5. Review all pipe leng ths called out in plans and compare to len g th s in StormCAD. 6 . Please review all Hydraulic Grade Line information to be below inl e t rims. (ex. -see structure A3) 7. Please provide in StormCAD re sults th e full fl ow capacity of the pipes in the Conduit Tables. 8. Please provide gutter spread calculations for the gutter inle ts for both phases. StormCAD software can used for thi s purpose. If you have any questions, please give us a call. Sincerely, NEE-S ~ ohn Cam ero n, P .E. Senior Project Manager 851-East 1-65 Service Road South, Suite 1000 , Mobi l e, A L 36606 251 .471 .2000 , Fax 251.471 .5997 TRAFFIC IMPACT ANALYSIS for Harvest Green PUD Final Report September 2021 Prepared by: P,U.0 .NOTU. l S..~Bwndaf';~~ l.¥~<SN.?af4), Z. Al~ROWIIODtPlllllcMOI ffliallftlmol501eaftwldlll l Al..._...&hOw!l ... bel IIW!!Ufflof5fNll•IWffll11M1Mljfd IOll'lirllape~nipmv ADACOIIIOIMCI, 4 l,.cll~~--dep,c::IIIQ ac..-fordillKNtUXSin!t;. Adlai "°'~---~-........., __ HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc TABLE OF CONTENTS Section ....................................................................................................................................................... Page No. Section 1 Introduction ................................................................................................... 1 - 1 Figure 1.1 Project Location Map ........................................................................ 1 - 2 Section 2 Existing Conditions ......................................................................................... 2 - 1 2.1 AL Highway 181 ......................................................................................................... 2 - 1 2.2 AL Highway 104 ......................................................................................................... 2 - 1 2.3 Falling Water Boulevard ............................................................................................. 2 - 1 2.4 Intersection of AL Highway 181 and AL Highway 104 ................................................. 2 - 1 2.5 Intersection of AL Highway 181 and Falling Water Boulevard ..................................... 2 - 1 Section 3 Evaluation of Existing Conditions ................................................................... 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 3.4 AL Highway 181 and Falling Water Boulevard ............................................................ 3 - 4 Figure 3.3 Existing Intersection Level-of-Service ............................................... 3 - 4 Section 4 Proposed Development .................................................................................. 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 2028 Total Traffic ............................................................................................... 4 - 5 Figure 4.3 2028 Non-Site Traffic........................................................................... 4 - 6 Figure 4.4 2028 Total Traffic ................................................................................ 4 - 7 4.5 Year 2028 Traffic Analysis .......................................................................................... 4 - 8 Table 4.2 Year 2028 Non-Site Traffic Level-of-Service ........................................ 4 - 8 Table 4.3 Year 2028 Total Traffic Level-of-Service.............................................. 4 - 8 Section 5 Recommendations and Conclusions ............................................................... 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................. 5 - 1 5.2 Signal Warrant Analysis ............................................................................................. 5 - 1 5.3 Conclusions ................................................................................................................ 5 - 2 Figure 5.1 Recommended Improvements ............................................................. 5 - 3 Figure 5.2 Recommended Improvements ............................................................. 5 - 4 HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Figure 5.3 Recommended Improvements ............................................................. 5 - 5 Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro & HCS Analysis Year 2028 Synchro & HCS Analysis Auxiliary Lane Warrants Signal Warrant Worksheets HARVEST GREEN FAIRHOPE, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Section 1 Introduction This report summarizes the findings of the traffic analysis performed by Neel-Schaffer, Inc. as requested by TerraCore Development Services, LLC for the construction of Harvest Green. The project site is located along AL Highway 181 north of AL Highway 104 on both the east and west sides of the roadway in Fairhope, Alabama. Development of the site is planned to include the construction of a 375-lot single family subdivision. 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. HARVEST GREEN FAIRHOPE, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions 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 AL Highway 181 with Falling Water Boulevard. 2.2 AL Highway 181 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. 2.2 AL Highway 104 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. 2.3 Falling Water Boulevard Falling Water Boulevard is a divided two-lane roadway that provides access to The Waters subdivision. Falling Water Boulevard becomes an undivided two-lane roadway approximately 300 feet west of AL Highway 181. Falling Water Boulevard has a typical section that consists of two 12-foot travel lanes and closed drainage. Falling Water Boulevard is not a functionally classified roadway and has a posted speed limit of 25 miles per hour. 2.4 Intersection of AL Highway 181 and AL Highway 104 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. 2.5 Intersection of AL Highway 181 and Falling Water Boulevard The intersection of AL Highway 181 and Falling Water Boulevard is an unsignalized intersection with AL Highway 181 being free flow. The northbound approach widens to provide a dedicated left turn lane while the southbound approach widens to provide a dedicated right turn lane. The eastbound approach is a single shared left-through-right lane. The intersection will widen in the near future. HARVEST GREEN FAIRHOPE, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc Section 3 Evaluation of Existing Conditions 3.1 Existing Traffic Volumes 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 Falling Water Boulevard. Turning movement counts conducted in September 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. Table 3.1 – Historical Daily Traffic Volumes Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2020 15,742 14,967 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%* * - Excludes 2020 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 2028. The AADT’s from 2020 were excluded from the growth rate calculation due to likely COVID impacts on traffic. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. -L.Cl 0 -L.Cl a~ ~o L.Cl L.Cl '<:l'" FALLING WATERS ~· (9) 21J ► (15)337 • ◄ 14 0 L.Cl -r-- '<:l'" - L.Cl --I'(") ~en '<:l'" ~ L 32 (26) ~228 (200) , 97 (87) (/) 1-z AL HWY 104 ' ------------------l•r------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (117) 77J (200) 259~ (75) 817 • ~,.r 00 >-3:: :::r:: _J <( I'(") 00 r-- 1..Cl O I'(") I'(")- HARVEST GREEN PUD 2021 EXISTING TRAFFIC VOLUMES FIGURE 3.1 HARVEST GREEN FAIRHOPE, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.2 Basis of Analysis 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, 6th 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: Signalized Intersections Unsignalized Intersections LOS Delay (s/veh) LOS Delay (s/veh) A A 0 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. 3.3 AL Highway 181 and AL Highway 104 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. Figure 3.2 – Existing Intersection Level-of-Service AL Highway 181 and AL Highway 104 The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service Delay (sec/veh) Eastbound Westbound Northbound Southbound Overall Intersection 19 secfveh 19 secfveh C 21-35 D 36-55 E 56-80 I F >80 AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 3 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.4 AL Highway 181 and Falling Water Boulevard AL Highway 181 and Falling Water Boulevard intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.3. This analysis is based on an unsignalized intersection with Falling Water Boulevard being stop controlled. Figure 3.3 – Existing Intersection Level-of-Service AL Highway 181 and Falling Water Boulevard The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service A B C D E F Delay (seclveh) 1-10 11-15 16-25 26-35 36-50 >50 Northbound Southbound Eastbound I AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 375-lot single family subdivision. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. HARVEST GREEN FAIRHOPE, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the single family subdivision was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 10th Edition. The generation was divided between the east and west as both operate independently of each other. 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. Table 4. 1 – Trip Generation Daily AM Peak Hour PM Peak Hour Land Use Intensity Trips Total In Out Total In Out Single-Family Detached Housing 148 Lots 1,491 110 28 82 148 93 55 Single-Family Detached Housing 227 Lots 2,210 166 42 124 223 140 83 Total 3,701 276 70 206 371 233 138 Daily Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.92*Ln(X) + 2.71 AM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = T = 0.71(X) + 4.80 ; (25%in/75%out) PM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.96*Ln(X) + 0.20 ; (63%in/37%out) Source: ITE Trip Generation, 10th Edition The estimated site traffic volumes are illustrated in Figure 4.2. WEST DRIVE 2 WEST DRIVE I FALLING WATERS --40% r..D r--Vv -- vv L25 (17) ~· ◄ ► • r (27) 417 IV") IV") N ---N N N V - 1281 417 ► • co Ln --Ln r..D Ln Ln -N N L25 (16) ◄ ,74 1501 ► • r 0 IV") IV") - -Ln-N Ln r----- -No r<"lCO- CO N en V ' EAST DRIVE I 1,L -- (/) I-z 15% ~ ' ~ ~ • 5% AL HWY 104 LEGEND XX -AM PEAK (XXl -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon • (35) IIJ 4!. co 40% ~ :::r:: _J <( • co N -IV") TOTAL IN OUT en WEST AM 110 28 82 PM 148 93 55 AM 166 42 124 EAST PM 223 140 83 HARVEST GREEN PUD SITE TRAFFIC ASSIGNMENT FIGURE ~.2 HARVEST GREEN FAIRHOPE, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.3 Non-Site Traffic Forecast A 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2028 for the study intersections as discussed previously in Section 3.1. Figure 4.3 illustrates the Year 2028 Non-Site Traffic Volumes. 4.4 Year 2028 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2028) traffic volumes. Figure 4.4 illustrates the Year 2028 total traffic volumes. WEST DRIVE 2 WEST DRIVE I FALLING WATERS co I"') Lrl en r--- r--- -Lrl JtL • 14 _I"') -"'l'" -Lrl I"--- ::: "'l'" I..D Lrl L 37 (30) ~ 261 (229) r Ill (99) EAST DRIVE I (/) 1-z AL HWY 104 ------------------<•t------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (134) 88J (229) 296~ (87) 937 • C-1 • r co >-3:: :::r:: _J <( -N r--1..0 Lrl Lrl l"')- en--en co;;::: -'<:J'"- 1"') HARVEST GREEN PUD 2028 NON=SITE TRAFFIC VOLUMES FIGURE ·"1L3 WEST DRIVE 2 WEST DRIVE I LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN FALLING WATERS ~ c..D ~rr'l c..D c..D v--'<:I'" '<:I'" rr) -1.rl ~· ► (27) 417 ~ ~ c..D r--w ""-- V C..0 -Lrl ~· ► (28) 417 ~ N ~ rr) ~ N ~ c..D c..D N =-1.rl ---Lrl rr) JfU) (10) 24J ► Wl o~ (17) 387 c:noo -co~ Nrr'lO --1.rl -vo 0 '<:I'" O"l -vv ~·~ (169) 99J (229) 296~ (87) 937 ◄ L25 (I)) •r ON o- c..D ~ N ~v c..D -O"l Lrl - • Lrl N c..D ~ N c..D - L25 (16) ~o Wl ◄ ,74 (50) l•r -rr) rr) -r--- ~Lrl~ r--~N -NV -c..D - c..D - L 41 (42) ~ 261 (229) 111 (99) ~ r • • • ~,.r co >-3:: :::r:: _J <( -~ r-- c..D O Lrl co-c:n rr) = O"l ~ r---v-V - EAST DRIVE I 1-L NEEL-SCHAFFER HARVEST GREEN PUD ;: Solutions you can build upon 2028 TOTAL TRAlFlFIC VOLUMES (/) 1-z AL HWY 104 ' FIGURE 4f.4f HARVEST GREEN FAIRHOPE, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.5 Year 2028 Traffic Analysis An analysis of the Year 2028 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 southbound left at the full median. The results of the analysis are shown in Table 4.2 and Table 4.3. Table 4.2 – Year 2028 Non-Site Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 16 B – 15 B – 16 PM B – 14 B – 16 B – 15 B – 16 B – 15 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A B – 13 - - PM A – 1 A B – 12 - - Table 4.3 – Year 2028 Total Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 17 B – 16 B – 16 PM B – 15 B – 16 B – 15 B – 17 B – 16 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A – 1 C – 16 C – 22 - PM A – 1 A – 1 C – 16 C – 24 - AL Hwy 181 / W. Driveway 1 AM - A B – 11 - - PM - A B – 11 - - AL Hwy 181 / E.W. Driveway 2 AM A A B – 11 B – 11 - PM A A B – 11 B – 11 - All intersections are anticipated to operate at acceptable levels-of-service in Year 2028 with the construction of the 375-lot subdivision. HARVEST GREEN FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the proposed intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2 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 right turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2028 total traffic volumes at the intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2. Based on anticipated traffic volumes, a southbound right turn lane is warranted at both proposed driveways and northbound right turn lanes are warranted at both proposed driveways. In addition, ALDOT’s Access Management Manual requires a southbound left turn lane at Falling Waters since that is a median opening. A level-of-service analysis was not performed at each intersection to determine the anticipated levels-of-service with the warranted turn lanes. The left turn lane was included in the previous 2028 analysis since it is a requirement. The right turn lanes will not reduce the level-of-service for the northbound and southbound movements. 5.2 Signal Warrant Analysis The City of Fairhope requested that signal warrants be considered at the intersection of AL Highway 181 and Falling Water Boulevard with the additional driveway for Harvest Green. Signal Warrants were analyzed using the existing counts collected in September 2021 with the addition of the anticipated site traffic. To determine if a traffic signal can be installed at a particular intersection, the traffic signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated. There are nine warrants outlined in the MUTCD. Warrant 1 Eight-Hour Vehicle Volume Warrant 2 Four-Hour Vehicle Volume Warrant 3 Peak Hour Warrant 4 Pedestrian Volume Warrant 5 School Crossing Warrant 6 Coordinated Signal System Warrant 7 Crash Experience Warrant 8 Roadway Network Warrant 9 Intersection Near a Grade Crossing The first three warrants (the vehicular volume warrants) are the typical warrants that are evaluated to determine whether a traffic signal could be a potential improvement at an intersection. The volumes warrants are based on the higher volume minor street approach and the combined two-way major street approach volumes. HARVEST GREEN FAIRHOPE,AL 5-2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc The eight-hour warrant sets forth minimum volumes for eight hours of the day for the heaviest volume approach of the minor street and the combined approach volume of the major street. The four-hour warrant and peak hour warrant involve plotting points on a graph based on volumes from the major and minor streets. Each of the three vehicular volume warrants have two alternatives for the signal warrant evaluation. The first is commonly referred to as a “full warrant”, where the minimum threshold is at the highest level and there are no adjustments for speed or population. The other is a “reduced warrant”, or 70% warrant. In this instance, the minimum threshold is reduced based on either a 40 mph or greater speed on the major street or if the intersection lies within the built- up area of an isolated community. The intersection of AL Highway 181 and Falling Water Boulevard/East Driveway 1 was evaluated to determine if a traffic signal may be warranted at this location. Since the posted speed on AL Highway 181 is 55 mph, the 70% reduction warrants could be applied. The westbound approach traffic was calculated as a percentage of the peak hour traffic based on the distribution of traffic counted coming out of The Waters Subdivision. The distribution is shown graphically with the following figure. Based on the proposed westbound approach and the 2021 counts for northbound and southbound, a traffic signal is not anticipated to be warranted. The analysis did not include any reduction for possible right turning vehicles. 5.3 Conclusions The development of the project site with a 375-single family lot subdivision is not anticipated to create capacity related deficiencies. The proposed driveways do meet the thresholds for right turn lanes and a southbound left turn lane at the intersection of AL Highway 181 and Falling Water Boulevard is required by the Access Management Manual. .... ::::, 0 I 1.2 1 0.8 ~ 0.6 Cl) c.. ~ 0.4 0.2 0 Typical Subdivision Daily Distribution 7:00 AM 8:00 AM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM Time BI GC ANOERUNVERANDABLVDCOUNTRYWOODS DRSTATE HWY 181COUNTYRD13STATE HWY 104 CATANI AAVDUNLEITH LOOP HIGBEE RD FALLI NGW ATE R B L VD City of FairhopePlanning Commission November 1, 2021 ¯ FAL L IN G W ATERB L VD STATE HWY 181SD 21.44 - Harvest Green West Phase 1 Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Harvest Green West, Phase 1Site Data:41.08 acresProject Type:77-Lot SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:PUD (Planned Unit Development)PPIN Number:17737General Location:West side of Highway 181 near The Waters Subdivision Surveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:Silverhill Enterprises, LLC School District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries 1 SD 21.44 Harvest Green West Ph 1 – November 1, 2021 Summary of Request: The owner is FST Silverhill Enterprises, LLC. The applicant is Terracore Development Services. The property received approval for conditional annexation to Planned Unit Development (PUD) in September 2021. The PUD Ordinance #1728 includes a site plan that the development must be built in substantial conformance to. This application is also being reviewed against Fairhope Subdivision Regulations and all other applicable ordinances. Larry Smith, P.E., with SE Civil is the engineer of record for the project and the authorized agent. The PUD has 375 Single Family lots and one lot for a future fire station dedicated to the City of Fairhope. The development is separated into four phases: - Harvest Green East Ph1 - Harvest Green East Ph2 - Harvest Green West Ph1 - Harvest Green West Ph2 This application is for Harvest Green West Phase 1 containing 77 lots. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Water is provided by Fairhope and requires an aid to construction costs. o Sewer – Sewer is provided by Fairhope. o Power – Riviera Utilities o Gas – Gas is not requested for this development. - Traffic: o A traffic study was completed and warranted right turn lanes for all entrances into the proposed development. Also recommended was a southbound left turn lane at the intersection of St Hwy 181 and Falling Waters BLVD. ALDOT has been contacted and met with the applicant to discuss the project. Currently a traffic signal is not warranted by the provided TIS. o The traffic study considered all phases of the development. o All traffic improvements will require permitting and approval through ALDOT. - Site and Drainage: o The drainage plan has been designed for Harvest Green West Ph1 and Ph2. o Drainage is collected in a series of inlets and underground drainage pipes that will discharge into 4 proposed wet ponds. o The site contains existing wetlands and provides the required buffering and signage. o The drainage was reviewed by a third-party, Neel-Schaffer. Initial comments are included in this report and were addressed by the applicant. Secondary comments are minor and as a condition of approval must be addressed by the applicant and approved by City of Fairhope’s Public Works Director. o Drainage work done in ALDOT ROW will require ALDOT permitting and approval. - Landscaping: o The landscape plan in is accordance to what was approved with the PUD. At time of Final Plat City Horticulturalist will verify all street trees and landscaping meets approved plans. - General Comments: o Construction is anticipated to start 2/1/22 and Final plat submittal 2/1/23. 2 SD 21.44 Harvest Green West Ph 1 – November 1, 2021 o Additional landscaping may be required around the proposed ponds particularly in common area 1 to consider the pond as an amenity. Staff Recommendation of case SD 21.44 Harvest Green West Ph1: Approve with the Following Conditions: 1. Traffic improvements recommended/required by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement, capacity, 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. 3. All sidewalks and street trees are required to be installed prior to final plat application. POINT OF COMMENCEMENTPOINT OF BEGINNING234352631817192127363440354752485051565862636814151141271531208101691324232930334225282643572239323755384149547146666964535945447265706075746776776173MORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WF U T U R ECOMMON AREA 17.21 ACCOMMON AREA 45.40 ACAREA 21.23 ACCOMMON0.71 ACCOMMON AREA 3COMMON AREA 5 1.10 ACDAYBREAK50 FT. R/WTRAILMORNING MIST WAY 50 FT. R/WLANTANAWAY80 FT. R/WD E V E L O P M E N TF U T U R E D E V E L O P M E N TSTATE HWY 181 R/W VARIESSECTION 2 T6S R2ESECTION 3 T6S R2ESURVEYOR'S CERTIFICATEWater:Sewer:Power:Telephone:FAIRHOPE UTILITIESFAIRHOPE UTILITIESRIVIERA UTILITIESAT&TUtility Providers:Owner:Total AreaZoningTotal LotsDensitySmallest LotLargest Lot42.10 AC.PUD771.83 / AC7,374 SF (Lot 75)16,754 SF (Lot 1)Street Length 4,557 L.F.Developer:Setbacks-Lots 1 thru 49Front:Rear:Side:30 Ft.30 Ft.10 Ft.Side Street: 20 Ft.0 50 100200100 SCALESILVERHILL ENTERPRISES, LLC112 BAY CIRCLE DRIVEHOLLAND, MI 4942468V PAYDIRT, LLC29892 WOODROW LNSPANISH FORT, AL 36527Parcel InformationParcel Number: 05-46-02-03-0-000-001.000PIN: 17737HARVEST GREEN WESTPHASE ONEA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN WEST202109291"=100'CHKD.DEDDRAWN RDCSHEETOF12SURVEYOR'S NOTES:FLOOD STATEMENTCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER):CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE (SEWER):GENERAL NOTES:GREEN SPACE DENSITY CALCULATION 42.10 TOTAL GROSS ACRES-6.82 ROWs, DETENTION & WETLANDS 35.28 ACRES77/35.28 = 2.18 UNITS PER ACRE (G.S. DENSITY) 15% REQUIREDQUALIFYING GREEN SPACE CALCULATION3.64 AC G.S. 1 (EXCLUDES POND)0.40 AC G.S. 20.79 AC G.S. 33.80 AC G.S. 4 (EXCLUDES POND)0.20 AC G.S. 51.18 AC G.S. 6 (EXCLUDES POND)10.01 AC TOTAL GREENSPACE (23.8%)GREENSPACE MAINTENANCECERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTORCERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRIC):CERTIFICATE OF APPROVAL BY AT&T (TELEPHONE):ENGINEER'S CERTIFICATECERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:Setbacks-Lots 50 thru 77Front:Rear:Side:30 Ft.30 Ft.7.5 Ft.Side Street: 20 Ft.VICINITY MAP1" = 1 MILESITESee Sheet 2 of 2 forDetailed GeometryCERTIFICATE OF APPROVAL BY E-911 ADDRESSING:Max. Height 30'; 35'(Lots 1-22)Buffer Signs 19~,-5 S89"56'40"E 34.23' NO __..-170 :3t8 0 (f) 8.-(f) 148.32' S89"56" 40"E NB9"56'40''W 400.00' S89"56"40"E 390.00' ~ N86"25'09"W 68.72) ss9·55•4o"d, 35.19' ',,, 15' RESERVED TO BE KEPT PERPETUALLY FOR PUBLIC RDADWA Y' DEED BOOK 23 ,, 422A (NOT iJP.,f.!;' OR IN ]_ 6. "& -----~ ------5/B"CRF 202.93' (EDS) (D) WEST-203.' 7 --------------'Hi--THE NORTHEAST OF 5£CTION J', TOWNSHIP 6 SOUTH, RANGE 2 EAST -DESTROYED BY HIGHWAY CONSTRUCTION & COMPUTED FROM ALABAMA DEPARTMENT OF TRANSPORTATION, RlJFfEB SHOWN IS THE GREATER DESIGN BUREAU SECTTON DJ', REFERENCE ~~DAA3~ci}r.~Th~~~ ~~'ll~ PROJECT NO BP-002-181-011 STPAA-01B1{504} AS PER USGS QUAD t.4APS 12.J \ G.S. 1 3.64 AC 1/2"CRS(SECIVIL} --------(C) S89"56'40"E 40.94' (DJ ss9·55'J4 "E 40.00'± 7 PROPERTY LIES IN FLOOD ZONE ''X'' FROM FLOOD INSURANCE RATE MAP COMMUNITY NUMBER 015000, PANEL 0661, "M", DATED APRIL 19, 2019. BY _________ DATE ____ _ 'AS •. R // ij-y2·; 7 .I /,'i_ •x6" C (ALDOT) C2 C3 C4 C5 C6 Cl CB C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 C29 C30 C31 C32 C33 C34 C35 C36 C37 C38 C39 C40 C41 C42 C43 C44 C45 C46 C47 C48 C49 CSD C51 C52 C53 C54 C55 C56 C57 C58 C59 C6D C61 C62 C63 C64 C65 C66 C67 C68 C69 C70 C71 C72 C73 C74 C75 C76 C77 C78 7729.44' 81.12' 1nn nn' 61.7[ ?QQ ,i?' 77.1 ".7Q 4?' 52.11 125.00' 4.S ?F 75.DD" "n. 84. ?n nn' 1 ,1 .R 100.00' 79.4/ 75.DD" SQ en• 75.00' 58.21' 1nn nn' 77.61' 25.00' 97 ]1 39.27' 25.00' 39.27' 1n?'i nn· ??7 7f.' .,? nn' 1 s?' 47."i nn' 176.81 j/ 81 ?.'inn· 37.87 1nnnnn· 89.12' 7", ()()' 51.11' 7.5 nn· 75.67" 375.00' 58.58' 300.00' 57.83' :'ion.on· 4R .. 'i4' YJ nr 77,1 R?' v;n nr 77.32' 97S 4'" 79.87" ?'in nn' 81.9: ?."in nn' R4 _,, 41 ,nn nn· 51.31 51 _,nn nn' 51.3E 5136 ,nn nn' 51.36' 71 6 1R? nn· 70.07 518.00' .'i4 ?f>' 33. 518 nn· 15.99 NU N Lb ID" 10 Ns4·n Is·w Nlfi".SI ,n oC, LU W S22"17'20"W on LU w s4s·o3•2o·w ~t:U 4 L4 W N61·uu 4b W NJ>J'16'51''W NS N3544 us 50 44 W N/'.::JL.J Lb 'fl N N51·05'43"w N5s·37'02"w NbL o2 N59"oc UU N NI Uc N N '1 N58"ot"4E N NI N4UUO UO Nsg·,u I5•w N Nb U4 4 ''W ~b4 U/ 4b t_ .,HIJKIJ LENGTH I .bU 81.12' 137.'.'9° 14 sn 4' 35 769( 52 1• g, 43.07' 32.T 14.DC I 6• 77.4C 35.36' 35.36' 22730" 111.95' 175.79" 51.07" .41 58.52' 57.74' 77.1' 81.5E Q< 51.30' 51.30' 4.5" 52.8 52.8 48.49' HARVEST GREEN WEST PHASE ONE -PLANS WHICH ARE CERTIFIED CONSIST OF PAGE THRU EACH C1c WHICH BEARS BY SEAL AND SIGNATURE STATE C1c ALABAMA COUNTYOFBALD'MN Of _________ _ g rn " I, DAVID E. DIEHL, A LICENSED SURVEYOR OF HAVE SURVEYED THE PROPERTY HEREON, DESCRIBED AS FOLLOWS OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 RUN THENCE NORTH 89 DEGREES 54 MINUTES 29 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 STATE 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 1478.98 FEET; THENCE RUN SOUTH DO DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 205.44 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 34.23 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 155.DO FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 148.32 FEET; THENCE RUN SOUTH 88 DEGREES 36 MINUTES 59 SECONDS EAST, A DISTANCE OF 97.18 FEET; THENCE RUN SOUTH 78 DEGREES 01 MINUTES 52 SECONDS EAST, A DISTANCE OF 115.64 FEET; THENCE RUN SOUTH 24 DEGREES 20 MINUTES 19 SECONDS WEST, A DISTANCE OF 344.59 FEET; THENCE RUN NORTH 86 DEGREES 25 MINUTES 09 SECONDS WEST, A DISTANCE OF 68.72 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 400.00 FEET; THENCE RUN SOUTH 01 DEGREES 16 MINUTES 48 SECONDS EAST, A DISTANCE OF 249.11 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 390.00 FEET; THENCE RUN SOUTH DO DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 200.00 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 35.19 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 180.00 FEET: TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 3; 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 1285.17 FEET TO A 1/2" REBAR ON THE WEST RIGHT-OF-WAY OF SAID STATE RUN NORTH 00 DEGREES 25 MINUTES 39 SECONDS EAST, ALONG 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, HAVlNG 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, RADIUS OF 7754.44 FEET, LENGTH OF 81.12 FEET, (CHORD BEARS DEGREES 28 MINUTES 54 WEST, A DISTANCE OF 81.12 FEET TO A RIGHT-OF-WAY, A DISTANCE OF 65.03 FEET TO A THENCE RUN NORTH OD DEGREES 17 MINUTES 33 RICIH-OF--Wl,Y A DISTANCE OF 331.86 FEET TO THE POINT ACRES, MORE OR LESS. AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT SHOWING THE SUBDIVISION INTO WHICH THE PROPERTY DESCRIBED IS DIVIDED THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT AND EASEMENT AND ITS NUMBER AND SHOWING THE STREETS, ALLEYS AND PUBLIC GROUNDS AND GIVING THE BEARINGS, LENGTH, WIDTH AND NAMES OF THE STREETS, SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS MARKED THUS (0) AS HEREON SHOWN. I FURTHER CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE 1MTH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF /;~\\\\\~l~l~ti, WITNESS MY HAND THIS THE DAY OF _____ , 2021 ~~ ~ -*/ ~n.,.,,,; \*\ --------------------1 i~l i SURVEYOR· DAVID E, DIEHL, PLS ALABAMA LICENSE # 26014 §, \ LAftl) j ii SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. \._<t;-~/f~r$_~~ ~~10······-o,'<;": ~-""'""11~1i,,~~ 2631817192127363440354752485051565862636814151141271531208101691324232930334225282643572239323755384149547146666964535945447265706075746776776173MORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WF U T U R ECOMMON AREA 17.21 ACCOMMON AREA 45.40 ACAREA 21.23 ACCOMMON0.71 ACCOMMON AREA 3COMMON AREA 5 1.10 ACDAYBREAK50 FT. R/WTRAILMORNING MIST WAY 50 FT. R/WLANTANAWAY80 FT. R/WD E V E L O P M E N TF U T U R E D E V E L O P M E N TSTATE HWY 181 R/W VARIESHARVEST GREEN WESTPHASE ONEA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN WEST202109291"=60'CHKD.DEDDRAWN RDC0306012060 SCALESHEETOF22LEGEND:*SEE SHEET 1 OF 2 FOR DA TA TABLES FOR CURVES ANO LINES* ~ w 0 Vl 5/B"CRF (EDS) 390.00' 0 N n 0 is VJ lfO~ sa9·55'46"E 491-.:.60' 56.00' 56.00' • -59_3.g' 56.00' 56.00' 56.00' ss oo· S89~5.6' 40"E 15.0' ss9·55·4o·E 148.32' / / / S88".36'59"E N86"25'09"W 68.72' G.S. 4 3.80 AC S89'56'40"E 200.00' 100.00' 100.00' G.S. 6 1.18 AC 100.00' C73 N89' 56' 40"W 815.00' 100.00' 100.00· 100.00' ; I I I I I ' I I I \ I I 6"X6" CMF iAL90T) \/ I \1 I I I I ./1 I I I I I I I,.., ;:' ' I r117 V;J Qc s "G ' rm 7$%/(2)&217(176&&&29(5*5$',1* '5$,1$*(3/$1&216758&7,21'(7$,/6 6,7( 3$9(0(17'(7$,/6 &216758&7,21'(7$,/6 :$7(5'(7$,/6 &&&''(526,21 6(',0(17&21752/3/$1'HYHORSHU 93D\'LUW//& :RRGURZ/DQH6XLWH6SDQLVK)RUW$/&216758&7,21'(7$,/6 (526,21&21752/'(7$,/6 '''35(/,0,1$5<3/$7&&87,/,7<3/$133336,'(:$/.675((7/,*+7 6,*1$*(3/$15.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1&&PROPOSED CONSTRUCTION PLANSforHarvest Green WestPhase 1$/6WDWH+Z\)DLUKRSH$/0LOH0DUNHU 1RUWK7XUQRXW 0LOH0DUNHU 6RXWK7XUQRXW 35(/,0,1$5<3/$1 352),/(6 52$':$<6 && 321'3/$1 287)$//'(7$,/6&52666(&7,216 52$':$<6 ;6;6 Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ REVISIONS:NO.REVISIONDATE APPR.5(9,6,2163333 3/$1 352),/(6 ',7&+(6 POSTED/DESIGN SPEED LIMIT: 20 MPH&52666(&7,216 ',7&+(6 ;6;60INITIAL FAIRHOPE SUBMITTAL09/27/21 JDL&*(1(5$/127(6ENGINEER'S CERTIFICATEI, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 35618, hereby certifythat I have reviewed the design herein which was done under my direct control and supervision and that, to the best of myprofessional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope MunicipalCode and to all other rules, regulations, laws, and ordinances applicable to my design.Project EngineerSeptember 27th, 2021Name of Project to which this Certificate Applies: Harvest Green West (Phase 1). Plans which are certified consist of Pages Cover Sheet thru Sheet XS16.&216758&7,21'(7$,/6 6(:(5'(7$,/6 '& & 6327(/(9$7,216&217$&76*$6'(3$570(17&,7<2))$,5+23(057(55<+2/0$16287+6(&7,21675((7)$,5+23($/$%$0$ :$7(5 6(:(5'(3$570(17&,7<2))$,5+23(05-$621/$1*/(<6287+6(&7,21675((7)$,5+23($/$%$0$ %8,/',1*'(3$570(17&,7<2))$,5+23(05(5,.&257,1$66287+6(&7,21675((7)$,5+23($/$%$0$ 5,9,(5$87,/,7,(6056&2776/,*+(/$85(/$9(18()2/(<$/$%$0$ 3/$11,1*=21,1*'(3$570(17&,7<2))$,5+23(05+817(56,002166287+6(&7,21675((7)$,5+23($/$%$0$ 38%/,&:25.6'(3$570(17055,&+$5'-2+16211257+6(&7,21675((7)$,5+23($/$%$0$ &,7<2))$,5+23('5$,1$*(&$//2876& &9,&,1,7<0$3176^/d $/'27'(7$,/6 127(6''1REVISED SEWER/STORM DRAIN LAYOUT/FAIRHOPE COMMENTS10/14/21 JDLSPEED LIMIT 20 WK/EdK&KDD E D EdWK/EdK& '/EE/E'Ϯϯϰϯϱ 0251,1*0,67:$<)75:0251,1*0,67:$<)75:)8785(&20021$5($$&&20021$5($$&$5($$&&20021$&&20021$5($&20021$5($$&'$<%5($.)75:75$,/0251,1*0,67:$<)75:/$17$1$:$<)75:'(9(/230(17)87 8 5 ( '(9 ( / 2 3 0 ( 1 767$7(+:<5:9$5,(66(&7,21765(6(&7,21765(^hZs zKZΖ^ Zd/&/d tĂƚĞƌ͗^ĞǁĞƌ͗WŽǁĞƌ͗dĞůĞƉŚŽŶĞ͗&/Z,KW hd/>/d/ ^&/Z,KW hd/>/d/ ^Z/s/ Zhd/>/d/ ^dΘdhƚŝůŝƚLJWƌŽǀŝĚĞƌƐ͗KǁŶĞƌ͗dŽƚĂůƌĞĂŽŶŝŶŐdŽƚĂů>ŽƚƐĞŶƐŝƚLJ^ŵĂůůĞƐƚ>Žƚ>ĂƌŐĞƐƚ>ŽƚϰϮ͘ϭϬ͘Whϳϳϭ͘ϴϯͬϳ͕ϯϳϰ^&;>ŽƚϳϱͿϭϲ͕ϳϱϰ^&;>ŽƚϭͿ^ƚƌĞĞƚ>ĞŶŐƚŚ ϰ͕ϱϱϳ>͘&͘ĞǀĞůŽƉĞƌ͗^ĞƚďĂĐŬƐͲ>ŽƚƐϭƚŚƌƵϰϵ&ƌŽŶƚ͗ZĞĂƌ͗^ŝĚĞ͗ϯϬ&ƚ͘ϯϬ&ƚ͘ϭϬ&ƚ͘^ŝĚĞ^ƚƌĞĞƚ͗ ϮϬ&ƚ͘6&$/(^/>s Z,/>> Ed ZWZ/^ ^͕>>ϭϭϮz/Z> Z/s ,K>>E͕D/ϰϵϰϮϰϲϴsWz/Zd͕>>ϮϵϴϵϮtKKZKt>E^WE/^,&KZd͕>ϯϲϱϮϳWĂƌĐĞů/ŶĨŽƌŵĂƚŝŽŶWĂƌĐĞůEƵŵďĞƌ͗ϬϱͲϰϲͲϬϮͲϬϯͲϬͲϬϬϬͲϬϬϭ͘ϬϬϬW/E͗ϭϳϳϯϳ,Zs ^d'Z Et ^dW,^ KE W>EE hE/d s >KWD EdCivil +2/&20%%/9')$,5+23($/Engineering& Surveying352-0*5),/(352-(&76&$/('('+$59(67*5((1:(67 &+.''(''5$:1 5'&6+((72)^hZs zKZΖ^EKd ^͗)/22'67$7(0(17 Zd/&/d K&WWZKs>z/dzK&&/Z,KW hd/>/d/ ^;td ZͿ͗ Zd/&/d K&WWZKs>z/dzK&&/Z,KW ;^ t ZͿ͗' E Z>EKd ^͗'Z E^W E^/dz>h>d/KEϰϮ͘ϭϬdKd>'ZK^^Z ^Ͳϲ͘ϴϮZKtƐ͕ d Ed/KEΘt d>E^ϯϱ͘ϮϴZ ^ϳϳͬϯϱ͘ϮϴсϮ͘ϭϴhE/d^W ZZ ;'͘^͘ E^/dzͿϭϱйZ Yh/Z Yh>/&z/E''Z E^W >h>d/KEϯ͘ϲϰ'͘^͘ϭ; y>h ^WKEͿϬ͘ϰϬ'͘^͘ϮϬ͘ϳϵ'͘^͘ϯϯ͘ϴϬ'͘^͘ϰ; y>h ^WKEͿϬ͘ϮϬ'͘^͘ϱϭ͘ϭϴ'͘^͘ϲ; y>h ^WKEͿϭϬ͘ϬϭdKd>'Z E^W ;Ϯϯ͘ϴйͿ*5((163$&(0$,17(1$1&( Zd/&/d K&WWZKs>zd, &/Z,KW W>EE/E'/Z dKZ Zd/&/d K&WWZKs>zZ/s/ Zhd/>/d/ ^; > dZ/Ϳ͗ Zd/&/d K&WWZKs>zdΘd;d > W,KE Ϳ͗ E'/E ZΖ^ Zd/&/d Zd/&/d K&KtE Z^,/W Zd/&/d K&EKdZzWh>/͗^ĞƚďĂĐŬƐͲ>ŽƚƐϱϬƚŚƌƵϳϳ&ƌŽŶƚ͗ZĞĂƌ͗^ŝĚĞ͗ϯϬ&ƚ͘ϯϬ&ƚ͘ϳ͘ϱ&ƚ͘^ŝĚĞ^ƚƌĞĞƚ͗ ϮϬ&ƚ͘s//E/dzDWϭΗсϭD/> ^/d ^ĞĞ^ŚĞĞƚϮŽĨϮĨŽƌĞƚĂŝůĞĚ'ĞŽŵĞƚƌLJ&(57,),&$7(2)$33529$/%<( $''5(66,1* DĂdž͘,ĞŝŐŚƚ ϯϬΖ͖ϯϱΖ;>ŽƚƐϭͲϮϮͿƵĨĨĞƌ^ŝŐŶƐ ϭϵ~,-5 S89"56'40"E 34.23' NO __..-170 :3t8 0 (f) 8.-(f) 148.32' S89"56" 40"E NB9"56'40''W 400.00' S89"56"40"E 390.00' ~ N86"25'09"W 68.72) ss9·55•4o"d, 35.19' ',,, 15' RESERVED TO BE KEPT PERPETUALLY FOR PUBLIC RDADWA Y' 0£EO BOOK 23 ,, 422A (NOT iJP.,f!;' OR IN ]_ 6. "& -----~ ------5/B"CRF 202.93' (EDS) (D) WESf 203.' 7 --------------'Hi--THE NORTHEAST OF 5£CTION J', TOWNSHIP 6 SOUTH, RANGE 2 EAST -DESTROYED BY HIGHWAY CONSTRUCTION & COMPUTED FROM ALABAMA DEPARTMENT OF TRANSPORTATION, RlJFfEB SHOWN IS THE GREATER DESIGN BUREAU SECTTON DJ', REFERENCE ~~DAA3~ci}r.~Th~~~ ~~'ll~ PROJECT NO BP-002-181-011 STPAA-01B1{504} AS PER USGS QUAD MAPS \ '2J G.S. 1 3.64 AC 1/2"CRS(SECIVIL} --------(C) S89"56'40"E 40.94' (DJ ss9·55'J4 "£ 40.00'± 7 PROPERTY LIES IN FLOOD ZONE ''X'' FROM FLOOD INSURANCE RATE MAP COMMUNITY NUMBER 015000, PANEL 0661, "M", DATED APRIL 19, 2019. BY _________ DATE ____ _ f'l W{_R /, a, ~-~; 7 .I /,'i_ •x6" C (ALDOT) C2 C3 C4 C5 C6 Cl CB C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 C20 C21 C22 C23 C24 C25 C26 C27 C28 C29 C30 C31 C32 C33 C34 C35 C36 C37 C38 C39 C40 C41 C42 C43 C44 C45 C46 C47 C48 C49 CSD C51 C52 C53 C54 C55 C56 C57 C58 C59 C6D C61 C62 C63 C64 C65 C66 C67 C68 C69 C70 C71 C72 C73 C74 C75 C76 C77 C78 7729.44' 81.12' 1nn nn' 61.7[ ?QQ .o· 77.1 ".7Q 4?' 52.11 125.00' 4.S ?F 75.DD" "n. 84. ?n nn' 1 ,1 .R 100.00' 79.4/ 75.DD" SQ en• 75.00' 58.21' 1nn nn' 77.61' 25.00' 97 ]1 39.27' 25.00' 39.27' 1n?'i nn· ??7 7f.' .,? nn' 1 s?' 47."i nn· 176.81 j/ 81 ?.'inn· 37.87 1nnnnn· 89.12' 7"> nn· 51.11· 7.5 nn· 75.67" 375.00' 58.58' 300.00' 57.83' :'iO(l_[J[J' 4R .. 'i4' YJ nr 1?4 R?' v;n nr 77.32' 97S 4'" 79.87" ?"in nn· 81.9: ?"in nn' R4 _,, 41 ,nn nn· 51.31 51 ,nn nn' 51.3E 5136 ,nn nn' 51.36' 71 6 _c;nn nn' ?F; 4ic;' 1R? nn· 70.07 518.00' .'i4 ?F;' 33. 518 nn· 15.99" NU N Lb ID" 10 Ns4·n Is·w s4s·o3•2o·w ~b-'.J 4 L4 W N!>J'16'51'W NS N3544 uo Ob 44 W NI'.::! L-'.! Lb 'fl N N51·05'43"w N55·37'02"w NbL o2 N59"oc UU N NI Uc N N '1 N58"ot"4E N NI N4UUO UO N59"4U I5"W N Nb U4 4 'W ~t:14 U/ 4b t. .,HIJKIJ LENGTH I .bU 81.12' 137.'.'9° 14 sn 4' 35 769( 52 1• g, 43.07' 32.T 14.D( I 6• 77.4C 35.36' 35.36' 22730" 111.95' 175.79" 51.07" .41 58.52' 57.74' 77.1' 81.5E 513( 51.30' 51.30' ,.s· 52.8 52.8 48.49' qq• HARVEST GREEN WEST PHASE ONE -PLANS WHICH ARE CERTIFIED CONSIST OF PAGE THRU EACH C1c WHICH BEARS BY SEAL AND SIGNATURE STATE C1c ALABAMA COUNTYOFBALD'MN Of _________ _ g rn " I, DAVID E. DIEHL, A LICENSED SURVEYOR OF HAVE SURVEYED THE PROPERTY HEREON, CERTIFY THAT I ALABAMA AND DESCRIBED AS FOLLOWS OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 RUN THENCE NORTH 89 DEGREES 54 MINUTES 29 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 STATE 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 1478.98 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 205.44 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 34.23 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 155.DO FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 148.32 FEET; THENCE RUN SOUTH 88 DEGREES 36 MINUTES 59 SECONDS EAST, A DISTANCE OF 97.18 FEET; THENCE RUN SOUTH 78 DEGREES 01 MINUTES 52 SECONDS EAST, A DISTANCE OF 115.64 FEET; THENCE RUN SOUTH 24 DEGREES 20 MINUTES 19 SECONDS WEST, A DISTANCE OF 344.59 FEET; THENCE RUN NORTH 86 DEGREES 25 MINUTES 09 SECONDS WEST, A DISTANCE OF 68.72 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 400.00 FEET; THENCE RUN SOUTH 01 DEGREES 16 MINUTES 48 SECONDS EAST, A DISTANCE OF 249.11 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 390.00 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 200.00 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 35.19 FEET; THENCE RUN SOUTH 00 DEGREES 03 MINUTES 20 SECONDS WEST, A DISTANCE OF 180.00 FEET: TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 3; 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 1285.17 FEET TO A 1/2" REBAR ON THE WEST RIGHT-OF-WAY OF SAID STATE RUN NORTH 00 DEGREES 25 MINUTES 39 SECONDS EAST, ALONG 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, HAVlNG 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, RADIUS OF 7754.44 FEET, LENGTH OF 81.12 FEET, (CHORD BEARS DEGREES 28 MINUTES 54 WEST, A DISTANCE OF 81.12 FEET TO A RIGHT-OF-WAY, A DISTANCE OF 65.03 FEET TO A THENCE RUN NORTH 00 DEGREES 17 MINUTES 33 RICIH-OF--Wl,Y A DISTANCE OF 331.86 FEET TO THE POINT ACRES, MORE OR LESS. AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT MAP SHOWING THE SUBDIVISION INTO WHICH THE PROPERTY DESCRIBED IS DIVIDED GIVING THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT AND EASEMENT AND ITS NUMBER AND SHOWING THE STREETS, ALLEYS AND PUBLIC GROUNDS AND GIVING THE BEARINGS, LENGTH, 'NIDTH AND NAMES OF THE STREETS, SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS MARKED THUS (0) AS HEREON SHOWN. I FURTHER CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE W1TH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF WITNESS MY HAND THIS THE DAY OF _____ , 2021 \ --------------------§ l P1UESS10NAL 1* I SURVEYOR· DAVID E, DIEHL, PLS ALABAMA LICENSE # 26014 §, \ I.NI) j ii SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. \o\~ffVfj,$;_~-._,/ ~~10······-'i),~ I'" ""'111111~1i,,~~ 0251,1*0,67:$<)75:0251,1*0,67:$<)75:)8785(&20021$5($$&&20021$5($$&$5($$&&20021$&&20021$5($&20021$5($$&'$<%5($.)75:75$,/0251,1*0,67:$<)75:/$17$1$:$<)75:'(9(/230(17)87 8 5 ( '(9 ( / 2 3 0 ( 1 767$7(+:<5:9$5,(6,Zs ^d'Z Et ^dW,^ KE W>EE hE/d s >KWD EdCivil +2/&20%%/9')$,5+23($/Engineering& Surveying352-0*5),/(352-(&76&$/('('+$59(67*5((1:(67 &+.''(''5$:1 5'&6&$/(6+((72)> ' E͗*SEE SHEET 1 OF 2 FOR DA TA TABLES FOR CURVES ANO LINES* ~ w 0 Vl 5/B"CRF (EDS) 0 N n 0 is , ro---------------sa9·55' 40 "E 491-.:.60' 56.00' 56.00' • -59_3.g' VJ 56.00' 56.00' 56.00' ss oo· S89~5.6' 40"E 15.0' ss9·55·4o·E N89'56'40"W 400.00' 390.00' 148.32' / / / ss9·55'4o"E 35.19' S88"36'59"E N86"25'09"W 68.72' G.S. 4 3.80 AC S89'56'40"E 200.00' 100.00' 100.00' G.S. 6 1.18 AC 100.00' C73 N89' 56' 40"W 815.00' 100.00' 100.00' 100.00' ; I I I I I ' I I I \ I I 1/27 (SEC s 6"X6" CMF 'rAL90T) \/ I \1 I I I I ./1 I I I I I I I,., ;:' ' I r117 V;J Qc s "G ' rm 6+((7& -'/'5$:1 '$7( 6&$/( -2%1R 1766($/$)),;5(9,6,21'$7(*(1(5$/127(6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532123527(&7('75((6:,//%(5(029(''(6758&7,9(/<'$0$*('087,/$7('5(/2&$7('',6),*85(''(6752<('&87'2:125(;&(66,9(/<3581(''85,1*7+(&2175$&7256+$//)$0,/,$5,=(7+(06(/9(6:,7+$//2)7+((;,67,1*&21',7,216$77+(6,7( 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$//39&:$7(53,3(6+$//%(0$5.('86,1*$75$&(5:,5(%85,('%(7:((1$1',1&+(6$%29(7+(7232)7+(3,3(75$&(5:,5(6+$//%(12&233(5:,5(:,7+3/$67,&&2$7,1*:,5(6+$//%(&$55,('837+528*+9$/9(%2;(6$1'7(50,1$7('$0,1,0802))((7$%29(7+(*5281'723(50,7&211(&7,212)/2&$7,1*(48,30(171210(7$//,&%/8(0$5.(57$3(6+$//%(%85,('$3352;,0$7(/<,1&+(6$%29(7+(7232)7+(3,3(7$3(6+$//%($0,1,0802),1&+(6:,'($1'217+(2:1(5 6/,672)0$7(5,$/6$1'$33529('0$18)$&785(56 30' BUFFER DELINEATED30' BUFFERWETLANDS5(029(%$515(029(6758&785(5(029(',57'5,9( LANTANAWAY6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532/(*(1'&/($5,1*/,0,76 -'/'5$:1 '$7( 6&$/( -2%1R J 7 ? -/:::=~~~i~3~CC-~~~~~ I!! '\ --~-------~ ' I ) - - - - -------1"'.,. .. :n·,1·.11· i,4-----------------+-<.JIU .. I I I f:~.-T] : I I ! I I I I ~ ~:. t-:.-~ _--+--I ·:11--r·-rr 1 +.~-.1,-11 'I! \ 1 I -----MATCHLINE Lill PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532/(*(1'&/($5,1*/,0,76 -'/'5$:1 '$7( 6&$/( -2%1R I I V I / / I I I I --;---z--EE=--~~< iiiiiiiii.ii~< 6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R /(*(1'&/($5,1*/,0,76 30' BUFFER DELINEATED30' BUFFERWETLANDS '5$,1$*(($6(0(17 '5$,1$*(($6(0(17 '5$,1$*(($6(0(17 /276*5$'(',13+$6()25326,7,9('5$,1$*(),//'(35(66,21LANTANAWAY6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO*5$',1* '5$,1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 352326('(;,67,1**5$',1* '5$,1$*(3/$1/(*(1'672506(:(53,3,1*-81&7,21%2; -% &2172856;;;;;;7<3(6:,1*,1/(7 ':&% :(,5,1/(7 :, 7<3(6:,1*,1/(7 6:&% 0,7(5('(1'6(&7,21 0(6 '5$,1$*(($6(0(17PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 (1'2)',7&+ 3+$6( (1'2)',7&+ 3+$6( (1'2)',7&+ 3+$6( ',7&+,167$//(',13+$6(',7&+,167$//(',13+$6(',7&+,167$//(',13+$6(,167$//',7&+7<3,167$//',7&+7<3,167$//',7&+7<3,167$//',7&+7<3,167$//',7&+7<3,167$//5,35$3%$6,1:),/7(5)$%5,&3,3(,167$//(',13+$6(),//'(35(66,216&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO*5$',1* '5$,1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 352326('(;,67,1**5$',1* '5$,1$*(3/$1/(*(1'672506(:(53,3,1*-81&7,21%2; -% &2172856;;;;;;7<3(6:,1*,1/(7 ':&% :(,5,1/(7 :, 7<3(6:,1*,1/(7 6:&% 0,7(5('(1'6(&7,21 0(6 --~ □ □ [!] □ □ ~ c::::J:::s. LJ1::::,,. LC:t,,. 1=1 ~ - - /276*5$'(',13+$6()25326,7,9('5$,1$*(321'&216758&7(',13+$6(6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO*5$',1* '5$,1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 352326('(;,67,1**5$',1* '5$,1$*(3/$1/(*(1'672506(:(53,3,1*-81&7,21%2; -% &2172856;;;;;;7<3(6:,1*,1/(7 ':&% :(,5,1/(7 :, 7<3(6:,1*,1/(7 6:&% 0,7(5('(1'6(&7,21 0(6 [!] =-=-□ □ □ □ ~ CJ::,.. ~ L'.l::J::,,. 1=1 ~ - -~-110 :IQ!! -----tr I • -~ I ----,_ .... ~:=::::::::::::::::: >cl -:-.-:-:-·-· .•.-:-:-•:: .-.-:-:-:-:-·-:---... ·····-------·· v 8-a > v--:·.::::::::::::::::::::::::• ::::::__:_;_;_:::~: ' TS GRADED ~-: -r-:--HASE 1 FOR:::::::: p;~~~~:.: s't:::: I / I _0/ ~=L =;-l_ I I X ~ "-__,---I~----------------\ ' .,..;.-:-----------______,__----/Af--tm • =::102 z E~< < 6+((7&6($/$)),;5(9,6,21'$7('5$,1$*(&$//2876Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 176(PHASE 1) STORM LINEA (PHASE2) STORM LINE G STORM LINEG (PHASE 1) STORM LINE E STORM LINE E (PHASE2) STORM LINE J STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: A1-MES INV IN= 108.00(100) THROAT= 120.65 THROAT= 108.52 E1-MES G1-MES INV IN= 110.00(500) E12-S1 INV IN= 116.75(511) INV IN• 95.00(700) G8-51 INV IN= 102.25(707) THROAT= 116.87 INV IN= 117.80(512) INV OUT= 99.00(706) J1-MES INV IN= 72.00(1000) A2-S2 INV IN= 109.75(101) THROAT• 121.00 INV OUT• 116.75(510) THROAT= 108.52 INV OUT= 108.20(100) E2-WI INV IN= 114.00(501) G2-S1 INV IN= 98.75(706) THROAT= 108.34 TOP= 82.00 INV IN= 111.25(504) E13-S1 THROAT= 120.65 INV IN= 96.40(701) G9-WI INV IN• 103.00(708) J2-JB INV IN= 76.00(1001) THROAT= 116.87 INVOUT= 110.30(500) INV OUT= 117.00(511) INV OUT = 95.40(700) INV OUT • 103.00(707) INV OUT • 72.12{1000) A3-S2 INV IN= 110.00(102) THROAT= 107.58 INVOUT= 110.00(101) THROAT= 119.97 THROAT= 121.14 TOP= 108.35 TOP= 93.00 E3-S1 INV IN= 115.50(502) E14-S1 INV IN= 118.00(513) G3-S1 INV IN= 97.25(702) G10-JB INV IN= 106.10(709) J3-JB INV IN= 85.00(1002) THROAT= 119.71 INVOUT= 115.00(501) INV OUT• 118.00(512) INV OUT= 97.25(701) INVOUT = 106.10(708) INVOUT = 77.00(1001) A4-WI INV IN = 111.00(103) THROAT= 107.44 INVOUT= 111.00(102) THROAT= 120.25 E15-S1 THROAT= 121.28 THROAT= 117.43 TOP= 107.00 E4-S1 INV IN= 115.75(503) INV OUT= 118.15(513) G4-S2 INV IN= 98.40(703) G11-WI INV IN= 109.50(710) J4-OCS INV OUT = 90.00(1002) THROAT= 122.62 INV OUT= 115.75(502) INV IN= 101.50(705) INV OUT = 109.50(709) A5-S1 INV IN= 111.75(104) THROAT= 120.58 INV OUT= 97.50(702) INVOUT= 111.75(103) E5-WI THROAT= 119.47 E16-S2 INV IN= 114.50(515) THROAT= 116.55 INV OUT= 116.24(503) INV IN= 115.00(517) THROAT• 108.61 G12-S1 INV IN= 111.28(711) (PHASE2) STORM LINE J THROAT= 122.62 INV OUT= 114.50(514) G5-S1 INV IN= 100.00(704) INV OUT= 110.50(710) A6-S1 INV IN= 112.00(105) THROAT= 121.06 INV OUT = 99.00(703) NAME SIZE & TYPE INV OUT= 112.00(104) E6-WI INV IN= 112.50(505) THROAT= 120.58 THROAT• 116.37 LENGTH SLOPE INV OUT= 112.50(504) E17-S2 INV IN= 115.25(516) G6-WI THROAT= 106.95 G13-S1 INV IN = 111.50(712) 1000 36" RCP 35LF 0.34% A7-OCS TOP• 121.50 INV OUT= 114.65(515) INV OUT= 101.00(704) INVOUT = 111.50(711) INV OUT= 114.00(105) THROAT• 121.50 1001 36" RCP 33LF 3.01% THROAT= 105.91 THROAT= 115.01 E7-WI INV IN= 113.60(506) E18-WI THROAT= 120.60 G7-S2 G14-WI INV IN= 113.60(514) INV OUT= 116.00(516) INV OUT= 102.00(705) INV OUT= 112.00(712) 1002 36" RCP 76LF 6.56% ~ (PHASE 1) STORM LINEA INV OUT• 113.60(505) TOP= 122.59 TOP= 124.00 E19-JB INV IN= 116.00(518) NAME SIZE & TYPE LENGTH SLOPE EB-JB INV IN= 113.80(507) INV OUT• 116.00(517) 100 30"RCP 67LF INVOUT= 113.80(506) (PHASE2) STORM LINE G (PHASE 1) STORM LINE K 0.30% THROAT= 121.00 101 24" RCP 30LF 0.85% THROAT= 122.00 E20-S2 INV IN= 117.50(519) NAME SIZE & TYPE LENGTH SLOPE STRUCTURE: DETAILS: E9-S1 INV IN= 117.60(508) INV OUT= 117.00(518) f!Q 102 24" RCP 158 LF 0.63% INV IN= 116.00(510) 700 30" RCP 108LF 0.37% INV OUT= 115.00(507) E21-S2 THROAT= 121.00 K1-ME$ INV IN• 113.50(1100) 103 24" RCP 172 LF 0.44% INV OUT= 118.00(519) 701 30" RCP 154-LF 0.55% TOP= 122.78 TOP= 118.00 104 24" RCP 29LF 0.86% E10-JB INV IN= 118.50(509) 702 30" RCP 50LF 0.50% K2-0CS INV OUT• 113.70(1100) INVOUT= 118.00(508) 105 24" RCP 227LF 0.88% 703 24•RCP 120LF 0.50% E11-S2 THROAT= 122.58 INV OUT= 119.50(509} 704 24"RCP 168LF 0.60% (PHASE 1) STORM LINE K 705 18"RCP 90LF 0.55% (PHASE 1) STORM LINE B NAME SIZE & TYPE LENGTH SLOPE 706 30" RCP 29LF 0.86% STRUCTURE: DETAILS: (PHASE 1) STORM LINE E 1100 24" RCP 32LF 0.63% 707 30" RCP 70LF 1.07% B1-MES NAME SIZE & TYPE LENGTH SLOPE 708 24"RCP 182LF 1.71¾ INV IN= 101.00(200) 500 36" RCP 96LF 0.31% 709 24"RCP 200 LF 1.71% (PHASE 1) STORM LINE L TOP= 116.00 B2-OCS INV OUT= 102.00(200) 501 30" RCP 164LF 0.61% 710 24"RCP 175LF 0.57% STRUCTURE: DETAILS: 502 24" RCP 54LF 0.46% 711 18"RCP 33LF 0.68% (PHASE 1) STORM LINE B 503 24" RCP 162LF 0.30% L1-MES INV IN= 111.00(1200) 712 18"RCP 168LF 0.30% NAME SIZE & TYPE LENGTH SLOPE 504 36" RCP 298LF 0.42% GRATE= 117.00 505 36" RCP 318LF 0.35% L2-DI INVOUT = 111.50(1200) 200 30" RCP 94LF 1.06% (PHASE2) STORM LINEI STORM LINE I 506 36" RCP 54LF 0.37% 507 36" RCP 179LF 0.67% STRUCTURE: DETAILS: STRUCTURE: DETAILS: (PHASE 1) STORM LINE C (PHASE 1) STORM LINE L 508 18"RCP 31 LF 1.30% 11-MES 110-S1 THROAT=110.11 STRUCTURE: DETAILS: INV IN= 95.00(900) INV OUT= 103.50(908) NAME SIZE& TYPE LENGTH SLOPE 509 18"RCP 171 LF 0.58% C1-MES THROAT= 109.57 1200 18" RCP 83LF 0.60% INV IN • 109.00(300) 510 30" RCP 249LF 0.30% INV IN= 103.50(901) INV IN= 102.90(910) 12-JB INV IN= 101.50(909) 111-S2 INV IN= 102.50(911) TOP= 114.60 511 24" RCP 29LF 0.86% INV IN= 101.00(906) INV OUT= 102.40(909) C2-JB INV IN= 109.50(301) 512 1B"RCP 29LF 0.68% INV OUT • 96.00(900) INV OUT = 109.50(300) 112-S2 THROAT• 109.57 513 18"RCP 31LF 0.48% THROAT= 112.56 INV OUT• 103.50(910) (PHASE 1) STORM LINE M THROAT= 114.65 13-WI INV IN= 107.00(902) C3-WI INV OUT= 110.00(301) 514 30" RCP 175LF INV OUT= 104.00(901) TOP= 111.97 0.51% STRUCTURE: DETAILS: TOP= 116.54 113-JB INV IN= 103.00(912) 515 30" RCP 30LF 0.51% INV IN= 104.00(913) 14-JB INV IN= 108.58(903) INV OUT= 103.00(911) M1-MES INVOUT = 117.75(1300) (PHASE 1) STORM LINE C 516 24" RCP 168LF 0.45% INV OUT= 108.58(902) NAME SIZE & TYPE LENGTH SLOPE 517 24" RCP 208LF 0.48% 114-WI THROAT= 107.60 M2-MES THROAT= 117.78 INV OUT= 104.00(912) INV IN= 117.00(1300) 15-WI INV IN= 111.00(904) 300 24" RCP 102LF 0.49% 518 24" RCP 174LF 0.58% INV OUT= 111.00(903) TOP= 116.09 301 24" RCP 73LF 0.69% 519 18"RCP 55LF 0.90% 115-JB INV IN• 107.00(914) THROAT= 118.70 INV OUT• 107.00(913) 16-51 INV IN= 112.25(905) (PHASE 1) STORM LINE M INV OUT= 112.25(904) THROAT= 116.45 (PHASE 1) STORM LINED 116-S1 INV IN= 110.25(915) THROAT= 118.70 NAME SIZE & TYPE LENGTH SLOPE 17-51 INV OUT= 110.00(914) STRUCTURE: DETAILS: INV OUT= 112.35(905) 1300 24"RCP 131 LF 0.57% THROAT• 116.59 TOP= 111.46 117-S1 INV OUT• 110.50(915) D1-MES INV IN• 110.70(400) 18-JB INV IN= 103.00(907) INV IN= 110.70(401) INV OUT= 103.00(906) THROAT= 115.60 THROAT•110.11 INV IN= 110.90(402) 19-51 INV IN= 103.20(908) D2-S2 INV IN= 110.90(403) INV OUT= 103.20(907) INV OUT= 110.90(400) INVOUT= 110.90(401) (PHASE2) STORM LINE I THROAT• 115.60 INV IN• 111.05(404) NAME SIZE & TYPE LENGTH SLOPE D3-S2 INV IN= 111.05(405) INVOUT= 111.05(402) 900 36"RCP 123LF 0.81% INVOUT= 111.05(403) 901 24" RCP 48LF 1.04% D4-MES INVOUT• 111.25(404) 902 24" RCP 156 LF 1.01% INVOUT= 111.25(405) 903 24" RCP 243LF 1.00% 11,, 904 24" RCP 161 LF 0.78% (PHASE 1) STORM LINED 905 18"RCP 29 LF 0.34% NAME SIZE & TYPE LENGTH SLOPE 906 18"RCP 152 LF 1.31% 400 42" RCP 40 LF 0.50% 907 18"RCP 23 LF 0.88% ~ 401 42" RCP 40 LF 0.50% 908 18"RCP 29 LF 1.03% 402 42" RCP 30LF 0.51% 909 30"RCP 98 LF 0.91% 403 42" RCP 30LF 0.51% 910 18"RCP 30 LF 2.03% 404 42" RCP 40 LF 0.50% 911 18"RCP 88 LF 0.57% 405 42" RCP 40 LF 0.50% 912 24" RCP 192 LF 0.52% 913 18"RCP 202LF 1.49% 914 18"RCP 168LF 1.79% 915 18"RCP 36 LF 0.69% 30' BUFFER DELINEATED30' BUFFERWETLANDS;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;; 2323LANTANAWAY),3&,3),3&,3&,3),3&,3),3),3&,3),3:6%6%6%&(3,167$//7216&/$665,35$3:),/7(5)$%5,&6&$/(6+((7& 6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO(526,21 6(',0(17&21752/3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532),36%&(3/(*(1' 087636(&%23'9&,3),3&,3: -'/'5$:1 '$7( 6&$/( -2%1R 127(6 7+,66,7(6+$//$'+(5(727+(5('62,/$1'&/$<25',1$1&(5('62,/$1'&/$<,6352+,%,7(':,7+,1 2)&5,7,&$/$5($6,1&/8',1*:(7/$1'6$1'675($067+,66,7(6+$//$'+(5(727+(&,7<2))$,5+23(:(7/$1'25',1$1&(12',6785%$1&(,6$//2:(':,7+,17+( :(7/$1'%8))(5,1&/8',1*&/($5,1*$&7,9,7<0 catSlRIJCll<>l EXITPAD 0 5EDMNT ...... 0 """"""" ltrn PROlECllON 0 MUI.CHING 0 1Ell'WRY SEEDING 0 """'"'"' SEEDING 0 EROSlc»t COflR(I. ElAll<ET 0 oonn PROlECll"' 0 """""' 0 """NfT PROlECll"' 0 STRAW '#Am.ES OOFABRICl:Cl.RB INLfTPROTECTD MATCHLINE ;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 2323232376087608),3&,3&,3),3:::6%6%,167$//7216&/$665,35$3:),/7(5)$%5,&,167$//7216&/$665,35$3:),/7(5)$%5,&,167$// ',$0(7(57(0325$5<7851$5281',167$// ',$0(7(57(0325$5<7851$5281',167$//7216&/$665,35$3:),/7(5)$%5,&6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO(526,21 6(',0(17&21752/3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532),36%&(3/(*(1' 087636(&%23'9&,3),3&,3: -'/'5$:1 '$7( 6&$/( -2%1R 127(6 7+,66,7(6+$//$'+(5(727+(5('62,/$1'&/$<25',1$1&(5('62,/$1'&/$<,6352+,%,7(':,7+,1 2)&5,7,&$/$5($6,1&/8',1*:(7/$1'6$1'675($067+,66,7(6+$//$'+(5(727+(&,7<2))$,5+23(:(7/$1'25',1$1&(12',6785%$1&(,6$//2:(':,7+,17+( :(7/$1'%8))(5,1&/8',1*&/($5,1*$&7,9,7<MATCH..INE -------' ' ' ' "---' ' ---------j '-' I '-~ ---~ I/ ' ', ' I I ', ,.._ I ~ I -------1--', 711 I I I -1-I i --7-............ / I I \ Ti -11 1---1-1, \~ \ __ _\ ' i \ ~ \ ----1' \ T _ _l__ I 1 \ \ \.. \ \ \ \ I I I \ --7tl \ I ' ----f I ! CX) / / I I !-----,t I J I / I_// ------! I I / i-- ----I -I / :/ .--, ,,,-----4 ----I ---,,/"I / I - - - - ---L _ .-I / / 0 CONS1RUC1ION ElllT PAD 0 SEDIMENT , ..... 0 FABRIC DR(J' INLET PR01Et11CII 0 llll.OllNG 0 lEMPCRARY SEED•G 0 PERMANENT SEED•G 0 ..,,.,._ ""'"' 0 (lj11£T PR01ECllO< 0 """""' 0 """'""' PR01ECllO< 0 STRAW WATn.ES mFAIIRICo!r:CURB ~L.ETPROTE~ ;;;;;;;;;;;;;;;; 7636086%6%6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO(526,21 6(',0(17&21752/3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532),36%&(3/(*(1' 087636(&%23'9&,3),3&,3: -'/'5$:1 '$7( 6&$/( -2%1R 127(6 7+,66,7(6+$//$'+(5(727+(5('62,/$1'&/$<25',1$1&(5('62,/$1'&/$<,6352+,%,7(':,7+,1 2)&5,7,&$/$5($6,1&/8',1*:(7/$1'6$1'675($067+,66,7(6+$//$'+(5(727+(&,7<2))$,5+23(:(7/$1'25',1$1&(12',6785%$1&(,6$//2:(':,7+,17+( :(7/$1'%8))(5,1&/8',1*&/($5,1*$&7,9,7</ / / I / I // ___ / t----- --7 I _./ / / / J_...---,,,-/~ / / / I f-z SB ~ <( ...... ----=-~ -----------I ~ -------_ l~~~SA~~'ii' I--POSIT DRAINA -f ---------:-~ ~ -/ . ii " §;: 0 CONS1RIJC1ION ElGT PAD 0 SEDIMENT ·-0 FABRICDR<P INlfT PR01EC11CII 0 IIJI.OIING 0 lEMPORARY SEED•o 0 PERMANOO SEED•o 0 ""'""'-IUNKET 0 WllfT PR01EC1D< 0 ...... ON 0 """""' PR01EC1D< 0 STRAW WATTlES CDFABRICl:CUREI 14LETPROTEC1DI )0)0)0 )0)0)0)0)0)0)0)0)0)0:::::::::::::::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::6 6 ::: ::::::::::::8*78*78*78*78*78*78*78*78*78*78*7)0)0)0)0)0)0)0)0)066666666 6 6 6 6 6 6 6::666 6 ::6 6 66::66666666666666 : )0)06666666666666666,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<39&:$7(50$,139&:$7(50$,139&:$7(50$,139&:$7(50$,139&:$7(50$,1,167$//%(1':0(*$/8*6,167$//7((:0(*$/8*6 0-*$7(9$/9(6,167$//7((:0(*$/8*6 [5('8&(5 0-*$7(9$/9(,167$//39&*5$9,7<6(:(5,167$//39&*5$9,7<6(:(5,167$//39&*5$9,7<6(:(5,167$//39&6(:(5)25&(0$,1,167$//39&6(:(5)25&(0$,1(;,67,1*32:(532/(72%(5(029('(;,67,1*32:(532/(72%(5(0$,1,13/$&((;,67,1*32:(532/(72%(5(029(',167$//7((:0(*$/8*6 [5('8&(5 0-*$7(9$/9(,167$//7:2 39&6/((9(6 /)($&+ ,167$//7:2 39&6/((9(6 /)($&+ (;,67,1*29(5+($'32:(5725(0$,1(;,67,1*81'(5*5281'7(/(3+21(725(0$,1,167$//:$7(56(59,&(7<3)25$0(17,7,(6,167$//39&:$7(50$,172:(673523(57</,1( /) 3/$&(9$/9( &$3#3523(57</,1(,167$//%(1':0(*$/8*6,167$//39&6(:(5)25&(0$,1)25$0(17,7<%8,/',1*,167$//%(1':0(*$/8*6.((1.*6/*5,1'(53803:',$0(7(5;'((37$1.723 ,19,1 %27720 ,167$//%(1' %(1':0(*$/8*6:6666666666666666666666666666666666666666666666666666666666666666666666666LANTANAWAY)0)0)0)0)0::)0)088*78*78*78*78*7:::7,(,172(;,67,1*&/39&:$7(50$,1,167$//7$33,1*6/((9( 9$/9( %(1':0(*$/8*6&2175$&725729(5,)<(;$&7/2&$7,21,167$// %(1':0(*$/8*6',5(&7,21$/'5,//39&6(:(5)25&(0$,1:+'3((1&$6(0(17 /) 7,(,172(;,67,1*&/39&6(:(5)25&(0$,1,167$//7$33,1*6/((9( 9$/9( %(1':0(*$/8*6&2175$&725729(5,)<(;$&7/2&$7,217+(:$7(5668%',9,6,216&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO87,/,7<3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 87,/,7<3/$1/(*(1'9$/9(:$7(56(59,&(3+$6( )8785( )0*),5(+<'5$17$66(0%/<0$1+2/(:$7(5)25&(0$,181'(5*5281'(/(&75,&*$68*(352326('*2+329(5+($'32:(58*(2+3::)066$1,7$5<6(:(56(59,&(:6:666*5$9,7<6(:(50$,166I I '-... \ EXISTING OVERHEAD POWER TO BE REMOVED ~ ~ 0 --=+--, F--! INSTALL FIRE HYDRANT INSTALLS' 22.5" BEND W/MEGALUGS EXISTING POWER POLES TO BE REMOVED z C. 5 C. I 0 ----\-I ASSEMBLY I I I r-----7 ____ T _____ _ INSTALL 8' TEE W/MEGALUGS & (2) M.J. GATE VALVES ________ I --------,--·---5112 -----------MATCHLINE ,---r INSTAI...L4"2 : BEND W/MEGALU I I I I I i-------- ---- -i ! l ------- --I S1 L: INSTALLWATERSERVICE,TYP./ 11 (MIDDLE OF 100' WIDE LOTS) ----------1 ---------INSTALL 8' TEE WIMEGALUGS, (2) 22.5' M.J. BENDS W/MEGALUGS & (2) M.J. GATE VALVES ~ • 0 C. 5 C. I 0 GRAVITY SEWER GRAVITY SEWER STRUCTURE: DETAILS: STRUCTURE: DETAILS: MH-1 (LIFT STATION) RIM• 107.00 MH-17 RIM• 122.83 INV IN• 100.00(S100) INV OUT• 118.83(6115) RIM= 107.77 MH-18 RIM= 122.29 MH-2 INVIN = 101.65(6101) INV OUT= 115.00(S116) INV IN= 101.65(6122) INV OUT= 101.55(6100) RIM= 124.17 MH-19 INV IN= 110.57(5118) RIM= 108.74 INV OUT= 110.47($117) MH-3 INV IN= 102.22($102) INVOUT= 102.12($101) RIM= 122.29 MH-20 INV IN= 111.58($119) RIM=117.77 INV OUT= 111.48($118) MH-4 INV IN= 103.92(5103) INVOUT= 103.82(5102) RIM• 120.56 MH-21 INV IN= 112.25(5120) RIM= 120.02 INV OUT= 112.15(5119) MH-5 INV IN= 105.59(5104) INVOUT= 105.49(5103) RIM= 118.14 MH-22 INV IN= 113.79(5121) RIM= 121.21 INV OUT= 113.69(5120) MH-6 INV IN= 106.52(5105) INV OUT= 106.42(5104) MH-23 RIM= 119.11 INV OUT= 115.10(5121) RIM= 122.39 MH-7 INVIN = 108.17($106) RIM= 110.46 INVIN = 108.17(5110) MH-24 INV IN= 104.72(5123) INV OUT= 108.07(S105) INV OUT= 104.62(5122) RIM= 122.37 RIM• 111.49 MH-8 INV IN= 109.84(5107) MH-25 INV IN• 105.49($124) INVOUT= 109.74($106) INV IN= 105.49($127) INV OUT= 105.39(5123) RIM= 122.71 MH-9 INV IN= 109.94(5108) RIM= 119.22 INVOUT• 110.22(5107) MH-26 INV IN= 115.22(5125) INV OUT= 115.12(5124) RIM= 123.53 MH-10 INV IN= 110.51($109) RIM= 121.39 INV OUT= 110.41($108) MH-27 INV IN= 117.49(5126) INV OUT= 117.39($125) MH-11 RIM= 119.24 INVOUT= 115.24($109) MH-28 RIM= 122.12 INV OUT= 118.12(5126) RIM= 124.00 MH-12 INV IN= 109.10(5111) RIM• 110.36 INV OUT= 109.00(S110) MH-29 INV IN• 106.46($128) INV OUT= 106.54($127) RIM= 124.50 MH-13 INV IN= 109.38(5112) RIM= 111.00 INVOUT= 109.28($111) MH-30 INV IN= 107.10($129) INV OUT= 107.00(5128) RIM• 123.80 INV IN= 110.20($113) RIM= 117.12 MH-14 INV IN= 110.20($116) MH-31 INV IN= 113.22(5130) INV IN= 110.20($117) INV OUT= 113.12(5129) INVOUT= 110.10($112) RIM= 118.62 RIM= 124.28 MH-32 INV OUT= 114.62(5130) MH-15 INV IN= 110.67(5114) INV OUT= 110.57($113) RIM= 124.82 MH-16 INVIN = 111.34($115) INVOUT= 111.24($114) GRAVITY SEWER GRAVITY SEWER NAME SIZE& lYPE LENGTH SLOPE NAME SIZE& lYPE LENGTH SLOPE S100 8" PVC 229 LF 0.68% S117 8"PVC 68LF 0.40% S101 8" PVC 118LF 0.40% S118 B"PVC 225LF 0.40% S102 8" PVC 400LF 0.40% S119 8"PVC 143 LF 0.40% 5103 8" PVC 392 LF 0.40% S120 8"PVC 358 LF 0.40% S104 8" PVC 208 LF 0.40% S121 8"PVC 327 LF 0.40% 5105 8" PVC 384 LF 0.40% 5122 8"PVC 363 LF 0.82% S106 8" PVC 394 LF 0.40% S123 8"PVC 167 LF 0.40% 5107 8" PVC 94LF 0.41% S124 B"PVC 400 LF 2.41% 5108 8" PVC 118LF 0.40% S125 8"PVC 400 LF 0.54% 5109 8" PVC 400LF 1.18% S126 8"PVC 128 LF 0.49% 5110 8" PVC 205LF 0.40% S127 8"PVC 260LF 0.40% 5111 8" PVC 44LF 0.41% 5128 8"PVC 89LF 0.60% 5112 8" PVC 182LF 0.40% S129 8"PVC 400 LF 1.51% 5113 8" PVC 87LF 0.42% S130 8"PVC 237LF 0.59% 5114 8" PVC 142LF 0.40% 5115 8" PVC 258 LF 2.90% 5116 8" PVC 274 LF 1.75% ::::::::::::::::::::::: ::::::::::6 6 6 6 : : : :::::::::::::::)0)0)0)0)0)0)0)0)0)0)0)0)0)06 6 6 6 6 6 6 :: : : :6666::66666666666666666 6 : 6 6 6 6 6 6 6 6 6PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2 :::::,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<39&:$7(50$,139&:$7(50$,139&:$7(50$,1,167$//39&*5$9,7<6(:(5,167$//39&6(:(5)25&(0$,1,167$//39&6(:(5)25&(0$,1 3+$6( *5$9,7<6(:(5 3+$6( ,167$//39&*5$9,7<6(:(5 3+$6( ,167$//39&*5$9,7<6(:(5*5$9,7<6(:(5 3+$6( ,167$//39&)25&(0$,1 3+$6( ,167$//39&*5$9,7<6(:(5 3+$6( ,167$//),5(+<'5$17$66(0%/<:0-*$7(9$/9(/)'8&7,/(,521 3/8* 3+$6( ,167$//),5(+<'5$17$66(0%/<:0-*$7(9$/9(/)'8&7,/(,521 3/8* 3+$6( ,167$//),5(+<'5$17$66(0%/<:0-*$7(9$/9(/)'8&7,/(,521 3+$6( ,167$//[5('8&(5)257(0325$5<6(59,&( 3+$6( :666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666(:(56(59,&(6 /276 72%(,167$//(':,7+3+$6(*5$9,7<6(:(5,167$// :,'(6(:(5$&&(6652$' 3+$6( 72%(5(029(')253+$6(6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO87,/,7<3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 87,/,7<3/$1/(*(1'9$/9(:$7(56(59,&(3+$6( )8785( )0*),5(+<'5$17$66(0%/<0$1+2/(:$7(5)25&(0$,181'(5*5281'(/(&75,&*$68*(352326('*2+329(5+($'32:(58*(2+3::)066$1,7$5<6(:(56(59,&(:6:666*5$9,7<6(:(50$,166---~ ...... -----I -------j __ I ----------I 11 'R: 0 @ 7 ( I I I I 1 [ --, I ! --1 I I j -----1 I ~ I ' )/ I I r I -1----------1 I __ _J ~ 1----1 I ' I-- -- -I GRAVITY SEWER GRAVITY SEWER STRUCTURE: DETAILS: STRUCTURE: DETAILS: MH-1 (LIFT STATION) RIM= 107.00 MH-17 RIM= 122.83 INV IN= 100.00(S100) INV OUT = 118.83(S115) RIM= 107.77 MH-18 RIM= 122.29 MH-2 INVIN = 101.65($101) INV OUT = 115.00(S116) INV IN• 101.65(5122) INV OUT• 101.55(8100) RIM= 124.17 MH-19 INV IN= 110.57(8118) RIM= 108.74 INV OUT = 110.47($117) MH-3 INV IN= 102.22(8102) INV OUT= 102.12($101) RIM= 122.29 MH-20 INV IN= 111.58(8119) RIM= 117.77 INVOUT= 111.48(5118) MH-4 INV IN= 103.92(5103) INV OUT= 103.82(5102) RIM= 120.56 MH-21 INV IN= 112.25(5120) RIM= 120.02 INVOUT= 112.15(5119) MH-5 INV IN• 105.59(8104) INV OUT= 105.49(5103) RIM• 118.14 MH-22 INV IN• 113.79(8121) RIM= 121.21 INV OUT = 113.69($120) MH-6 INV IN= 106.52(S105) INV OUT= 106.42(8104) MH-23 RIM=119.11 INVOUT= 115.10(8121) RIM= 122.39 MH-7 INV IN• 108.17(8106) RIM= 110.46 INV IN• 108.17(8110) MH-24 INV IN= 104.72(8123) INV OUT= 108.07($105) INV OUT= 104.62(8122) RIM= 122.37 RIM•111.49 MH-8 INV IN= 109.84(8107) MH-25 INV IN• 105.49(8124) ~ INV OUT= 109.74(8106) INV IN= 105.49(8127) INV OUT= 105.39(5123) RIM= 122.71 MH-9 INV IN= 109.94(5108) RIM= 119.22 INV OUT= 110.22(8107) MH-26 INV IN= 115.22($125) INVOUT= 115.12(5124) RIM• 123.53 MH-10 INV IN• 110.51(5109) RIM= 121.39 f!Q INV OUT= 110.41($108) MH-27 INV IN= 117.49(8126) INVOUT = 117.39(5125) MH-11 RIM= 119.24 INVOUT = 115.24($109) RIM= 122.12 MH-28 INV OUT= 118.12(5126) RIM= 124.00 MH-12 INV IN= 109.10($111) RIM= 110.36 INV OUT= 109.00(8110) MH-29 INV IN= 106.46(8128) INV OUT= 106.54(5127) RIM= 124.50 MH-13 INV IN= 109.38($112) RIM=111.00 INVOUT = 109.28(5111) MH-30 INV IN= 107.10($129) INV OUT= 107.00(S128) RIM= 123.80 INV IN• 110.20(5113) RIM= 117.12 MH-14 INV IN• 110.20(5116) MH-31 INV IN= 113.22(8130) INV IN= 110.20($117) INV OUT= 113.12(8129) INV OUT= 110.10($112) MH-32 RIM= 118.62 RIM= 124.28 INV OUT= 114.62(5130) MH-15 INV IN• 110.67(5114) INVOUT • 110.57(8113) RIM= 124.82 MH-16 INV IN= 111.34($115) INVOUT = 111.24(8114) GRAVITY SEWER GRAVITY SEWER NAME SIZE & TYPE LENGTH SLOPE NAME SIZE & TYPE LENGTH SLOPE 5100 B"PVC 229LF 0.68% 5117 8" PVC 68 LF 0.40% S101 B"PVC 118LF 0.40% S118 8" PVC 225LF 0.40% 5102 B"PVC 400LF 0.40% 5119 8" PVC 143 LF 0.40% S103 B"PVC 392LF 0.40% S120 8" PVC 358LF 0.40% S104 B"PVC 208LF 0.40% S121 8" PVC 327LF 0.40% 5105 B"PVC 384LF 0.40% S122 8" PVC 363LF 0.82% 5106 B"PVC 394LF 0.40% 5123 8" PVC 167 LF 0.40% S107 B"PVC 94LF 0.41% 5124 8" PVC 400LF 2.41% 5108 B"PVC 118LF 0.40% 5125 8" PVC 400LF 0.54% S109 B"PVC 400LF 1.18% S126 8" PVC 128 LF 0.49% S110 B"PVC 205LF 0.40% 5127 8" PVC 260LF 0.40% S111 B"PVC 44 LF 0.41% S128 8" PVC 89 LF 0.60% 5112 B"PVC 182 LF 0.40% 5129 8" PVC 400LF 1.51% S113 B"PVC 87LF 0.42% 5130 8" PVC 237LF 0.59% 5114 B"PVC 142 LF 0.40% S115 B"PVC 258LF 2.90% S116 B"PVC 274LF 1.75% z < )0)0)0)0)0)0)0)0)0)0)0)06 6 6 6 6 6 6 :66666666666666666666666666666666666666666666666666666666666666666666 :::::::::,167$// %(1':0(*$/8*6,167$// [ *5$9(/3$' 3+$6( ,167$//39&*5$9,7<6(:(5 3+$6( ,167$//39&6(:(5)25&(0$,1 3+$6( *5$9,7<6(:(5 3+$6( *5$9,7<6(:(5 3+$6( ,167$//39&6(:(5)25&(0$,1 3+$6( ,167$//39&*5$9,7<6(:(5 3+$6( :$7(56(59,&()25/,)767$7,217<3 3+$6( *5$9,7<6(:(5 3+$6( ,167$//6&+39&)257(0325$5<:$7(56(59,&(72/,)767$7,21&2175$&72572$%$1621 5(3/$&(:,7+0$,1'85,1*3+$6(,167$//6&+39&)257(0325$5<:$7(56(59,&(72/,)767$7,21&2175$&72572$%$1'21 5(3/$&(:,7+0$,1'85,1*3+$6(,167$//3/8*$7(1'2)/,1(6666666666666666666666666666666666666666666(:(56(59,&(6 /276 72%(,167$//(':,7+3+$6(*5$9,7<6(:(5,167$// :,'(6(:(5$&&(6652$' 3+$6( 72%(5(029(')253+$6(,167$// :,'(6(:(5$&&(6652$' 3+$6( 725(0$,1,13+$6(6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO87,/,7<3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 3653287,/,7<3/$1/(*(1'9$/9(:$7(56(59,&(3+$6( )8785( )0*),5(+<'5$17$66(0%/<0$1+2/(:$7(5)25&(0$,181'(5*5281'(/(&75,&*$68*(352326('*2+329(5+($'32:(58*(2+3::)066$1,7$5<6(:(56(59,&(:6:6 -'/'5$:1 '$7( 6&$/( -2%1R 66*5$9,7<6(:(50$,166 l -------j __J S12 1t 0 @ 1t • 0 MATCHUNE -----~_....------~nc-----,---I f--I I --~ ------~ ! TI T -----11~====== I ~ -------I I I ____ I! 1------I i 1--_J / r-'--~ --L I 7 ---, I ______ I --------l/ /MH-29 / I I I \ I I I J.... ______ _ l_ L _ _I ___ _ INSTALL LIFT STATION (PHASE 1} MH-1 (LIFT STATION) 0 w w 0 >-m 0 ~ "' w (/) w "' r-z w ::, w (/) <( w in GRAVITY SEWER GRAVITY SEWER STRUCTURE: DETAILS: STRUCTURE: DETAILS: MH-1 (LIFT STATION) RIM= 107.00 MH-17 RIM= 122.83 INV IN= 100.00(S100) INVOUT = 118.83(6115) RIM= 107.77 MH-18 RIM= 122.29 MH-2 INV IN= 101.65(6101) INVOUT = 115.00(S116) INV IN= 101.65(5122) INV OUT= 101.55(6100) RIM= 124.17 MH-19 INV IN= 110.57(8118) RIM= 108.74 INVOUT = 110.47(8117) MH-3 INV IN= 102.22(5102) INVOUT= 102.12(6101) RIM• 122.29 MH-20 INV IN= 111.58($119) RIM= 117.77 INVOUT = 111.48($118) MH-4 INV IN= 103.92(5103) INV OUT• 103.82(8102) RIM• 120.56 MH-21 INV IN• 112.25(6120) RIM= 120.02 INVOUT = 112.15(8119) MH-5 INV IN= 105.59(S104) INV OUT= 105.49(S103) RIM=118.14 MH-22 INV IN= 113.79(S121) RIM= 121.21 INVOUT = 113.69(S120) MH-6 INV IN= 106.52(S105) INV OUT= 106.42(S104) MH-23 RIM=119.11 INVOUT = 115.10(S121) RIM= 122.39 MH-7 INV IN= 108.17(S106) RIM•110.46 INV IN= 108.17(S110) MH-24 INV IN• 104.72(8123) INV OUT= 108.07(S105) INV OUT= 104.62(8122) RIM= 122.37 RIM=111.49 MH-8 INV IN= 109.84(S107) MH-25 INV IN= 105.49(8124) INV OUT= 109.74(8106) INV IN= 105.49(8127) INV OUT= 105.39($123) RIM= 122.71 MH-9 INV IN• 109.94(S108) RIM=119.22 INV OUT• 110.22(S107) MH-26 INV IN= 115.22(S125) INVOUT = 115.12(S124) RIM= 123.53 MH-10 INV IN= 110.51($109) RIM= 121.39 INVOUT= 110.41(8108) MH-27 INV IN= 117.49(8126) INVOUT = 117.39($125) MH-11 RIM= 119.24 INV OUT= 115.24($109) MH-28 RIM= 122.12 INVOUT • 118.12($126) RIM• 124.00 MH-12 INV IN• 109.10(8111) RIM•110.36 INV OUT= 109.00(8110) MH-29 INV IN= 106.46(8128) INV OUT= 106.54($127) RIM= 124.50 MH-13 INV IN= 109.38(S112) RIM=111.00 INVOUT= 109.28($111) MH-30 INV IN= 107.10($129) INV OUT= 107.00(S128) RIM= 123.80 INV IN= 110.20($113) RIM=117.12 MH-14 INV IN= 110.20($116) MH-31 INV IN= 113.22($130) INV IN= 110.20(S117) INVOUT = 113.12($129) INVOUT= 110.10($112) MH-32 RIM=118.62 RIM= 124.28 INVOUT = 114.62($130) MH-15 INV IN= 110.67($114) INV OUT= 110.57(S113) RIM= 124.82 MH-16 INV IN= 111.34($115) INVOUT= 111.24(8114) GRAVITY SEWER GRAVITY SEWER NAME SIZE & lYPE LENGTH SLOPE NAME SIZE & lYPE LENGTH SLOPE S100 8" PVC 229LF 0.68% $117 8"PVC 68LF 0.40% 5101 8" PVC 118LF 0.40% S118 8"PVC 225 LF 0.40% 5102 8" PVC 400LF 0.40% S119 8"PVC 143 LF 0.40% 5103 8" PVC 392 LF 0.40% S120 8"PVC 358 LF 0.40% S104 8" PVC 208LF 0.40% S121 8"PVC 327 LF 0.40% 5105 8" PVC 384LF 0.40% S122 8"PVC 363 LF 0.82% 5106 8" PVC 394LF 0.40% S123 8"PVC 167 LF 0.40% 5107 8" PVC 94LF 0.41% S124 8"PVC 400 LF 2.41% S108 8" PVC 118LF 0.40% S125 8"PVC 400 LF 0.54% 5109 8" PVC 400LF 1.18% S126 8"PVC 128 LF 0.49% 5110 8" PVC 205LF 0.40% S127 8"PVC 260 LF 0.40% 5111 8" PVC 44LF 0.41% S128 8"PVC 89LF 0.60% S112 8" PVC 182LF 0.40% S129 8"PVC 400 LF 1.51% 5113 8" PVC 87LF 0.42% S130 8"PVC 237 LF 0.59% S114 8" PVC 142LF 0.40% 5115 8" PVC 258LF 2.90% 5116 8" PVC 274LF 1.75% z 7 30' BUFFERDELINEATED30' BUFFERWETLANDS LANTANAWAY,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//&21&5(7(5$037<3,167$//&21&5(7(5$037<3,167$//&21&5(7(5$037<3,167$//&21&5(7(5$037<3,167$//&21&5(7(5$037<3,167$//&21&5(7(5$037<3,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$//&21&5(7(5$037<3,167$//:(7/$1'%8))(56,*1663$&('# 2&,167$//:(7/$1'%8))(56,*1663$&('# 2&,167$//:(7/$1'%8))(56,*1663$&('# 2&(1'2)6,'(:$/.$752:/,1((1'2)6,'(:$/.$752:/,1(,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$//$0(17,7,(63$5.,1*/27:52$'&216758&7,21,167$//7851/$1(,167$//7851/$1(,167$//&21&5(7(5$037<36&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO6,'(:$/.675((7/,*+7 6,*1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R ----------,----jp-....-{ _/ --+-------+----+----t------I INSTALL STOP SIGN & STREET SIGN W/POST, TYP. MATCHLJl'E 'r l I 1 I f I t I t I t I i l I t l I I . e,>-: r~ ·, ct::1-• ~~ ' f I t 11 -------~--,,,-~-~ PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 ,167$//675((7/,*+77<3 3+$6( ,167$//675((7/,*+77<3,167$//675((7/,*+77<3(1'2)6,'(:$/.3+$6((1'2)6,'(:$/.3+$6(,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$//3('(675,$175$,/6((/$1'6&$3(3/$1,167$//3('(675,$175$,/6((/$1'6&$3(3/$1,167$//(/(9$7(':22'('3/$7)250 /) 6((/$1'6&$3(3/$13+$6(3+$6(3+$6(,167$//)/86+5,%%21&85%,1*,167$//)/86+5,%%21&85%,1*,167$//)/86+5,%%21&85%,1*,167$// ',$0(7(57(0325$5<7851$5281',167$// ',$0(7(57(0325$5<7851$5281',167$// ',$0(7(57(0325$5<7851$5281'6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOOCivil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 365326,'(:$/.675((7/,*+7 6,*1$*(3/$1 -'/'5$:1 '$7( 6&$/( -2%1R z DELINEATED100 FT. STREAM BUFFER 30' BUFFER30' BU F F E R ( T Y P ) 100 F T . S T R E A M B U F F E R DELINEATED WETLANDS WWWWWWWWWWWWW WWWWWWWW WWWWWWWWWW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW SSWWWWSSSSWWWWWWWWWWWWWWWWWWWWWWWWW W W 107108109110111 112 113 114 115 11611711899100 101 102 1031041051069495 96 9798 92938485868788899091808182837967686970717273747576777866 64121119120121122117118119120120121121121122122122123124120121122123124124116117118119116116116115114113112114115116117118119120121122123124106108 110 112 114115116 117118120121122123 991001021049898979899100102104105 106107108109110111112113114115115109110111113114112102103104105106107108949596979899100101848688909276788082 747172 707071727374757677786869707172737475767778798067 68888990919293949596979899100102104106108114115116117118119120121 86 88 90 92 94 96 98 100101102 103 104 105106 107 108 109 110 111 114 115 116 117 118 119 120 121122123124 123124119120121122 116117118119121122123112113117118119120121122111110 10410510610710810911011199100102104106112113114115116117116 117 118113114115116117118111 103 104 105 106 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123124 991001011028586889092 94 96 97 98 99 100 757678808284 707172737469767778798083848586 7172737475 70 118119120121122123122 123120121119119120124122123121122123124121117118119115116117118119118119120120120121122119119120122123121125 123 122123121W PHASE 1 PHASE 2 PHASE 2PHASE 1PHASE 1 PHASE 2123456789101112 13141516171819202122232425262728 293031 32333435 36373839 4041421234567891011121314151617181920212223242526272829303132 33 34 35 36 37383940414243444546474849 50123456789101112131415161718192021222324252627282930313233 34 35363738394041424344454647484950515253545556STATE HWY 181 R/W VARIES WGGG UGTUGTUGTUGTUGTUGTXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXDELINEATED30' BUFFERWETLANDS116115114SSSSSSWETLANDS122120118116122120118116110 114112114112108 106 104 102 100 98 96 94 94 96 98 100 102 104 106107 107 106 104 102 100 98 96 94 92 90 88 86118116114112110116114112110112114116118110 110108108S S SS S S S SSSSSSSSSSSSWSSWWWSSSSSSSSSSwWWWWWWWWWSSSSWWSSSSWWWWWWWSWWWWWWWWWWSSSSSSSSSSSS SS SSSSSSSSWWS SWWWWWWWWWWWWS SSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWSSSSSSSSSWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSWSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWSSS SSSSSSSSSSSSSSSSSSSS SSSSSSSSSS 106 104 102 100 98 96 94 92 90 102104106106 104 102 SSSSSSSSWET POND #2 (PHASE 1) WET POND #3 (PHASE 1)WPHASE 2PHASE 1PHASE 1 PHASE 2 PHASE 1PHASE 211010810510671737511430' BUFFER (T Y P ) 30' B U F F E R ( T Y P )W15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT119LANTANAWAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILMORNINGMIST WAYMORNINGMIST WAYMORNING MIST WAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILDAYBREAKTRAIL115120111 111112113114116117118119121122110110115115 108108109109111111111111 112112 113113 114 114116116117117118118119107120121122122122123120120117117118118119119121122 123123122 123123124124120118118119119119121122123122121120119117118116117115113114110109119115110122123123110112114115116116115©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.com00100'200'N O R T HScale: 1"= 100'TREE PRESERVATION & REMOVAL PLAN1TREE PRESERVATION NOTESTREE SI IB'vfY PISQ AIMER· 1. ALL lREE SURVEY INFORMAllON HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY S.E. CIVIL. TREE PRESERVATION /REMOVAi NOTFS· 1. ALL lREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY W/ AN •x• ON TOP, WHILE ALL lREES TO BE PRESERVED ARE SHOWN IN BLACK. 2. TREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED. 3. FOR THE FIRST EFFORTS OF CONSlRUCTION. THE DEVELOPER LOOKS TO ONLY REMOVE lREES TO WHERE THE ROADS, PONDS, OR UllLITIES WILL BE LOCATED. DURING HOME CONSlRUCTION, EACH LOT HOME BUILDER MAY ELECT TO SAVE OR REMOVE lREES ON THE LOT AS OEEMED NECESSARY. 1-----------------------------------------------L....~-====~I rn ::..11.:" '::..I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ______ _ ~ ~ Revisions / Submissions _ 05.24.21 =CITY~S=UBM=ITT=AL ___ _ _ 09.24.21 _CITY_S_UBM_ITT_AL ___ _ _ 10.14.21 ~CITY~S=UBM~ITT~AL ___ _ --------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYilion11, rnodifk:alion11 or use of tt-documents without. the expmswrittenconsentafWISDeoginilprohibitedbylaw. SJW Reg"1ration ,...,, vrw Project Manager cw Princ!pal 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO ©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comTREE PROTECTION1/4" = 1'-0"Maintain existinggrade with the treeprotection fenceunless otherwiseindicated on theplans.2" x 6' steel postsor approved equal.5" thicklayer of mulch.Notes:1- See specifications for additional treeprotection requirements.2- If there is no existing irrigation, seespecifications for watering requirements.3- No pruning shall be performed exceptby approved arborist.4- No equipment shall operate inside theprotective fencing including during fenceinstallation and removal.5- See site preparation plan for anymodifications with the Tree Protectionarea.SECTION VIEWKEEP OUTTREEPROTECTIONAREA8.5" x 11"signlaminated inplastic spacedevery 50'along thefence.URBAN TREE FOUNDATION © 2014OPEN SOURCE FREE TO USETree Protectionfence: High densitypolyethylene fencingwith 3.5" x 1.5"openings; Color-orange. Steel postsinstalled at 8' o.c.1FX-PL-FX-TRMT-02HARVEST GREEN WEST -TREE PRESERVATION CREDITS -Sec. 2.0.5-4(m) Tola! Trees To 811: Pre:aeNed:: Tola! Tree Credit:a Enmed: 1ml !iEtllJS. ~ 2(1' C.!)'o Lllinok'len5-ls 36" C."f• illinoinensi5 3$" ''"'' Hffno!non>l, 48" C."f• kllinoinensi.s 36" Uqurdarnbar s~rac:ifl41a 2(1' PlnU$ sp. 21" PinU5 SP-22" Pinus sp. 2.3" Pinul ip. .24" Plnm sp, 20" OiJeraJ> nlgr.1 22·· QUtl'OJS nlr,.a "2,411 Que"-"S nl!v• 26" Quercus nijl'".a 36" QuHCUs nifr.a «'' Qut-r'QJS nigr.a 48" Ouero.;s nifr.ai 211' Quercus vtrgf11111in111 :2,4•• QuerCl.15" 11ifsliiiana .26" Quercus 1/trginiaoa 28" Quercus tJifl)fllana 30'' Quercu$ vl'l,lni~na 32" OueroJs Vlrginlenl 33" Quete;s Ylrglnlanl 36" ~erl.i.ls ¥k'P,laoil! 4(]1' QUefCUS vifP!litoa 42" Qu<tQJS Yitgir,ian.;, 4~• QUl!'l'cuS vifli:niana 60" Quera,J vir&inlana TREE REMOVAL Total Trees To Be Removed; Tolbl Tree Dfltiila: Pffl !,_Et(I.J~ S~IES 20 C.rya IIJnolnensls: 30 C.rya lllnoinensis 46C.ry., IIH1oinensis ll lJQuld1mbu swradflua 36 Uquldart.biir $1;Yradtlu-ii 20 pjnus ..,_ 21 Pinus ..,_ 22 Pinus ..,_ 2.4 Pinu$ <p. 20Quercus nl8fi1 2.1 Ouero.n; n~ l2 Quercvs nlgra l4 QUtm.t$ "i«f:11 2.7 Q.LltrCU$ nia,a 28 Quercus nitra l2.Quercu5 ·~· 36 Qu.erws ·~· »Qv~r~s -~· 2.1 Q.uercus virginiana 2.4 Quel'cus v1'giniana 2.6 Quercus IJtrslnbna 2.9Qutra,s v1,&1nlan1 3,3QuerM \Olt~nlana 36Q1.1era1, vlrglnt.ana 4-2 QUtrtbS vitiiliiaha §.2 Q\Jerros llirai"iana ~tHdbtQt:H~ME !ID'. I'«•• !'Kan 3 f'«on 2 P«an SweetgtJm Pin• • Pine 3 Pin• Pin• Pin• Weteroek 5 W•uero1k 6 We1ero1lk • Wateroalc Wauiroalc 3 Wattt"Ollc Woteroalc u-,,0,1 l.iw!Oak. 6 live Dalt 3 LM!O.ak 5 LMO.1k 1 Uveo,1 5 LM!01i Uveo,~ Uveoa~ Liveoak 2 live Oak 2 U..Oak CQ.1,1!,!l!.li~lo!E Q]Y Pecan 1 l'c<an e.an 9,1,"""'rn Sweet.,urn Pini!: Pini!: Pini!: Pini!!! Water oak Water oak Water oak Wa~,oa• Wa~,o:ik Wate,o;~ w,teroilk Wititroi~ Wattraak Livi! Oak Livi! Oak U\leOaik U\ic Oak Lhl•O•k Uve Oak LJ\leoai.: Live Oak .:BE~CJ:S eEBIBEE 2 4 6 l. 2 l. 2 3 2 2 ~ 3 4 s 6 2 3 3 3 3 4 • • • 7 DEBITS el;J'\JffE 2. 3 s :l. :l. .2 1. 3 2 2. 2. > > l • • • 1. ' 3 3 • 4 s 6 7!!1 Treas 262Credlts I!JIAL ~efDII~ 2 u ~ 6 lC u l> u 5 12 2 18 9 l5 21 20 10 10 12 1 ◄1 Trees 115 O<blU IO ~L.Dl;llllS l 10 u 3 Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. ::..I lo:" '::..I DESIGN landscape architects [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 05.24.21 ~C~ITY~SU=B=MITT~AI.~-------09.24.21 _C_ITY_SU_B_MITT_AL ______ _ _ 10.14.21 ~C~ITY~SU=B~MITT~AI.~---------------------------------------------------------------------------------~t 2021 W>S Design Inc. These documents and their contents are the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. SJW Drnwn vrw Project Manager cw Princ!pol 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle TREE REMOVAL CALCULATIONS Sheet No. TP500 DELINEATED100 FT. STREAM BUFFER 30' BUFFER30' BU F F E R ( T Y P ) 100 F T . S T R E A M B U F F E R DELINEATED WETLANDS WWWWWWWWWWWWW WWWWWWWW WWWWWWWWWW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW SSWWWWSSSSWWWWWWWWWWWWWWWWWWWWWWWWW W W 107108109110111 112 113 114 115 11611711899100 101 102 1031041051069495 96 9798 92938485868788899091808182837967686970717273747576777866 64121119120121122117118119120120121121121122122122123124120121122123124124116117118119116116116115114113112114115116117118119120121122123124106108 110 112 114115116 117118120121122123 991001021049898979899100102104105 106107108109110111112113114115115109110111113114112102103104105106107108949596979899100101848688909276788082 747172 707071727374757677786869707172737475767778798067 68888990919293949596979899100102104106108114115116117118119120121 86 88 90 92 94 96 98 100101102 103 104 105106 107 108 109 110 111 114 115 116 117 118 119 120 121122123124 123124119120121122 116117118119121122123112113117118119120121122111110 10410510610710810911011199100102104106112113114115116117116 117 118113114115116117118111 103 104 105 106 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123124 991001011028586889092 94 96 97 98 99 100 757678808284 707172737469767778798083848586 7172737475 70 118119120121122123122 123120121119119120124122123121122123124121117118119115116117118119118119120120120121122119119120122123121125 123 122123121W PHASE 1 PHASE 2 PHASE 2PHASE 1PHASE 1 PHASE 2123456789101112 13141516171819202122232425262728 293031 32333435 36373839 4041421234567891011121314151617181920212223242526272829303132 33 34 35 36 37383940414243444546474849 50123456789101112131415161718192021222324252627282930313233 34 35363738394041424344454647484950515253545556STATE HWY 181 R/W VARIES WGGG UGTUGTUGTUGTUGTUGTXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXDELINEATED30' BUFFERWETLANDS116115114SSSSSSWETLANDS122120118116122120118116110 114112114112108 106 104 102 100 98 96 94 94 96 98 100 102 104 106107 107 106 104 102 100 98 96 94 92 90 88 86118116114112110116114112110112114116118110 110108108S S SS S S S SSSSSSSSSSSSWSSWWWSSSSSSSSSSwWWWWWWWWWSSSSWWSSSSWWWWWWWSWWWWWWWWWWSSSSSSSSSSSS SS SSSSSSSSWWS SWWWWWWWWWWWWS SSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWSSSSSSSSSWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSWSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWSSS SSSSSSSSSSSSSSSSSSSS SSSSSSSSSS 106 104 102 100 98 96 94 92 90 102104106106 104 102 SSSSSSSSWET POND #2 (PHASE 1) WET POND #3 (PHASE 1)WPHASE 2PHASE 1PHASE 1 PHASE 2 PHASE 1PHASE 211010810510671737511430' BUFFER (T Y P ) 30' B U F F E R ( T Y P )W15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT119LANTANAWAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILMORNINGMIST WAYMORNINGMIST WAYMORNING MIST WAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILDAYBREAKTRAIL115120111 111112113114116117118119121122110110115115 108108109109111111111111 112112 113113 114 114116116117117118118119107120121122122122123120120117117118118119119121122 123123122 123123124124120118118119119119121122123122121120119117118116117115113114110109119115110122123123110112114115116116115TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSBH 17 BETULA NIGRA RIVER BIRCH 15 GAL 8`-10` MIN.3 TRUNKSLN 21 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEADLT 37 LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 10`-12` FULL HEAD, SPECIMEN QUALITYCW 3 MAGNOLIA GRANDIFLORA `CLAUDIA WANNAMAKER` CLAUDIA W. MAGNOLIA 30 GAL 8`-10` FULL TO GROUNDQN 88 QUERCUS NUTTALLII NUTTALL OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYQS 93 QUERCUS SHUMARDII SHUMARD RED OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYQV 55 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYTD 23 TAXODIUM DISTICHUM BALD CYPRESS 15 GAL 10`-12` FULL HEAD, SPECIMEN QUALITYCP2 55 ULMUS AMERICANA `FLORIDANA` FLORIDA ELM 15 GAL 1.5" - 2" 10`-12` FULL HEAD, SPECIMEN QUALITYPALM TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSSP 14 SABAL PALMETTO SABAL PALM FG 14-16` H CLEAR-TRUNK HEIGHT NOTEDSHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSLP4 6 LOROPETALUM CHINENSIS `BURGUNDY` BURGUNDY LOROPETALUM 3 GAL 72" o.c.SB 148 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 48" o.c.PLANT SCHEDULE00100'200'N O R T HLANDSCAPE PLANTING PLAN1©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comAMENITY AREA W/ POOL, RESTROOMS,CBU MAIL, OPEN-AIRED PAVILION,PLAYGROUND, & BASKETBALL5' WIDE CRUSHED ASPHALTTRAIL COMMON AREACONNECTOR5' WIDE CRUSHED ASPHALTTRAIL COMMON AREACONNECTOREXERCISE PARKNEIGHBORHOOD ENTRY SIGN: DESIGNIN PROGRESS & WILL ADHERE TOFAIRHOPE SIGN REGULATIONS6' HIGH WOODEN FENCE W/EVERGREEN HEDGE ON HWY. 181 SIDEOPEN SPACE PARK BENCHUNDER SHADE TREEOPEN SPACE PARK BENCHUNDER SHADE TREEOPEN SPACE PARK BENCHUNDER SHADE TREEGENERAL NOTESPOND FOUNTAIN BY SCOTTAERATOR, MODEL: DA-20, 2HPPOND FOUNTAIN BY SCOTTAERATOR, MODEL: DA-20, 2HP0 0 0 0 0 a 0 0 0 0 TREE Pl ACEMENT NOTES: 1.) ALL TREES SHALL BE 15 GAL AND/OR 1.s·-2.s· DIA AT TI-lE TIME OF PLANTING. 2.) TREES SHALL BE PLANTED EVERY 25' FROM INlERSECTIONS. A TREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER lHAN 10'. DEVELOPER RESERVES lHE RIGHT TO UTILIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3.) TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE CITY HORTICULTURIST. 4.) ALL TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS 'NHERE PLANTING STRIPS ARE OPTIONAL AND NOT PROVIDED. SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6.) PER TREE ORDINANCE, SMALL TREES WILL BE PLANTED IN BETWEEN WALK AND CURB AREAS LESS THAN 5 FEET. MEDIUM TREES CAN BE PLANlED BETWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANTED IF AREA BETWEEN WALK AND CURB IS 7 FEET DR MDRE (SEE ORDINANCE FOR LIST). 7.) DEVELOPER SHAU. BE RESPONSIBLE FOR WATERING TREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. TREE PROJFCJION NOJFS· 1.) TREES IN EXCESS OF 20M IN DIAMETER ARE CONSIDERED PROTEClED ANO SHALL RECEIVE THE TREE PROTECTION AS DETAILED ON TI-llS SHEET. NO DIGGING TRENCHING OR OTHER SOIL DISTURBANCE SHAU. BE All.Ov.ED IN THE FENCED AREA. 2.) TREES SHAU. NOT BE REl,jOVED PRIOR TO ISSUANCE OF PERMIT TO DO SO. THE CITY OF FAIRHOPE UTILIZED THE FOLLOWING RESTITUTION REQUIREMENTS FOR TREES THAT ARE REMOVED WITHOUT A PERMIT. 3.) ANY PERSON WISHING TO REMOVE OR RELOCATE A SIGNIFICANT TREE SHALL ijAKE A WRITTEN APPLICAllON WITH THE CITY HORTICULTURIST. THE APPLICATION SHALL INCLUDE A LANDSCAPE PLAN. THE CITY HORTICULTURIST MUST APPROVE OR DENY THE PERMIT WITHIN 14 WORKING DAYS AFTER RECEIPT OF APPLICATION. PISTIJRBEQ AREA NOJFS· ANY DISlURBED AREAS SHALL RECEIVE APPROPRIAlE SOIL STABILIZATION MATERIAL AS NECESSARY. \....s-ca-,.-, -1·--10-0·-----------------------------------------------------------------------------------~L....~-~=====::!I rn ::..I lo:" '::..I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, _________ _ ~ ~ Revisions / Submissions _ 05.24.21 --"C"-'ITY--"SU=BM=ITT-"-'AI.'-----------09.24.21 ~C=ITY~SU=BM=ITT=AI.'-----------10.14.21 -=C=ITY--=SU=BM=ITT=AI.'-----------------------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYillion11, rnodifk:olion11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. SJW ,...,, vrw Project Manoger cw Princ!pal 213163-124 Project Na. 09.24.21 Dot, Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LPlOO PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP3GENERAL PLANTING NOTESxxxxxxxxxxxxxxxxxxxx1©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comSHRUB PLANTING5MULTI-TRUNK TREE STAKINGxx2AABBTYPICAL PLANT SPACING6WOOD FENCE W/TOP RAILELEVATION4SIDE VIEWFRONT VIEWTOP VIEW6' EXPANDED METAL BENCH7ASPHALT TRAIL PAVING DETAIL8CROSSTIE TIMBER EDGING DETAIL9NOTE: 1. 6' LONG SUPERSAVER OUTDOOR PLAYERS BENCH BY TREETOP PRODUCTS, STYLE: BACKLESS, COLOR: GREEN. 2. INSTALL PER MANUFACTURER'S SPECIFCATIONS. ------6' ----,r o--3-/-f!'--1,---'1'-------------1-2-93-43-.1-3---18-.--0 I <D 1 N CONT. CHAMFER AROUND TOP OF POSTS 2Nx6N TOP RAIL, TYP. ~----~~~ N SUPPORT RAILS, "-~" 1Nx4• TRIM BOARD, TYP. "-1 Nx6• FENCE BOARDS, TYP., NAILS-WIDTH SPACING BETWEEN BOARDS s·xs" POST, TYP., BEYOND. SPACE ON 8' 011/2" FORM :S' CONTINUOUS SAUCER AROUND PLANTING PIT 2" CRUSHED ASPHALT PAVEMENT, INSTALLED IN 1" LIFTS 1'-'1' 4" -6" DENSE AGGREGATE BASE. INSTALL IN 2 LAYERS, ROLL & STABILIZE AFTER PLACED 321216-20 CENTERS. '!-j 111111..,..1 ,-11.,,,......-1-111-11-111 NOTE: ALL WOOD SHALL BE PRESSURE TREATED NO. 2 SOUTHERN YELLOW PINE. HEIGHT MAY BE ADJUSTED TO SUIT PROJECT. 2•xs• BOTTOM RAIL, + TYP. FINISH GRADE 3000 PSI CONCRETE N \ FOOTING l '<, '<, '~ UNDISTURBED SUBGRADE ~ 11=11-' PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL ANO PREPARED PLANTING f---------~ SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE 0 1/2" -1'-0" GENERAL CONDITIONS 323129.23-02 0----1" -1 '-0" DETAIL-FILE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION ANO INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANQSCAPf AREA $011 PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION W'ITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01·-1· PLANT MATERIAL AND PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERY"'4EN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36~ BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULO BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH ~ 3" DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE RE"'40VED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 01•-1·-o· 32 9413.13-07 "--cuRs SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. 0 NOT TO SCALE 329399-04 = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. 2~ x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. c="f1~ttf FORM SAUCER WITH 3" -Cl I ~ CONTINUOUS RIM f¼'""-'-'--l....L-f--'"'1!=ffi='=l't-3" MULCH ~~t~ SPECIFIED PLANTING MIX. WATER AND TAMP TD REMOVE AIR POCKETS. + SET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. 2X ROOTBALL KEEP MULCH 2" -3" FROM BASE OF TREE. MULCH WATER WELL AREA TO 3'" DEPTH. 3" HIGH WATER WELL AT SHRUB AREAS. FINISHED GRADE AT SHRUBS. ~ 7c-J SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS 0 1/2" -1·-0· 329343-01 0~1----1-·--o-----------------3-29-3-43-.-26 ___ 0_2 ::.I lo:" '::.I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 05.24.21 ~C~ITY~SU=B=MITT~AI.~-------09.24.21 _C_ITY_SU_B_MITT_AL ______ _ _ 10.14.21 ~C~ITY~SU=B~MITT~AI.~---------------------------------------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYilion11, rnodifk:alion11 or use of tt-documents without. the expmswrittenconsentafWISDeoginilprohibitedbylaw. SJW ,...,, vrw Project Manoger cw Princ!pal 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 Table of Contents Project Description ........................................................................................................................1 Proposed Hydraulic Conditions ...................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality .................................................................................................................................3 TSS Removal ..................................................................................................................................3 North Offsite Pond Analysis .........................................................................................................3 Downstream Analysis ....................................................................................................................3 Appendix A .....................................................................................................................................5 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................6 HydroCAD Report ................................................................................................................. Appendix C .....................................................................................................................................7 StormCAD Report Tables ............................................................................................................... Appendix D .....................................................................................................................................8 Soil Information ..................................................................................................................... Appendix E .....................................................................................................................................9 NOAA Rainfall Data .............................................................................................................. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 1 | Page PROJECT DESCRIPTION Harvest Green West includes (148) residential houses located in Fairhope, Alabama. The total west project site contains approximately 82.77 acres in two phases. Phase 1 contains approximately 41.22 acres with 77 lots. Phase 2 contains approximately 41.55 acres with 71 lots. The site is in Section 3 of Township 6 South, Range 2 East and is on the west side of State Highway 181 approximately 0.79 miles north of State Highway 104. The terrain of the site includes a high point near the center of the property with three (3) basins discharging off the property towards the north, south & west. The north basin discharges into an existing creek that ultimately discharges into a large wet pond on the adjacent property. The west basin discharges into a backwater tributary. These two basins ultimately meet at the southwest corner of the property and discharge into an existing wet pond in The Waters Subdivision. The south basin discharges through the adjacent parcel to the south and ultimately drains into the rear of lots in The Waters subdivision. Elevations range throughout the property from 124 ft to 64 ft. The site is mixed with farmland, woods & a grass/wooded combination with an existing residential structure on the property. A map showing the vicinity can be seen in Appendix A. Water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into four (4) proposed wet ponds. Ponds 1, 2 & 4 will be constructed within Phase 1 and ultimately discharge into an existing creek that discharges into a large wet pond on the north adjacent property as it currently does. Pond 3 will be constructed within Phase 2 discharges towards the west backwater tributary that ultimately drains into an existing wet pond in The Waters Subdivision as it currently does. The south basin has been directed to the north to reduce the water discharging onto the rear of lots in The Waters subdivision. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published depth curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated using the grade change from the most remote point of the drainage area to the location of the proposed inlet or pipe. This grade change and the total travel length can be applied to the TR-55 method to calculate the time of concentration. The TR-55 method computes travel time for each type of flow that is present, sheet flow, shallow concentrated flow or channel flow. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 2 | Page software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. A 25-year return period was used for design. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. Grassed areas were estimated using a C-value of 0.3 and pervious areas were estimated using a C-value of 0.9. In each inlet drainage area, Engineering judgement was used to estimate the weighted C-value depending on how much impervious vs pervious area was in each drainage area. According to our post developed calculations, there will be no adverse effects from our development. SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one-hundred-year return events. Please see HydroCad summary in Appendix B showing the pre-developed flow rates and post- developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen below. PREͲDEVELOPMENTFLOWRATES TOTALDISCHARGE 2YEAR 34.86 5YEAR 58.51 10YEAR 89.37 25YEAR 138.87 50YEAR 184.34 100YEAR 235.99 POSTͲDEVELOPMENTFLOWRATES POST(POND1)HW (POND1)POST(POND2)HW(POND2)POST(POND3)HW(POND3)POST(POND4)HW(POND4)POST(TOTALDISCHARGE) 2YEAR 11.49 113.17 2.40 115.82 6.65 101.72 1.73 115.32 27.06 5YEAR 17.09 113.56 3.93 116.52 16.95 102.43 2.77 115.44 50.20 10YEAR 22.84 113.92 5.59 117.19 29.81 103.11 3.84 115.55 76.86 25YEAR 32.22 114.49 8.50 118.22 52.12 104.14 5.62 115.71 121.51 50YEAR 40.35 114.97 11.23 119.08 71.34 104.99 7.19 115.84 160.12 100YEAR 49.18 115.50 14.38 119.99 91.23 105.88 8.93 115.98 201.35 PONDTOP Ͳ 116.50 Ͳ 121.00 Ͳ 107.00 Ͳ 117.00 +--------- + + 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 3 | Page WATER QUALITY CALCULATIONS A = Area of the Site = 77.05 acres I = Percentage of Imperviousness = 29.53% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (29.53) = 0.286 WQv = P * Rv * A/12 = 1.8 inches * 0.286 * 77.05 / 12 = 3.305 ac-ft = 143,966 ft3 The water quality volume is provided within the Wet Pond Storage of the ponds. Pond 1: The primary overflow orifice for the pond is set at an elevation of 112.00. The volume of the wet pond between an elevation of 108.00 (pond bottom) and 112.00 (overflow orifice) is 33,364 ft3. Pond 2: The primary overflow orifice for the pond is set at an elevation of 114.00. The volume of the wet pond between an elevation of 110.00 (pond bottom) and 114.00 (overflow orifice) is 220,086 ft3. Pond 3: The primary overflow orifice for the pond is set at an elevation of 99.00. The volume of the wet pond between an elevation of 95.00 (pond bottom) and 99.00 (overflow orifice) is 246,552 ft3. Pond 4: The primary overflow orifice for the pond is set at an elevation of 115.00. The volume of the wet pond between an elevation of 111.00 (pond bottom) and 115.00 (overflow orifice) is 12,913 ft3. The total water quality volume provided within the four (4) wet ponds is 512,915 cubic feet of storage which is greater than the 143,966 cubic feet required. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. NORTH OFFSITE POND ANALYSIS Due to the north portion of our site discharging into a neighboring wet pond, an analysis was done on the overall drainage basin discharging into this pond to ensure there is no negative impacts. There is approximately 478 acres drainage to this pond in the pre-developed condition. The HydroCad report is attached in this drainage report. Due to the negligible flows from Harvest Green and the large size of the existing pond, no negative effects are anticipated due to us discharging into this pond. DOWNSTREAM ANALYSIS The site discharges into a natural backwater tributary that leads to a large wet pond in the southwest corner of the property. At the furthest southwest point where the run-off from our site enters the existing draw, the upstream drainage basin is approximately 544.07 acres. Our site is approximately 77.05 acres. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 4 | Page Our site is 14.16% of the drainage basin at that point. Although this is more than the required 10%, no negative downstream effects are anticipated. The wet pond ultimately discharges into Fly Creek and drains approximately 2100’ before it discharges through any City infrastructure under CR-13. 1-L NEEL-SCHAFFER engineers planners surveyors ~ -Solutions you can build upon October 21 , 2021 Mr. Hunter Simmons Planning and Zoning Manager 16 I North Section Street Fairhope, Alabama 36532 Re: Drainage Re view from Rev ised Plans-Harvest Green West (Phase J and II) SR 181 Dear Mr. Simmons: environmental scientists landscape architects We have reviewed the drainage from late st site plans submittal for the above referenced property. Please see the below the comments from our review : l. The analysis of the Northern Offsite Pond from the proposed site shows an increase in fl ow to the neighbor's pond when comparing pre and post hydrographs. Example would page 97 and 98 for the 25-year event. The predevelopment flow to the pond is 400.11 CFS and the post flow with buildout of the subdivision to the pond is 406.96 CFS to the pond. Please provide resolution for the post development flow to at least be the same or less than predevelopment flow to offsite pond. 2. In reviewing the pipe capacity in the StormCAD calculations, several pipes have flows higher than the capacity of the pipe. This will cause the se pipes to be pressurized. Please modify if possible. (Example pipes I 00, IO I , 102 ,103 ,200, etc.) 3. Please review gutter spread calculations to make sure that the pavement drainage is not a problem and there is at least one 8-foot travel lane drivable during design event. See inlets ll0 and 19 for example. If you have any questions, please give us a call. Sincerely, ~c~ John Cameron, P.E. Senior Proj ect Manager 851-Easl 1-65 Service Road South, Suite 1000, Mobile, AL 36606 251.471.2000, Fax 251.471 .5997 1-L NEEL-SCHAFFER engineers planners surveyors ,._ -Solueions you can bu/Id upon October 11 , 2021 Mr. Hunter Simmons Planning and Zoning Manager 161 North Section Street Fairhope, Alabama 36532 Re: Drainage Review -Harvest Green Wes t (Phase I and If) SR 181 Dear Mr. Simmons: e nvironmental scientists landscape arch i tects We have re viewed the drainage from latest site plans submittal for the above referenced property. P lease see the below the comments from our review: 1. Please note that the wet pond adjacent to the property is on a parcel owned Atilio Corte and not part of the Waters subdivision. Since the property is discharging to this wet pond, please provide analysis to demonstrate that this detention from this site will nota hav e adverse effects to the pond to meet city code. 2. In reviewing the time of concentration calculations, it has become common practice in the engineering community to use a maximum of I 00 feet TR-55 Sheet Flow Calculations for Time of Concentration. Please modify accordingly. 3. Please provide all assumptions and means of calculation for the C va lu es used in StormCAD in yo ur drainage report. Also please provide inlet basin maps to be inc luded in your drainage report. 4. Please provide the means for aeration of the wet detention ponds for the project. 5. Check pipe lengths too long with cleanouts per ci ty code Article V and Section F. Examp le pipe 902 is 399 linear feet of24" pipe. (Maximum p er code is 300 without cleanout.) Also check pipe 912 and any others. 6. Please provide in StormCAD results the full flow capacity of the pipes in the Conduit Tables. 7. Please provid e gutter spread calculati ons for the gutter inlets for both phases. StormCAD software can used for thi s purpose. If you have an y questions, please give us a call. Sincerely, ~H~=- John Cameron, P .E. Senior Project Manager 851-East 1-65 Service Road So uth , Suite 1000, Mobile, AL 36606 251.471.2000, Fax 25 1 .471.599 7 TRAFFIC IMPACT ANALYSIS for Harvest Green PUD Final Report September 2021 Prepared by: P,U.0 .NOTU. l S..~Bwndaf';~~ l.¥~<SN.?af4), Z. Al~ROWIIODtPlllllcMOI ffliallftlmol501eaftwldlll l Al..._...&hOw!l ... bel IIW!!Ufflof5fNll•IWffll11M1Mljfd IOll'lirllape~nipmv ADACOIIIOIMCI, 4 l,.cll~~--dep,c::IIIQ ac..-fordillKNtUXSin!t;. Adlai "°'~---~-........., __ HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc TABLE OF CONTENTS Section ....................................................................................................................................................... Page No. Section 1 Introduction ................................................................................................... 1 - 1 Figure 1.1 Project Location Map ........................................................................ 1 - 2 Section 2 Existing Conditions ......................................................................................... 2 - 1 2.1 AL Highway 181 ......................................................................................................... 2 - 1 2.2 AL Highway 104 ......................................................................................................... 2 - 1 2.3 Falling Water Boulevard ............................................................................................. 2 - 1 2.4 Intersection of AL Highway 181 and AL Highway 104 ................................................. 2 - 1 2.5 Intersection of AL Highway 181 and Falling Water Boulevard ..................................... 2 - 1 Section 3 Evaluation of Existing Conditions ................................................................... 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 3.4 AL Highway 181 and Falling Water Boulevard ............................................................ 3 - 4 Figure 3.3 Existing Intersection Level-of-Service ............................................... 3 - 4 Section 4 Proposed Development .................................................................................. 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 2028 Total Traffic ............................................................................................... 4 - 5 Figure 4.3 2028 Non-Site Traffic........................................................................... 4 - 6 Figure 4.4 2028 Total Traffic ................................................................................ 4 - 7 4.5 Year 2028 Traffic Analysis .......................................................................................... 4 - 8 Table 4.2 Year 2028 Non-Site Traffic Level-of-Service ........................................ 4 - 8 Table 4.3 Year 2028 Total Traffic Level-of-Service.............................................. 4 - 8 Section 5 Recommendations and Conclusions ............................................................... 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................. 5 - 1 5.2 Signal Warrant Analysis ............................................................................................. 5 - 1 5.3 Conclusions ................................................................................................................ 5 - 2 Figure 5.1 Recommended Improvements ............................................................. 5 - 3 Figure 5.2 Recommended Improvements ............................................................. 5 - 4 HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Figure 5.3 Recommended Improvements ............................................................. 5 - 5 Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro & HCS Analysis Year 2028 Synchro & HCS Analysis Auxiliary Lane Warrants Signal Warrant Worksheets HARVEST GREEN FAIRHOPE, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Section 1 Introduction This report summarizes the findings of the traffic analysis performed by Neel-Schaffer, Inc. as requested by TerraCore Development Services, LLC for the construction of Harvest Green. The project site is located along AL Highway 181 north of AL Highway 104 on both the east and west sides of the roadway in Fairhope, Alabama. Development of the site is planned to include the construction of a 375-lot single family subdivision. 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. HARVEST GREEN FAIRHOPE, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions 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 AL Highway 181 with Falling Water Boulevard. 2.2 AL Highway 181 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. 2.2 AL Highway 104 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. 2.3 Falling Water Boulevard Falling Water Boulevard is a divided two-lane roadway that provides access to The Waters subdivision. Falling Water Boulevard becomes an undivided two-lane roadway approximately 300 feet west of AL Highway 181. Falling Water Boulevard has a typical section that consists of two 12-foot travel lanes and closed drainage. Falling Water Boulevard is not a functionally classified roadway and has a posted speed limit of 25 miles per hour. 2.4 Intersection of AL Highway 181 and AL Highway 104 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. 2.5 Intersection of AL Highway 181 and Falling Water Boulevard The intersection of AL Highway 181 and Falling Water Boulevard is an unsignalized intersection with AL Highway 181 being free flow. The northbound approach widens to provide a dedicated left turn lane while the southbound approach widens to provide a dedicated right turn lane. The eastbound approach is a single shared left-through-right lane. The intersection will widen in the near future. HARVEST GREEN FAIRHOPE, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc Section 3 Evaluation of Existing Conditions 3.1 Existing Traffic Volumes 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 Falling Water Boulevard. Turning movement counts conducted in September 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. Table 3.1 – Historical Daily Traffic Volumes Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2020 15,742 14,967 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%* * - Excludes 2020 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 2028. The AADT’s from 2020 were excluded from the growth rate calculation due to likely COVID impacts on traffic. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. -L.Cl 0 -L.Cl a~ ~o L.Cl L.Cl '<:l'" FALLING WATERS ~· (9) 21J ► (15)337 • ◄ 14 0 L.Cl -r-- '<:l'" - L.Cl --I'(") ~en '<:l'" ~ L 32 (26) ~228 (200) , 97 (87) (/) 1-z AL HWY 104 ' ------------------l•r------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (117) 77J (200) 259~ (75) 817 • ~,.r 00 >-3:: :::r:: _J <( I'(") 00 r-- 1..Cl O I'(") I'(")- HARVEST GREEN PUD 2021 EXISTING TRAFFIC VOLUMES FIGURE 3.1 HARVEST GREEN FAIRHOPE, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.2 Basis of Analysis 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, 6th 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: Signalized Intersections Unsignalized Intersections LOS Delay (s/veh) LOS Delay (s/veh) A A 0 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. 3.3 AL Highway 181 and AL Highway 104 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. Figure 3.2 – Existing Intersection Level-of-Service AL Highway 181 and AL Highway 104 The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service Delay (sec/veh) Eastbound Westbound Northbound Southbound Overall Intersection 19 secfveh 19 secfveh C 21-35 D 36-55 E 56-80 I F >80 AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 3 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.4 AL Highway 181 and Falling Water Boulevard AL Highway 181 and Falling Water Boulevard intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.3. This analysis is based on an unsignalized intersection with Falling Water Boulevard being stop controlled. Figure 3.3 – Existing Intersection Level-of-Service AL Highway 181 and Falling Water Boulevard The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service A B C D E F Delay (seclveh) 1-10 11-15 16-25 26-35 36-50 >50 Northbound Southbound Eastbound I AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 375-lot single family subdivision. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. HARVEST GREEN FAIRHOPE, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the single family subdivision was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 10th Edition. The generation was divided between the east and west as both operate independently of each other. 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. Table 4. 1 – Trip Generation Daily AM Peak Hour PM Peak Hour Land Use Intensity Trips Total In Out Total In Out Single-Family Detached Housing 148 Lots 1,491 110 28 82 148 93 55 Single-Family Detached Housing 227 Lots 2,210 166 42 124 223 140 83 Total 3,701 276 70 206 371 233 138 Daily Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.92*Ln(X) + 2.71 AM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = T = 0.71(X) + 4.80 ; (25%in/75%out) PM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.96*Ln(X) + 0.20 ; (63%in/37%out) Source: ITE Trip Generation, 10th Edition The estimated site traffic volumes are illustrated in Figure 4.2. WEST DRIVE 2 WEST DRIVE I FALLING WATERS --40% r..D r--Vv -- vv L25 (17) ~· ◄ ► • r (27) 417 IV") IV") N ---N N N V - 1281 417 ► • co Ln --Ln r..D Ln Ln -N N L25 (16) ◄ ,74 1501 ► • r 0 IV") IV") - -Ln-N Ln r----- -No r<"lCO- CO N en V ' EAST DRIVE I 1,L -- (/) I-z 15% ~ ' ~ ~ • 5% AL HWY 104 LEGEND XX -AM PEAK (XXl -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon • (35) IIJ 4!. co 40% ~ :::r:: _J <( • co N -IV") TOTAL IN OUT en WEST AM 110 28 82 PM 148 93 55 AM 166 42 124 EAST PM 223 140 83 HARVEST GREEN PUD SITE TRAFFIC ASSIGNMENT FIGURE ~.2 HARVEST GREEN FAIRHOPE, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.3 Non-Site Traffic Forecast A 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2028 for the study intersections as discussed previously in Section 3.1. Figure 4.3 illustrates the Year 2028 Non-Site Traffic Volumes. 4.4 Year 2028 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2028) traffic volumes. Figure 4.4 illustrates the Year 2028 total traffic volumes. WEST DRIVE 2 WEST DRIVE I FALLING WATERS co I"') Lrl en r--- r--- -Lrl JtL • 14 _I"') -"'l'" -Lrl I"--- ::: "'l'" I..D Lrl L 37 (30) ~ 261 (229) r Ill (99) EAST DRIVE I (/) 1-z AL HWY 104 ------------------<•t------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (134) 88J (229) 296~ (87) 937 • C-1 • r co >-3:: :::r:: _J <( -N r--1..0 Lrl Lrl l"')- en--en co;;::: -'<:J'"- 1"') HARVEST GREEN PUD 2028 NON=SITE TRAFFIC VOLUMES FIGURE ·"1L3 WEST DRIVE 2 WEST DRIVE I LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN FALLING WATERS ~ c..D ~rr'l c..D c..D v--'<:I'" '<:I'" rr) -1.rl ~· ► (27) 417 ~ ~ c..D r--w ""-- V C..0 -Lrl ~· ► (28) 417 ~ N ~ rr) ~ N ~ c..D c..D N =-1.rl ---Lrl rr) JfU) (10) 24J ► Wl o~ (17) 387 c:noo -co~ Nrr'lO --1.rl -vo 0 '<:I'" O"l -vv ~·~ (169) 99J (229) 296~ (87) 937 ◄ L25 (I)) •r ON o- c..D ~ N ~v c..D -O"l Lrl - • Lrl N c..D ~ N c..D - L25 (16) ~o Wl ◄ ,74 (50) l•r -rr) rr) -r--- ~Lrl~ r--~N -NV -c..D - c..D - L 41 (42) ~ 261 (229) 111 (99) ~ r • • • ~,.r co >-3:: :::r:: _J <( -~ r-- c..D O Lrl co-c:n rr) = O"l ~ r---v-V - EAST DRIVE I 1-L NEEL-SCHAFFER HARVEST GREEN PUD ;: Solutions you can build upon 2028 TOTAL TRAlFlFIC VOLUMES (/) 1-z AL HWY 104 ' FIGURE 4f.4f HARVEST GREEN FAIRHOPE, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.5 Year 2028 Traffic Analysis An analysis of the Year 2028 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 southbound left at the full median. The results of the analysis are shown in Table 4.2 and Table 4.3. Table 4.2 – Year 2028 Non-Site Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 16 B – 15 B – 16 PM B – 14 B – 16 B – 15 B – 16 B – 15 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A B – 13 - - PM A – 1 A B – 12 - - Table 4.3 – Year 2028 Total Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 17 B – 16 B – 16 PM B – 15 B – 16 B – 15 B – 17 B – 16 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A – 1 C – 16 C – 22 - PM A – 1 A – 1 C – 16 C – 24 - AL Hwy 181 / W. Driveway 1 AM - A B – 11 - - PM - A B – 11 - - AL Hwy 181 / E.W. Driveway 2 AM A A B – 11 B – 11 - PM A A B – 11 B – 11 - All intersections are anticipated to operate at acceptable levels-of-service in Year 2028 with the construction of the 375-lot subdivision. HARVEST GREEN FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the proposed intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2 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 right turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2028 total traffic volumes at the intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2. Based on anticipated traffic volumes, a southbound right turn lane is warranted at both proposed driveways and northbound right turn lanes are warranted at both proposed driveways. In addition, ALDOT’s Access Management Manual requires a southbound left turn lane at Falling Waters since that is a median opening. A level-of-service analysis was not performed at each intersection to determine the anticipated levels-of-service with the warranted turn lanes. The left turn lane was included in the previous 2028 analysis since it is a requirement. The right turn lanes will not reduce the level-of-service for the northbound and southbound movements. 5.2 Signal Warrant Analysis The City of Fairhope requested that signal warrants be considered at the intersection of AL Highway 181 and Falling Water Boulevard with the additional driveway for Harvest Green. Signal Warrants were analyzed using the existing counts collected in September 2021 with the addition of the anticipated site traffic. To determine if a traffic signal can be installed at a particular intersection, the traffic signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated. There are nine warrants outlined in the MUTCD. Warrant 1 Eight-Hour Vehicle Volume Warrant 2 Four-Hour Vehicle Volume Warrant 3 Peak Hour Warrant 4 Pedestrian Volume Warrant 5 School Crossing Warrant 6 Coordinated Signal System Warrant 7 Crash Experience Warrant 8 Roadway Network Warrant 9 Intersection Near a Grade Crossing The first three warrants (the vehicular volume warrants) are the typical warrants that are evaluated to determine whether a traffic signal could be a potential improvement at an intersection. The volumes warrants are based on the higher volume minor street approach and the combined two-way major street approach volumes. HARVEST GREEN FAIRHOPE,AL 5-2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc The eight-hour warrant sets forth minimum volumes for eight hours of the day for the heaviest volume approach of the minor street and the combined approach volume of the major street. The four-hour warrant and peak hour warrant involve plotting points on a graph based on volumes from the major and minor streets. Each of the three vehicular volume warrants have two alternatives for the signal warrant evaluation. The first is commonly referred to as a “full warrant”, where the minimum threshold is at the highest level and there are no adjustments for speed or population. The other is a “reduced warrant”, or 70% warrant. In this instance, the minimum threshold is reduced based on either a 40 mph or greater speed on the major street or if the intersection lies within the built- up area of an isolated community. The intersection of AL Highway 181 and Falling Water Boulevard/East Driveway 1 was evaluated to determine if a traffic signal may be warranted at this location. Since the posted speed on AL Highway 181 is 55 mph, the 70% reduction warrants could be applied. The westbound approach traffic was calculated as a percentage of the peak hour traffic based on the distribution of traffic counted coming out of The Waters Subdivision. The distribution is shown graphically with the following figure. Based on the proposed westbound approach and the 2021 counts for northbound and southbound, a traffic signal is not anticipated to be warranted. The analysis did not include any reduction for possible right turning vehicles. 5.3 Conclusions The development of the project site with a 375-single family lot subdivision is not anticipated to create capacity related deficiencies. The proposed driveways do meet the thresholds for right turn lanes and a southbound left turn lane at the intersection of AL Highway 181 and Falling Water Boulevard is required by the Access Management Manual. .... ::::, 0 I 1.2 1 0.8 ~ 0.6 Cl) c.. ~ 0.4 0.2 0 Typical Subdivision Daily Distribution 7:00 AM 8:00 AM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM Time BIG C ANOERUNSAND BAR LN STATE HWY 181COUNTY RD 13FALLI N GWATER B L V D City of FairhopePlanning Commission November 1, 2021 ¯STATE HWY 181FAL L IN G W ATERB L VD SD 21.45 - Harvest Green West Phase 2 Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Harvest Green West, Phase 2Site Data:41.61 acresProject Type:71-Lot SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:PUD (Planned Unit Development) PPIN Number:17737General Location:West side of State Highway 181 near The Waters Subdivision Surveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:Silverhill Enterprises, LLCSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries 1 SD 21.45 Harvest Green West Ph 1 – November 1, 2021 Summary of Request: The owner is FST Silverhill Enterprises, LLC. The applicant is Terracore Development Services. The property received approval for conditional annexation to Planned Unit Development (PUD) in September 2021. The PUD Ordinance #1728 includes a site plan that the development must be built in substantial conformance to. This application is also being reviewed against Fairhope Subdivision Regulations and all other applicable ordinances. Larry Smith, P.E., with SE Civil is the engineer of record for the project and the authorized agent. The PUD has 375 Single Family lots and one lot for a future fire station dedicated to the City of Fairhope. The development is separated into four phases: - Harvest Green East Ph1 - Harvest Green East Ph2 - Harvest Green West Ph1 - Harvest Green West Ph2 This application is for Harvest Green West Phase 2 containing 71 lots. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Water is provided by Fairhope and requires an aid to construction costs. o Sewer – Sewer is provided by Fairhope. o Power – Riviera Utilities o Gas – Gas is not requested for this development. - Traffic: o A traffic study was completed and warranted right turn lanes for all entrances into the proposed development. Also recommended was a southbound left turn lane at the intersection of St Hwy 181 and Falling Waters BLVD. ALDOT has been contacted and met with the applicant to discuss the project. Currently a traffic signal is not warranted by the provided TIS. o The traffic study considered all phases of the development. o All traffic improvements will require permitting and approval through ALDOT. - Site and Drainage: o The drainage plan has been designed for Harvest Green West Ph1 and Ph2. o Drainage is collected in a series of inlets and underground drainage pipes that will discharge into 4 proposed wet ponds. o The site contains existing wetlands and provides the required buffering and signage. o The drainage was reviewed by a third-party, Neel-Schaffer. Initial comments are included in this report and were addressed by the applicant. Secondary comments are minor and as a condition of approval must be addressed by the applicant and approved by City of Fairhope’s Public Works Director. o Drainage work done in ALDOT ROW will require ALDOT permitting and approval. - Landscaping: o The landscape plan in is accordance to what was approved with the PUD. At time of Final Plat City Horticulturalist will verify all street trees and landscaping meets approved plans. - General Comments: o Construction is anticipated to start 2/1/23 and Final plat submittal 2/1/24. 2 SD 21.45 Harvest Green West Ph 1 – November 1, 2021 o Additional landscaping may be required around the proposed ponds particularly in common area 1 to consider the pond as an amenity. Preliminary approval will expire before scheduled Final plat submittal. Staff Recommendation of case SD 21.45 Harvest Green West Ph1: Approve with the Following Conditions: 1. Final placement, capacity, 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. 2. All sidewalks and street trees are required to be installed prior to final plat application. 3. Approval of SD 21.44 Harvest Green West Ph1. 808183848595969799101110111 1121211261325988867887899198827910594100931079010411310292108106103118114123137139109124115119120117128125131122116145127146129130134147141136140135143 142138144148MORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WDAYBREAK TRAIL 50 FT. R/WPOINT OF COMMENCEMENT23533435PHASE ONE - SUBMITTED FOR APPROVALPOINT OF BEGINNINGFUTURE ST. 50 FT. R/WCOMMON AREA 12.44 ACCOMMON AREA 214.65 ACCOMMON AREA 3 0.24 ACCOMMON AREA 4 0.21 AC133SURVEYOR'S CERTIFICATEWater:Sewer:Power:Telephone:FAIRHOPE UTILITIESFAIRHOPE UTILITIESRIVIERA UTILITIESAT&TUtility Providers:Owner:Total AreaZoningTotal LotsDensitySmallest LotLargest Lot40.67 AC.PUD711.75 / AC7,840 SF19,540 SF (Lot 131)Street Length 3,617 L.F.Developer:Front:Rear:Side:30 Ft.30 Ft.10 Ft.Side Street: 20 Ft.0 50 100200100 SCALESILVERHILL ENTERPRISES, LLC112 BAY CIRCLE DRIVEHOLLAND, MI 4942468V PAYDIRT, LLC29892 WOODROW LNSPANISH FORT, AL 36527Parcel InformationParcel Number: 05-46-02-03-0-000-001.000PIN: 17737HARVEST GREEN WESTPHASE TWOA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN WEST202109291"=100'CHKD.DEDDRAWN RDCSHEETOF12SURVEYOR'S NOTES:FLOOD STATEMENTCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER):CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE (SEWER):GENERAL NOTES:GREENSPACE MAINTENANCECERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTORCERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRIC):CERTIFICATE OF APPROVAL BY AT&T (TELEPHONE):ENGINEER'S CERTIFICATECERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:Front:Rear:Side:30 Ft.30 Ft.7.5 Ft.Side Street: 20 Ft.VICINITY MAP1" = 1 MILESITESee Sheet 2 of 2 forDetailed GeometryGREEN SPACE DENSITY CALCULATION 40.67 TOTAL GROSS ACRES-10.29 ROWs, DETENTION, WETLANDS30.38 ACRES71/30.38 = 2.34 UNITS PER ACRE (G.S. DENSITY) 15% REQUIREDQUALIFYING GREEN SPACE CALCULATION2.44 AC G.S. 19.47 AC G.S. 2 (EXCLUDES POND)11.91 AC TOTAL GREENSPACE (29.3%)Max. Height 30 FT (lots < 100')Buffer Signs 1635 FT (lots ≥ 100')CERTIFICATE OF APPROVAL BY E-911 ADDRESSING:CORNER OF /SHIP 6 SOUTH, I I I I I \ I \ G.S. 2 9.47 AC \ \ ---,----1/2" Cl?S (SE CIVIL) 1121.03' --------1,s / I I I I I I \ / / / / / / I I I I s S89"56' 40"E G.S. 1 2.44 AC .... .... NB9'56'l!o"w .... 400.00' ' ' ' ' ' 390.00' / \ i THE NORTHEAST OF SECTION J, TOWNSHIP 6~ SOUTH, RANGE 2 EAST -DESTROYED BY HIGHWAY CONSTRUCTION AND COMPUTED FROM ALABAMA DEPARTMENT OF TRANSPORTA TfON, DESIGN BUREAU SECTION DJ, REFERENCE PROJECT NO BP-002-181-011 STPAA-0181(50.f.) N89"54'29'W---l-5~.29' 11!..._A ~1:_-....__ ~~ II -----,---c--V-H~' "" -:---~ I I I I L -/ r-68.72' S86"25'09"E ' \ \ \ ' \ \ ~ --+--,-----,-----,------<~----T----\ \ ' 11 !I! ~ S 202.93' {D) WEST 203' PROPERTY LIES IN FLOOD ZONE "X" FROM FLOOD INSURANCE RATE MAP 01003C0661 M, COMMUNITY NJMBER PANEL 0661, SUFFIX "M", DATED APRIL 19, - I ,-,-----1 I I I I I I I I I I I I I I CURVE C1 C2 C3 C4 C5 C6 C7 CB C9 C10 C1 I C12 C13 C14 C15 C16 C17 C18 C19 C20 C2I C22 C23 C24 C25 C26 C27 C28 C29 C30 10 '1 ,son' 125.00' 125.00' 1 no· 1 nn' s,R sn' os nn' 100.00' 7500' mnn' so no' 25.00' 1 nn' ,non· ssn nn' ARC ",,· .41 15.01' 44 74' 11.85' OR co' .,7 s,' jg 157.08' 66.04' 117.81 SR SC' 17.62' .,Rs,' 31.42' .?S CR' c:~ n·.~8·u.,_ 'IV .90 s40·35 o4"W 1 ,9,' 1 .41 S81"2J'16"W 15.00' ::,4/ :J4 Jb 'fl 44 so 7< •a l[W ::;uo·u4'18"E 11.84' ,en oo OR 40' '.:Ab.cl '10"E ,400' s44·55'4o"E 141.42' 64.85' 544 Oo4C 1nR 07' ::u _ u -~ ·w S11'31 5S SHR' NbL lU 4b t_ 17.56' S81-Ub cJ/ 38.37' :C,4::J U~ LU W ?R ?R lo con• ,a sss·12•s4•c ,,' .76 HARVEST GREEN WEST PHASE TWO -PLANS WHICH ARE CERTIFIED CONSIST OF PAGE THRU EAD1 OF WHICH BEARS BY SEAL AND SIGNATURE DATED THIS DAY OF ____ _ STATE OF ALABAMA COUNTYOFBALD'MN OF _________ _ LENGTH I, DAVID E. DIEHL, A LICENSED SURVEYOR OF COUNTY, HAVE SURVEYED THE PROPERTY HEREON, SITUATED IN DESCRIBED AS FOLLOWS: Setbacks-Lots 79 thru 148 Setbacks-Lots 78 thru 105 COMMENCE AT THE NORTHEAST CORNER OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDW1N 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 1535.29 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) FOR THE POINT OF BEGINNING: THENCE CONTINUE NORTH 89 DEGREES 54 MINUTES 29 SECONDS WEST, A DISTANCE OF 1121.03 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 89 DECREES 05 MINUTES OJ SECONDS WEST, A DISTANCE OF 113.47 FEET TO A 1/2" REBAR; THENCE RUN SOUTH 00 DEGREES 25 MINUTES 01 SECONDS WEST, A DISTANCE OF 1327.96 FEET; THENCE RUN SOUTH 89 DEGREES 57 MINUTES 20 SECONDS EAST, A DISTANCE OF 120.88 FEET TO A 3 INCH OPEN TOP PIPE; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 1324.39 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 00 JEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 180.00 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 35.19 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 2D0.00 FEET; THE\JCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS I/VEST, A DISTANCE OF 390.00 FEET: THENCE RUN NORTH 01 DEGREES 16 MINUTES 18 SECONDS WEST, A DISTANCE OF 249.11 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 400.00 FEET; THENCE RUN SOUTH 86 DEGREES 25 MINUTES 09 SECONDS EAST, A DISTANCE OF 68.72 FEET; THENCE RUN NORTH 24 DEGREES 20 MINUTES 19 SECONDS EAST, A DISTANCE OF 344.59 FEET; THENCE RUN NORTH 78 DEGREES 01 MINUTES 52 SECONDS WEST, A DISTANCE OF 115.64 FEET; THENCE RUN NORTH 88 DEGREES 36 MINUTES 59 SECONDS I/VEST, A DISTANCE OF 97.18 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 148.32 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 155.00 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 34.23 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 205.44 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 40.67 ACRES, MORE OR LESS AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT MAP SHOW1NG THE SUBDIVISION INTO W'HICH THE PROPERTY DESCRIBED IS DIVIDED GIVING THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT AND EASEMENT AND ITS NUMBER AND SHOW1NG THE STREETS, ALLEYS AND PUBLIC GROUNDS AND GIVING THE BEARINGS, LENGTH, WIDTH AND NAMES OF THE STREETS, SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS MARKED THUS (0) AS HEREON SHOWN. I FURTHER CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE 'NITH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF WITNESS MY HAND THIS THE DAY OF ____ _ 808183848595969799101110111 1121211261325988867887899198827910594100931079010411310292108106103118114123137139109124115119120117128125131122116145127146129130134147141136140135143142138144148MORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WMORNING MIST WAY 50 FT. R/WDAYBREAK TRAIL 50 FT. R/WPHASE ONE - SUBMITTED FOR APPROVALFUTURE ST. 50 FT. R/WCOMMON AREA 12.44 ACCOMMON AREA 214.65 ACCOMMON AREA 3 0.24 ACCOMMON AREA 4 0.21 AC133HARVEST GREEN WESTPHASE TWOA PLANNED UNIT DEVELOPMENTCivil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGRFILEPROJECTSCALEDEDHARVEST GREEN WEST202109291"=60'CHKD. DEDDRAWNRDC0306012060 SCALESHEETOF22LEGEND:SEE SHEET 1 OF 2 FOR OVERALL BOUNDARY 1/2 RBF H, / 1/2 RBF CORNER FALLS IN POND I I I I I I I I I 17 t i / ~· 'bo I I I \ \ J I I I / I I ( I :g I 1 I \ ~ \ \ \ I I I ( \ O's\ / I I I \ I I I I '° 'f \ \ \ \ I I \ \ I b (j, ~ ';,o, " 0 "' \ \ \ \ \ \ I \ G.S. 2 9.47 AC " 0 ·~w 1121.03;.,..-, N89"56"40''W 633.98' 15,44'~ 1-.w I I I 1 ,] 156,00' )6'.00'-56~00' --s~OO'-56.00' 15:o7 15:o7 1s:oJ 15:07 } / / 1 ~ Is • ":s Is ~ 64-63 I~ 62 e;g ~b ~ ~~is° :;b ~ ~~:i ~ ~8:i ~o I ~ I ~ I I L_) L _ _J /L _ _J L _ _J L _ _J L.,____j § : .J:c--+-;,_1_7_' ~fi~_(_o_o'~,-s_s_.o,,.o~,/~-s_6_.o_o_' ~-56_.o_o_' ~--5_6_.o_o_' ~_ss_._oo_'~_5_6_.o_o_' ~-5_s_oo_'~_5_6_,o_o_' ~-5_6._o_o'--1.-----e-____ J / / // ------::: ' -------/ ---N89"56'40"W -~ -------------N89'56'40"W I :sl ro I \ G.S. 2.44 \ 56.00' 56,00' 15.0' 1 AC 56.00' 56.00' S8~3'6 40' E 82.0 \ Co-d' '\ ' 1 S89' 6' 40"E 1 324,39' IT] 56.00' 56.00' 82.00' "° 56.00'-56.00' 56 00' 56,00' 56.00' 76 ,1-' / 56.00' 56.00' 56.00' 56.0Q' 56.00' ss9·55'4o"E N89"56'40"W 82,00' 82.00' 82.00' 82,00' ss9·55'4o"E 400.00' \ ~ \ ,; \ ·::; \ ill " 0 (/) ~ "" -1 148.32' 82,00' \ 61 13 ~ 60-40 ----7 I I \ \ 14 I \ I \ I \ " I J / / " *SEE SHEET 1 OF 2 FOR DATA TABLES FOR CURVES AND LINES* 70' "" = AIR CONDITIONER l;t = FIRE HYDRANT l'1 = SEWER VALVE ~ = GAS VALVE .. = GAS REGULA TOR --l = GUY WIRE 'U.., = UTIUTY POLE & -UTILITY MARKER CMF D = CONCRETE MONUMENT FOUND IPF 0 = IRON PIN FOUND RBF () = REBAR FOUND CRF O = CAPPED REBAR FOUND OEPF@ = OPEN END IRON PIPE FOUND CRS • = CAPPED REBAR SET (SE CIVlL) ALDOT = ALABAMA DEPT OF TRANSPORTATION BSL = BUILDING SETBACK LINE FLP = FAMILY LIMITED PARTNERSHIP RCAP = REINFORCED CONCRETE ARCH PIPE RCP = REINFORCED CONCRETE PIPE HW = HEADWALL --tE----------1 = POST & WIRE FENCE -□HP -= OVERHEAD POWER LINE - G -= GAS LINE 41 4; ' (f.)1 39 ~ ' " ' 15 I I , MORNING MIST WAY 50 Fr R; ---T I I I 12, -1..___ I 11 I I I I I 11 I 11 I 11 I '>'._~> l LI 10 ____ J_ ____ _Jl_l __ _ 7$%/(2)&217(176&&&29(5*5$',1* '5$,1$*(3/$1&216758&7,21'(7$,/6 6,7( 3$9(0(17'(7$,/6 9,&,1,7<0$3176&216758&7,21'(7$,/6 :$7(5'(7$,/6 && &''(526,21 6(',0(17&21752/3/$1'HYHORSHU &216758&7,21'(7$,/6 (526,21&21752/'(7$,/6 '''35(/,0,1$5<3/$7&&87,/,7<3/$133336,'(:$/.675((7/,*+7 6,*1$*(3/$15.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1&&PROPOSED CONSTRUCTION PLANSforHarvest Green WestPhase 235(/,0,1$5<3/$1 352),/(6 52$':$<6 &52666(&7,216 52$':$<6 ;6;6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ REVISIONS:NO.REVISIONDATE APPR.5(9,6,2163333 3/$1 352),/(6 ',7&+(6 POSTED/DESIGN SPEED LIMIT: 20 MPH&52666(&7,216 ',7&+(6 ;6 ;60INITIAL FAIRHOPE SUBMITTAL09/27/21 JDL&*(1(5$/127(6ENGINEER'S CERTIFICATEI, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 35618, hereby certifythat I have reviewed the design herein which was done under my direct control and supervision and that, to the best of myprofessional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope MunicipalCode and to all other rules, regulations, laws, and ordinances applicable to my design.Project EngineerSeptember 27th, 2021Name of Project to which this Certificate Applies: Harvest Green West (Phase 2). Plans which are certified consist of Pages Cover Sheet thru Sheet XS13.&216758&7,21'(7$,/6 6(:(5'(7$,/6 '&217$&76*$6'(3$570(17&,7<2))$,5+23(057(55<+2/0$16287+6(&7,21675((7)$,5+23($/$%$0$ :$7(5 6(:(5'(3$570(17&,7<2))$,5+23(05-$621/$1*/(<6287+6(&7,21675((7)$,5+23($/$%$0$ %8,/',1*'(3$570(17&,7<2))$,5+23(05(5,.&257,1$66287+6(&7,21675((7)$,5+23($/$%$0$ 5,9,(5$87,/,7,(6056&2776/,*+(/$85(/$9(18()2/(<$/$%$0$ 3/$11,1*=21,1*'(3$570(17&,7<2))$,5+23(05+817(56,002166287+6(&7,21675((7)$,5+23($/$%$0$ 38%/,&:25.6'(3$570(17055,&+$5'-2+16211257+6(&7,21675((7)$,5+23($/$%$0$ &,7<2))$,5+23(^/d '5$,1$*(&$//2876&&$/6WDWH+Z\)DLUKRSH$/0LOH0DUNHU 1RUWK7XUQRXW 0LOH0DUNHU 6RXWK7XUQRXW 93D\'LUW//& :RRGURZ/DQH6XLWH6SDQLVK)RUW$/&321'3/$1 287)$//'(7$,/61REVISED SEWER/STORM DRAIN LAYOUT/FAIRHOPE COMMENTS10/14/21 JDLSPEED LIMIT 20 0251,1*0,67:$<)75:0251,1*0,67:$<)75:0251,1*0,67:$<)75:'$<%5($.75$,/)75:WK/EdK&KDD E D EdϮϯϱϯϯϰϯϱ3+$6(21(68%0,77(')25$33529$/WK/EdK& '/EE/E')8785(67)75:&20021$5($$&&20021$5($$&&20021$5($$&&20021$5($$&^hZs zKZΖ^ Zd/&/d tĂƚĞƌ͗^ĞǁĞƌ͗WŽǁĞƌ͗dĞůĞƉŚŽŶĞ͗&/Z,KW hd/>/d/ ^&/Z,KW hd/>/d/ ^Z/s/ Zhd/>/d/ ^dΘdhƚŝůŝƚLJWƌŽǀŝĚĞƌƐ͗KǁŶĞƌ͗dŽƚĂůƌĞĂŽŶŝŶŐdŽƚĂů>ŽƚƐĞŶƐŝƚLJ^ŵĂůůĞƐƚ>Žƚ>ĂƌŐĞƐƚ>ŽƚϰϬ͘ϲϳ͘Whϳϭϭ͘ϳϱͬϳ͕ϴϰϬ^&ϭϵ͕ϱϰϬ^&;>ŽƚϭϯϭͿ^ƚƌĞĞƚ>ĞŶŐƚŚ ϯ͕ϲϭϳ>͘&͘ĞǀĞůŽƉĞƌ͗&ƌŽŶƚ͗ZĞĂƌ͗^ŝĚĞ͗ϯϬ&ƚ͘ϯϬ&ƚ͘ϭϬ&ƚ͘^ŝĚĞ^ƚƌĞĞƚ͗ ϮϬ&ƚ͘ 6&$/(^/>s Z,/>> Ed ZWZ/^ ^͕>>ϭϭϮz/Z> Z/s ,K>>E͕D/ϰϵϰϮϰϲϴsWz/Zd͕>>ϮϵϴϵϮtKKZKt>E^WE/^,&KZd͕>ϯϲϱϮϳWĂƌĐĞů/ŶĨŽƌŵĂƚŝŽŶWĂƌĐĞůEƵŵďĞƌ͗ϬϱͲϰϲͲϬϮͲϬϯͲϬͲϬϬϬͲϬϬϭ͘ϬϬϬW/E͗ϭϳϳϯϳ,Zs ^d'Z Et ^dW,^ dtKW>EE hE/d s >KWD EdCivil +2/&20%%/9')$,5+23($/Engineering& Surveying352-0*5),/(352-(&76&$/('('+$59(67*5((1:(67 &+.''(''5$:1 5'&6+((72)^hZs zKZΖ^EKd ^͗)/22'67$7(0(17 Zd/&/d K&WWZKs>z/dzK&&/Z,KW hd/>/d/ ^;td ZͿ͗ Zd/&/d K&WWZKs>z/dzK&&/Z,KW ;^ t ZͿ͗' E Z>EKd ^͗*5((163$&(0$,17(1$1&( Zd/&/d K&WWZKs>zd, &/Z,KW W>EE/E'/Z dKZ Zd/&/d K&WWZKs>zZ/s/ Zhd/>/d/ ^; > dZ/Ϳ͗ Zd/&/d K&WWZKs>zdΘd;d > W,KE Ϳ͗ E'/E ZΖ^ Zd/&/d Zd/&/d K&KtE Z^,/W Zd/&/d K&EKdZzWh>/͗&ƌŽŶƚ͗ZĞĂƌ͗^ŝĚĞ͗ϯϬ&ƚ͘ϯϬ&ƚ͘ϳ͘ϱ&ƚ͘^ŝĚĞ^ƚƌĞĞƚ͗ ϮϬ&ƚ͘s//E/dzDWϭΗсϭD/> ^/d ^ĞĞ^ŚĞĞƚϮŽĨϮĨŽƌĞƚĂŝůĞĚ'ĞŽŵĞƚƌLJ'Z E^W E^/dz>h>d/KEϰϬ͘ϲϳdKd>'ZK^^Z ^ͲϭϬ͘ϮϵZKtƐ͕ d Ed/KE͕t d>E^ϯϬ͘ϯϴZ ^ϳϭͬϯϬ͘ϯϴсϮ͘ϯϰhE/d^W ZZ ;'͘^͘ E^/dzͿϭϱйZ Yh/Z Yh>/&z/E''Z E^W >h>d/KEϮ͘ϰϰ'͘^͘ϭϵ͘ϰϳ'͘^͘Ϯ; y>h ^WKEͿϭϭ͘ϵϭdKd>'Z E^W ;Ϯϵ͘ϯйͿDĂdž͘,ĞŝŐŚƚ ϯϬ&d;ůŽƚƐфϭϬϬΖͿƵĨĨĞƌ^ŝŐŶƐ ϭϲϯϱ&d;ůŽƚƐшϭϬϬΖͿ&(57,),&$7(2)$33529$/%<( $''5(66,1* CORNER OF /SHIP 6 SOUTH, I I I I I \ \ G.S. 2 9.47 AC ---,----\ \ \ \ 1/2" Cl?S (SE CIVIL) 1121.03' --------1)5 / I I I I I I \ / / / / / / I I I I s S89"56' 40"E G.S. 1 2.44 AC " .,; .. \ N ,. "' .. \io ~-.... .... .... ' \ NB9'56'l!o"w / 400.00' \ \ \ ' ' \ i 390.00' THE NORTHEAST OF SECTION J, TOWNSHIP 6~ SOUTH, RANGE 2 EAST -DESTROYED BY HIGHWAY CONSTRUCTION AND COMPUTED FROM ALABAMA DEPARTMENT OF TRANSPORTA TfON, DESIGN BUREAU SECTION DJ, REFERENCE PROJECT NO BP-002-181-011 STPAA-0181(50.f.) N89"54'29''W---l-53~.29' 11!..._A ~1:_-....__ ~'~ 11 -----r-------:--V-H~" '1~~ / I I I I L. r-68.72' S86"25'09"E \ \ \ \ ' \ ' :---~ ~ --\---,-----,-----,------<~----T----\ \ ' 11 !I! ~ S 202.93' {D) WEST 203' PROPERTY LIES IN FLOOD ZONE "X" FROM FLOOD INSURANCE RATE MAP 01003C0661 M, COMMUNITY NJMBER PANEL 0661, SUFFIX "M", DATED APRIL 19, -1,·1·--· -1 I I I I I I I I I I I I I I CURVE C1 C2 C3 C4 C5 C6 C7 CB C9 C\O C1 I C12 C13 C14 C15 C16 C17 C18 C19 C20 C2I C22 C23 C24 C25 C26 C27 C28 C29 C30 10 " ,son' 125.00' 125.00' 1 no· 1 nn' s,R sn' os nn' 100.00' 7500' snnn' ,n no' 25.00' 1 nn' ,non· ssn no' ARC ",,· .41 15.01' 44 74' 11.85' OR co' .,7 s,' jg 157.08' 66.04' 117.81 SR SC' 17.62' .,Rs,' 31.42' .?S CR' c:~ n·.~8·u.,_ 'IV .90 s40·35 o4"W 1 19,' 1 .41 S81"2J'16"W 15.00' ::,4/ :J4 Jb 'fl 44 SO 7< •a l[W :,;uo·u4'1s"E 11.84' ,en oo OR 40' '.:Ab.cl '10"E ,400' s44·55'4o"E 141.42' 64.85' 544 Oo4C 1nR 07' :JL. U ·~ ·w S11'31 5S SHR' NbL lU 4b t. 17.56' S81.Ub cJ/ 38.37' 2'4::J U~ LU W ?R ?R lo con• ,a sss·12•s4•c ,,' .76 HARVEST GREEN WEST PHASE TWO -PLANS WHICH ARE CERTIFIED CONSIST OF PAGE THRU EAD1 OF WHICH BEARS BY SEAL AND SIGNATURE DATED THIS DAY OF ____ _ STATE OF ALABAMA COUNTYOFBALD'MN OF _________ _ LENGTH Setbacks-Lots 79 thru 148 Setbacks-Lots 78 thru 105 I, DAVID E. DIEHL, A LICENSED SURVEYOR OF COUNTY, HAVE SURVEYED THE PROPERTY HEREON, SITUATED IN DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHEAST CORNER OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDW1N 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 1535.29 FEET TO A 1/2" CAPPED REBAR (SE CIVIL) FOR THE POINT OF BEGINNING: THENCE CONTINUE NORTH 89 DEGREES 54 MINUTES 29 SECONDS WEST, A DISTANCE OF 1121.03 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN 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, A DISTANCE OF 1327.96 FEET; THENCE RUN SOUTH 89 DEGREES 57 MINUTES 20 SECONDS EAST, A DISTANCE OF 120.88 FEET TO A 3 INCH OPEN TOP PIPE; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 1324.39 FEET TO A 1/2" CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 180.00 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 35.19 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 2D0.00 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 390.00 FEET: THENCE RUN NORTH 07 DEGREES 16 MINUTES 18 SECONDS WEST, A DISTANCE OF 249.11 FEET; THENCE RUN SOUTH 89 DEGREES 56 MINUTES 40 SECONDS EAST, A DISTANCE OF 400.00 FEET; THENCE RUN SOUTH 86 DEGREES 25 MINUTES 09 SECONDS EAST, A DISTANCE OF 68.72 FEET; THENCE RUN NORTH 24 DEGREES 20 MINUTES 19 SECONDS EAST, A DISTANCE OF 344.59 FEET; THENCE RUN NORTH 78 DEGREES 01 MINUTES 52 SECONDS WEST, A DISTANCE OF 115.64 FEET; THENCE RUN NORTH 88 DEGREES 36 MINUTES 59 SECONDS WEST, A DISTANCE OF 97.18 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 148.32 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 155.00 FEET; THENCE RUN NORTH 89 DEGREES 56 MINUTES 40 SECONDS WEST, A DISTANCE OF 34.23 FEET; THENCE RUN NORTH 00 DEGREES 03 MINUTES 20 SECONDS EAST, A DISTANCE OF 205.44 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 40.67 ACRES, MORE OR LESS AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT MAP SHOW1NG THE SUBDIVISION INTO W'HICH THE PROPERTY DESCRIBED IS DIVIDED GIVING THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT AND EASEMENT AND ITS NUMBER AND SHOW1NG THE STREETS, ALLEYS AND PUBLIC GROUNDS AND GIVING THE BEARINGS, LENGTH, WIDTH AND NAMES OF THE STREETS, SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS MARKED THUS (0) AS HEREON SHOWN. I FURTHER CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR LAND SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF WITNESS MY HAND THIS THE DAY OF ____ _ 2021 ~"\lllllllllll~ ,~~-~-i.fi~ SURVEYOR: DAVID E, DIEHL, PLS ALABAMA LICENSE# 26014 f*~\*\ SURVEY NOT VALID W1THOUT ORIGINAL SIGNATURE AND SEAL ~ ~~CIW. i : ~7B'tYI,:<~~ Wfh111111~1i1111\\\-t,~ 0251,1*0,67:$<)75:0251,1*0,67:$<)75:0251,1*0,67:$<)75:'$<%5($.75$,/)75:3+$6(21(68%0,77(')25$33529$/)8785(67)75:&20021$5($$&&20021$5($$&&20021$5($$&&20021$5($$&,Zs ^d'Z Et ^dW,^ dtKW>EE hE/d s >KWD EdCivil +2/&20%%/9')$,5+23($/Engineering& Surveying352-0*5),/(352-(&76&$/('('+$59(67*5((1:(67 &+.' '(''5$:15'&6&$/(6+((72)> ' E͗^ ^, dϭK&Ϯ&KZKs Z>>KhEZz1/2 RBF H, / 1/2 RBF CORNER FALLS IN POND I I I I I I I I 17 I I I m 'f \ \ J I I I / I I I I co 0 I I I \ \ ~ \ ~ \ I I \ I I ( I I I I I \, i \ I I \ '° c); I \ \ \ \ \ I I I 0 "' \ I I \ \ G.S. 9.47 cg \ \ \ \ I \ "' ;? 2 AC ·~w 1121.03;.,..-, N89"56"40''W 633.98' -j 56.00/ , 56.00' 56.~ / 56.00' 56.00' 56.00' 56.00'-56.00' 56 00' I .,' ~ 8 c-v "' 7 1 7 ,-7 r ~ "?-I "?-~ ~ ~$ -~ ~ 8 S1 ?840 SF p S1 7840/SF p ,_ \ C O ~ 0.18 AC o ~ 0_18 AC o I ~ ~I ~I/~ _ _J L _ _J L _ _J I ::ii ro I !!' 28' 56.00' 56.00' 82.00' 56.00' 82.00' 82.0Q' \ L -_J 56,00' 15.0' 82.0 82.0 S89"56'40"E \ \ G.S. 1 2.44 AC 56.00' S8~3'6 40' E \ \ ij "\ "' ~ S89" 6' 40"E 1 324.39' [TI 56.00' 56.00' 56.00' 82.00' 82.00' 82.00' 82.00' 82,00' 82 00' \, ~ \ c,; \, '::; \, ill '-0 (/) ~ "" 15,44'~ 56,00' 56.00' 56.0Q' / 56.00' 82.00' 82.00' s89·55'4o"E 400.00' 1-76 1'2-' N89"56'40"W 82,00' 82.00' -1 148.32' 82,00' 82.00' \ 61 ~ 60-40 ----7 I I \ " 14 I " I \, I \, '---I J / / *SEE SHEET 1 OF 2 FOR DATA TABLES FOR CURVES AND LINES* 70' "" = AIR CONDITIONER l;t = FIRE HYDRANT "' = SEWER VALVE ~ = GAS VALVE .. = GAS REGULA TOR --l = GUY WIRE 'U.., = UTIUTY POLE & -UTILITY MARKER CMF D = CONCRETE MONUMENT FOUND IPF 0 = IRON PIN FOUND RBF () = REBAR FOUND CRF O = CAPPED REBAR FOUND OEPF@ = OPEN END IRON PIPE FOUND CRS • = CAPPED REBAR SET (SE CIVlL) ALDOT = ALABAMA DEPT OF TRANSPORTATION BSL = BUILDING SETBACK LINE FLP = FAMILY LIMITED PARTNERSHIP RCAP = REINFORCED CONCRETE ARCH PIPE RCP = REINFORCED CONCRETE PIPE HW = HEADWALL ---tE--------1f = POST & WIRE FENCE -□HP -= OVERHEAD POWER LINE - G -= GAS LINE 41 4; ' (f.)1 39 ~ "'-\, ' 15 I I 10 6+((7& -'/'5$:1 '$7( 6&$/( -2%1R 1766($/$)),;5(9,6,21'$7(*(1(5$/127(6Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 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'5$,1$*(127(667$1'$5'681/(66$33529('27+(5:,6(%<7+((1*,1((5$//6758&785(66+$//%(35(&$67&21&5(7(3(5$670&& $1'$/'2767((3(57+$1 6+$//%(&29(5(':,7+&85/(;%/$1.(76%<$0(5,&$1(;&(/6,25$//&$67,13/$&(&21&5(7(72+$9($0,1'$<&2035(66,21675(1*7+2)36,5&3&/$66,,,3(5$/'2763(&,),&$7,216&203$1<25(48$/ 7+(&2175$&7256+$//3529,'(727+((1*,1((55(&25''5$:,1*62)$6%8,/7&21',7,216)257+('(9(/230(172)7+(6,7(&2175$&7256+$//3529,'($9,'(22)7+(672506<67(0)25$//,17(51$/675((7,17(56(&7,216)25$//,17(56(&7,21:,7+(;,67,1*&2817<67$7($1')('(5$/52$'6567236,*1',$021'*5$'(0,1,0807+,&.75$)),&6,*1$*(6+$//0((767$1'$5'6,1$&&25'$1&(:,7+7+(/$7(67(',7,212)7+(0$18$/2)81,)25075$)),&&21752/'(9,&(6 087&' 7$//:+,7($//&$3,7$//(77(5,1*21*5((1%$&.*5281'%5$&.(7698/&$17<3(969$1'$/3522)25$33529('(48$/675((71$0(6,*1 $/80,180(;758'('%/$'(+,*+,17(16,7<35,60$7,&$//27+(56,*16+,*+,17(16,7<35,60$7,&25%(77(50,1,0807+,&.(0%(''('127/(667+$1)((7%(/2:7+(),1,6+('*5$'((/(9$7,213267)25$//6,*16*$/9$1,=('8&+$11(/2)$335235,$7(+(,*+76,7(,163(&7,21672%(3(5)250(':+(15$,1(9(1725*5($7(52&&856',6785%('$5($6/()7,'/()25)2857((1'$<625/21*(5$5(72%(6(('('$1'08/&+(''(7$,/6$1'/2&$7,2162)87,/,7,(66+$//&203/<:,7+&,7<2))$,5+23(87,/,7<0$18$/,)$1<02',),&$7,216$5(0$'(7+(&2175$&7256+28/'$/:$<6%(,1&203/,$1&(:,7+7+(0$18$/39&:$7(50$,1681'(56+$//&21)250727+(5(48,5(0(1762)$670'3,3(6+$//+$9($0,1,08035(6685(5$7,1*2)36,6'525+($9,(5:$7(50$,166+$//&21)250727+(5(48,5(0(1762)$670')2535(6685(3,3(:,7+,5213,3(2876,'(',$0(7(525$::$& 3,3(6+$//%($0,1,080&/$66)25$670'256'525+($9,(5)25$::$& $//39&:$7(53,3(6+$//%(0$5.('86,1*$75$&(5:,5(%85,('%(7:((1$1',1&+(6$%29(7+(7232)7+(3,3(75$&(5:,5(6+$//%(12&233(5:,5(:,7+3/$67,&&2$7,1*:,5(6+$//%(&$55,('837+528*+9$/9(%2;(6$1'7(50,1$7('$0,1,0802))((7$%29(7+(*5281'723(50,7&211(&7,212)/2&$7,1*(48,30(171210(7$//,&%/8(0$5.(57$3(6+$//%(%85,('$3352;,0$7(/<,1&+(6$%29(7+(7232)7+(3,3(7$3(6+$//%($0,1,0802),1&+(6:,'($1'217+(2:1(5 6/,672)0$7(5,$/6$1'$33529('0$18)$&785(56 PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532/(*(1'&/($5,1*/,0,76 -'/'5$:1 '$7( 6&$/( -2%1R / / I .,, ~ II I r1 I I I I I I / / ~-f-/ -/ ___ I . / ( I I I ) \I / I ---y--:\j I I I / -1--1) I :r I I I I -------- * 6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO&/($5,1**58%%,1* '(02/,7,213/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532/(*(1'&/($5,1*/,0,76 -'/'5$:1 '$7( 6&$/( -2%1R MATCHI...JNE -------------1 / b~~---1 / I / t..·.•.·III1 ..... H I// -----------------------1--1 / I ------I '--I I I I z--■EE1~'J'+--<<..iiiiiiiii.ii~< '5$,1$*(($6(0(17 '5$,1$*(($6(0(17 '5$,1$*(($6(0(17PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 ,167$//',7&+ 3+$6( 67$572)',7&+ 3+$6( 67$572)',7&+ 3+$6( ,167$//',7&+7<3 3+$6( ,167$//',7&+7<3 3+$6( 67$572)',7&+ 3+$6( ',7&+,167$//(',13+$6(',7&+,167$//(',13+$6(',7&+,167$//(',13+$6(6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO*5$',1* '5$,1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 352326('(;,67,1**5$',1* '5$,1$*(3/$1/(*(1'672506(:(53,3,1*-81&7,21%2; -% &2172856;;;;;;7<3(6:,1*,1/(7 ':&% :(,5,1/(7 :, 7<3(6:,1*,1/(7 6:&% 0,7(5('(1'6(&7,21 0(6 [!] □ □ [h L1:::I:,,. l=I I -----~ =-=-□ □ 0::,.. L1:::I:,,. 1-1 - -WETPOND#2 (PHASE 1) / ' POND "-CONSTRUCTED ""\. INPHASE1 \ I z E~< < *32+32+32+32+32+32+32+32+32+32+32+3 '5$,1$*(($6(0(17 ,167$//',7&+ 3+$6( ,167$//',7&+ 3+$6( ,167$//',7&+ 3+$6( /276*5$'(',13+$6(/276*5$'(',13+$6( '5$,1$*(($6(0(17/276*5$'(',13+$6(6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO*5$',1* '5$,1$*(3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 352326('(;,67,1**5$',1* '5$,1$*(3/$1/(*(1'672506(:(53,3,1*-81&7,21%2; -% &2172856;;;;;;7<3(6:,1*,1/(7 ':&% :(,5,1/(7 :, 7<3(6:,1*,1/(7 6:&% 0,7(5('(1'6(&7,21 0(6 [!] z E~< < ::::::11:111 □ □ □ □ Ch c:::t,,,. L'I:L ~ l=I 1-1 - -------' I \: I . ___ i __ _ ~ I ' T I I \ I \ \--~~-1 --\----\ \ -----\ 14 _""--: ____ _ '-.._ '-.._ --------- 6+((7&6($/$)),;5(9,6,21'$7('5$,1$*(&$//2876Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R I 915 I 18" RCP I 36LF I o.,9% I (PHA$E1) STORM LINEA (PHASE1) STORM LINE E STORM LINE E (PHASE2) STORM LINE G STORM LINE G (PHASE2) STORM LINEJ STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: STRUCTURE: DETAILS: A1-MES INV IN• 108.00(100) THROAT= 120.65 THROAT• 108.52 E1-MES G1-MES INV IN• 110.00(500) E12-S1 INV IN= 116.75(511) INV IN= 95.00(700) G8-S1 INV IN= 102.25(707) THROAT= 116.87 INV IN= 117.80(512) INV OUT= 99.00(706) J1-MES INV IN• 72.00(1000) A2-$2 INV IN= 109.75(101) THROAT= 121.00 INVOUT = 116.75(510) THROAT= 108.52 INV OUT= 108.20(100) E2-WI INV IN= 114.00(501) G2-S1 INV IN= 98.75(706) THROAT= 108.34 TOP =82.00 INV IN= 111.25(504) E13-S1 THROAT= 120.65 INV IN= 96.40(701) G9-WI INV IN= 103.00(708) J2-JB INV IN= 76.00(1001) THROAT= 116.87 INV OUT= 110.30(500) INVOUT = 117.00(511) INV OUT• 95.40(700) INV OUT= 103.00(707) INVOUT = 72.12(1000) A3-S2 INV IN= 110.00(102) THROAT= 107.58 INVOUT= 110.00(101) THROAT= 119.97 THROAT= 121.14 TOP• 108.35 TOP •93.00 E3-S1 INV IN• 115.50(502) E14-S1 INV IN= 118.00(513) G3-S1 INV IN= 97.25(702) G10-JB INV IN= 106.10(709) J3-JB INV IN= 85.00(10()2) THROAT• 119.71 INVOUT= 115.00(501) INV OUT= 118.00(512) INV OUT= 97.25(701) INV OUT= 106.10(708) INV OUT= 77.00(1001) A4-WI INV IN= 111.00(103) THROAT= 107.44 INVOUT= 111.00(102) THROAT• 120.25 THROAT= 121.28 THROAT= 117.43 TOP= 107.00 E4-S1 INV IN= 115.75(503) E15-S1 INVOUT = 118.15(513) INV IN• 98.40(703) G11-WI INV IN= 109.50(710) J4-OCS G4-S2 INV OUT= 90.00(1002) THROAT= 122.62 INV OUT= 115.75(502) INV IN• 101.50(705) INV OUT= 109.50(709) A5-S1 INV IN= 111.75(104) THROAT• 120.58 INV OUT= 97.50(702) INVOUT= 111.75(103) ES-WI THROAT= 119.47 E16-S2 INV IN= 114.50(515) THROAT= 116.55 INV OUT= 116.24(503) INV IN= 115.00(517) THROAT= 108.61 G12-S1 INV IN• 111.28(711) (PHASE2) STORM LINE J THROAT• 122.62 INV OUT= 114.50(514) G5-S1 INV IN= 100.00(704) INV OUT• 110.50(710) A6-S1 INV IN• 112.00(105) THROAT= 121.06 INV OUT= 99.00(703) NAME SIZE & TYPE LENGTH INVOUT= 112.00(104) E6-WI INV IN• 112.50(505) THROAT= 120.58 THROAT= 116.37 SLOPE INV OUT• 112.50(504) E17-S2 INV IN= 115.25(516) G6-WI THROAT= 106.95 G13-S1 INV IN= 111.50(712) 1000 36" RCP 35 LF 0.34% A7-OCS TOP= 121.50 INVOUT = 114.65(515) INVOUT= 101.00(704) INVOUT = 111.50(711) INV OUT= 114.00(105) THROAT= 121.50 1001 36" RCP 33 LF 3.01% E7-WI INV IN= 113.60(506) THROAT• 120.60 G7-S2 THROAT= 105.91 G14-WI THROAT= 115.01 INV IN= 113.60(514) E18-WI INVOUT • 116.00(516) INV OUT= 102.00(705) INV OUT= 112.00(712) 1002 36" RCP 76 LF 6.56% INV OUT= 113.60(505) (PHASE1) STORM LINEA TOP= 122.59 TOP• 124.00 E19-JB INV IN= 116.00(518) ~ NAME SIZE & TYPE LENGTH SLOPE E8-JB INV IN= 113.80(507) INVOUT = 116.00(517) 100 30" RCP 67 LF 0.30% INV OUT= 113.80(506) (PHASE2) STORM LINE G (PHASE1) STORM LINE K THROAT= 121.00 101 24" RCP 30 LF 0.85% THROAT= 122.00 E20-S2 INV IN= 117.50(519) NAME SIZE & TYPE LENGTH SLOPE STRUCTURE: DETAILS: E9-S1 INV IN= 117.60(508) INVOUT = 117.00(518) 102 24" RCP 158LF 0.63% INV IN= 116.00(510) 700 30" RCP 108LF 0.37% K1-MES INV OUT= 115.00(507) E21-S2 THROAT• 121.00 INV IN= 113.50(1100) f!Q 103 24" RCP 172LF 0.44% TOP• 122.78 INVOUT = 118.00(519) 701 30" RCP 154LF 0.55% TOP= 118.00 104 24" RCP 29LF 0.86% E10-JB INV IN• 118.50(509) 702 30" RCP 50LF 0.50% K2-OCS INVOUT = 113.70(1100) INV OUT= 118.00(508) 105 24" RCP 227LF 0.88% 703 24" RCP 120LF 0.50% E11-S2 THROAT= 122.58 704 24" RCP INV OUT= 119.50(509) 168LF 0.60% (PHASE1) STORM LINE K 705 18"RCP 90LF 0.55% (PHASE1) STORM LINE B NAME SIZE & TYPE LENGTH SLOPE 706 30" RCP 29LF 0.86% STRUCTURE: DETAILS: (PHASE1} STORM LINE E 1100 24"RCP 32LF 0.63% 707 30" RCP 70LF 1.07% B1-MES NAME SIZE & TYPE LENGTH SLOPE 708 24" RCP 182LF 1.71% INV IN= 101.00(200) 500 36" RCP 96LF 0.31% 709 24" RCP 200LF 1.71% (PHASE1) STORM LINE L TOP= 116.00 B2-OCS INVOUT = 102.00(200) 501 30" RCP 164 LF 0.61% 710 24" RCP 175LF 0.57% STRUCTURE: DETAILS: 502 24" RCP 54LF 0.46% 711 18"RCP 33LF 0.68% (PHASE1) STORM LINE B 503 24" RCP 162 LF 0.30% 712 18"RCP L1-MES INV IN= 111.00(1200) 168LF 0.30% NAME SIZE & TYPE LENGTH SLOPE 504 36" RCP 298 LF 0.42% GRATE• 117.00 L2-DI INV OUT• 111.50(1200) 200 30" RCP 94 LF 1.06% 505 36" RCP 318 LF 0.35% (PHASE2) STORM LINE I STORM LINE I 506 36" RCP 54LF 0.37% STRUCTURE: DETAILS: STRUCTURE: DETAILS: 507 (PHASE1) STORM LINE C 36" RCP 179 LF 0.67% (PHASE1) STORM LINE L 508 18" RCP 31 LF 1.30% I1-MES 110-81 THROAT= 110.11 STRUCTURE: DETAILS: INV IN= 95.00(900) INV OUT = 103.50(908) NAME SIZE & TYPE LENGTH SLOPE 509 18" RCP 171 LF 0.58% C1-MES THROAT= 109.57 1200 18"RCP 83LF 0.60% INV IN= 109.00(300) 510 30" RCP 249 LF 0.30% INV IN= 103.50(901) INV IN= 102.90(910) I2-JB INVIN = 101.50(909) 111-82 INV IN• 102.50(911) TOP= 114.60 511 24" RCP 29LF 0.86% INV IN= 101.00(906) INV OUT• 102.40(909) C2-JB INV IN= 109.50(301) 512 18" RCP 29LF 0.68% INV OUT= 96.00(900) INV OUT= 109.50(300) 112-82 THROAT= 109.57 513 18" RCP 31LF 0.48% THROAT• 112.56 INV OUT= 103.50(910) (PHASE1) STORM LINE M THROAT= 114.65 I3-WI INV IN• 107.00(902) C3-WI INV OUT= 110.00(301) 514 30" RCP 175 LF 0.51% INV OUT= 104.00(901) TOP=111.97 STRUCTURE: DETAILS: TOP= 116.54 I13-JB INV IN= 103.00(912) 515 30" RCP 30LF 0.51% INV IN= 104.00(913) I4-JB INV IN= 108.58(903) INV OUT= 103.00(911) M1-MES INV OUT= 117.75(1300) (PHASE1) STORM LINE C 516 24" RCP 168 LF 0.45% INV OUT= 108.58(902) NAME SIZE & TYPE LENGTH SLOPE 517 24" RCP 208 LF I14-WI THROAT= 107.60 M2-MES 0.48% THROAT= 117.78 INV OUT= 104.00(912) INVIN = 117.00(1300) I5-WI INVIN = 111.00(904) 300 24" RCP 102 LF 0.49% 518 24" RCP 174 LF 0.58% INVOUT= 111.00(903) TOP= 116.09 301 24" RCP 73LF 0.69% 519 18" RCP 55LF 0.90% I15-JB INV IN= 107.00(914) THROAT• 118.70 INV OUT= 107.00(913) I6-S1 INV IN• 112.25(905) (PHASE1) STORM LINE M INVOUT• 112.25(904) THROAT• 116.45 (PHASE1) STORM LINED 116-81 INV IN= 110.25(915) NAME SIZE & TYPE LENGTH SLOPE I7-S1 THROAT= 118.70 INV OUT• 110.00(914) STRUCTURE: DETAILS: INVOUT= 112.35(905) 1300 24" RCP 131 LF 0.57% THROAT= 116.59 TOP• 111.46 I17-S1 INV OUT= 110.50(915) D1-MES INV IN= 110.70(400) I8-JB INV IN• 103.00(907) INV IN= 110.70(401) INV OUT= 103.00(906) THROAT= 115.60 THROAT=110.11 INV IN= 110.90(402) I9-S1 INV IN= 103.20(908) D2-S2 INV IN= 110.90(403) INV OUT= 103.20(907) INV OUT • 110.90(400) INVOUT • 110.90(401) (PHASE2) STORM LINE I THROAT= 115.60 INV IN= 111.05(404) NAME SIZE& TYPE LENGTH SLOPE D3-S2 INV IN = 111.05(405) INV OUT = 111.05(402) 900 36" RCP 123 LF 0.81% INV OUT = 111.05(403) 901 24" RCP 48LF 1.04% D4-MES INVOUT • 111.25(404) 902 24" RCP 156 LF 1.01% INV OUT • 111.25(405) 903 24" RCP 243LF 1.00% 904 24" RCP 161 LF 0.78% l'""""""""""'"'~j (PHASE1) STORM LINED 905 18" RCP 29LF 0.34% NAME SIZE & TYPE LENGTH SLOPE 906 18" RCP 152 LF 1.31% 400 42" RCP 40LF 0.50% 907 18" RCP 23LF 0.88% ~~ 401 908 18" RCP ~i 42" RCP 40LF 0.50% 29LF 1.03% ~, 402 42" RCP 30 LF 0.51% 909 30' RCP 98LF 0.91% ....: 403 42" RCP 30 LF 0.51% 910 18" RCP 30LF 2.03% 404 42" RCP 40LF 0.50% 911 18" RCP 88LF 0.57% 405 42" RCP 40LF 0.50% 912 24" RCP 192 LF 0.52% 913 18" RCP 202 LF 1.49% 914 18" RCP 168 LF 1.79% :;;;;;;;;;;;;;;;;;;;;;;PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 ),36&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO(526,21 6(',0(17&21752/3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532),36%&(3/(*(1' 087636(&%23'9&,3),3&,3: -'/'5$:1 '$7( 6&$/( -2%1R 127(6 7+,66,7(6+$//$'+(5(727+(5('62,/$1'&/$<25',1$1&(5('62,/$1'&/$<,6352+,%,7(':,7+,1 2)&5,7,&$/$5($6,1&/8',1*:(7/$1'6$1'675($067+,66,7(6+$//$'+(5(727+(&,7<2))$,5+23(:(7/$1'25',1$1&(12',6785%$1&(,6$//2:(':,7+,17+( :(7/$1'%8))(5,1&/8',1*&/($5,1*$&7,9,7<--------...... .....__...._ I ~-~ I '-.... I , ' ------, I :~_ I I -----~ / / I I 0 cct,ISTRUCllON EXITPAD z--lEE~~~< --~< 0 ,.,, ... , ...,,,. 0 FABRICDR(JI '"" PR01EC1KI< 0 IIUUHNG 0 lEMPOtlRY SEEIK 0 PERMANENT SEEIK 0 EROSl~CONTRCN.. EllNl<ET 0 OOllET ""'1EC110N 0 """SION 0 CURBIIL.ET PROlECTION 0 STRAW WA.TUES fir~~ *;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;; ),3&,3),3),32323236%6%76086%;;;;6%6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO(526,21 6(',0(17&21752/3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532),36%&(3/(*(1' 087636(&%23'9&,3),3&,3: -'/'5$:1 '$7( 6&$/( -2%1R 127(6 7+,66,7(6+$//$'+(5(727+(5('62,/$1'&/$<25',1$1&(5('62,/$1'&/$<,6352+,%,7(':,7+,1 2)&5,7,&$/$5($6,1&/8',1*:(7/$1'6$1'675($067+,66,7(6+$//$'+(5(727+(&,7<2))$,5+23(:(7/$1'25',1$1&(12',6785%$1&(,6$//2:(':,7+,17+( :(7/$1'%8))(5,1&/8',1*&/($5,1*$&7,9,7<--7 -i---1 I :11: --T--11 I I \ I I - -~ - -\ _\ ____ i --\-----\ \ --c -------1 1-------l --------: I""'-----I ---~------'----'------"----1 t ------11 ------1-----,,,-o-----------___,,---~ ------------------~ -~ --------m:--lm__ ---~-----------tttt--trrl ----z--■E8~~<..iiiiiiiiiiiiiiiii~< 1-----~-I / b~_:::_ __ I / I / / / ----/ / / -/% - -/ / / 0 ""51RUCll(II EXIT PAD 0 """"' BARRIER 0 FABRIC l:RCP 111£1 PROlECTIO< 0 MUU>ING 0 lEMPatlRY '"'"' 0 PERt.lANENT ""'"' 0 "'°""'CONlffll. IUNKET 0 0U1l£T PROT[C110, 0 """""" 0 QJRBIHLET PR01[C110, 0 SlRAW WATR.ES CO FABRIC&llRB llf.ETPR01[C1lo, ::::::::::::::::::::::::::::::::::::::::6 6 : : ::::::::::::::)0)0)0)0)0)0)0)0)0)0)0)0)0)06 6 :6 6 ::6 6 :: : ::::::6 666 6 66 :::66:::::::6666666666666:::::666666666::::::66666 6 6 6 6 6 6 :66 6 6 66:::::,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<7,(,1723+$6(:$7(50$,1,167$//39&:$7(50$,1,167$//39&:$7(50$,1,167$//39&:$7(50$,1,167$//(',13+$6(,167$//(',13+$6(PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2::PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 ::::::::$%$1'217(0325$5<39&:$7(56(59,&(72/,)767$7,21,13+$6(6 666666666666666666666666666666666666666666666666666666666666666666666666666666666666,167$//),5(+<'5$17$66(0%/<:0-*$7(9$/9(/)'8&7,/(,521 3+$6( ,167$//7(( 0-*$7(9$/9(6&$/(6+((7& 6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO87,/,7<3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 3653287,/,7<3/$1/(*(1'9$/9(:$7(56(59,&((;,67,1*)0*),5(+<'5$17$66(0%/<0$1+2/(:$7(5)25&(0$,181'(5*5281'(/(&75,&*$68*(352326('*2+329(5+($'32:(58*(2+3::)066$1,7$5<6(:(56(59,&(:6:6 -'/'5$:1 '$7( 6&$/( -2%1R 66*5$9,7<6(:(50$,166~ I ,------r :--------f--- ---- -------, I I : l ______ J _______ 1 S115 ~ 105 / REMOVE PLUG & TIE INTO PHASE 1 WATER MAIN I -----~ ! ' -----! I --, I ! i I I -----l ! I I t --------- ---I MATCH.JNE NAME S100 S101 S102 S103 S104 S105 S106 S107 S108 S109 S110 S111 S112 S113 S114 S115 S116 GRAVITY SEWER SIZE & TYPE LENGTH SLOPE NAME 8"PVC 229 LF 0.68% S117 8"PVC 118 LF 0.40% S118 8"PVC 400 LF 0.40% S119 8"PVC 392 LF 0.40% S120 8"PVC 208 LF 0.40% S121 8"PVC 384 LF 0.40% 5122 8"PVC 394 LF 0.40% S123 8"PVC 94 LF 0.41% 5124 8"PVC 118 LF 0.40% S125 8"PVC 400 LF 1.18% 5126 8"PVC 205 LF 0.40% S127 8"PVC 44LF 0.41% S128 8"PVC 182 LF 0.40% S129 8"PVC 87 LF 0.42% 5130 8"PVC 142 LF 0.40% 8"PVC 258 LF 2.90% 8"PVC 274 LF 1.75% t--------1 I 1---------1 I L-----1 I INSTALL WATER SERVICE, TYP." I I I l ______ _ __________ .... ______ _ GRAVITY SEWER SIZE & TYPE LENGTH SLOPE a·PVc 68LF 0.40% a•pyc 225LF 0.40% a·PVc 143LF 0.40% a•pvc 358LF 0.40% e•pvc 327LF 0.40% a•PVC 363LF 0.82% a•pvc 167LF 0.40% a·PVc 400LF 2.41% a·PVc 400LF 0.54% e•pyc 128LF 0.49% a•pvc 260LF 0.40% a•pvc 89LF 0.60% e•pvc 400LF 1.51% a•pyc 237LF 0.59% GRAVITY SEWER STRUCTURE: MH-1 (LIFT STATION) MH-2 MH-3 MH-4 MH-5 MH-6 MH-7 MH-8 MH-9 MH-10 MH-11 MH-12 MH-13 MH-14 MH-15 MH-16 z DETAILS: RIM= 107.00 INV IN = 100.00(S100) RIM= 107.77 INV IN = 101.65(6101) INV IN= 101.65(6122) INVOUT= 101.55{S100) RIM• 108.74 INV IN • 102.22(5102) INVOUT= 102.12(6101) RIM• 117.77 INV IN• 103.92($103) INV OUT= 103.82(6102) RIM= 120.02 INV IN= 105.59($104) INV OUT= 105.49(6103) RIM= 121.21 INV IN= 106.52(5105) INV OUT= 106.42(5104) RIM= 122.39 INV IN= 108.17(5106) INV IN= 108.17(5110) INV OUT= 108.07(5105) RIM• 122.37 INV IN = 109.84($107) INV OUT• 109.74(5106) RIM= 122.71 INV IN = 109.94(5108) INV OUT= 110.22(5107) RIM= 123.53 INV IN= 110.51(5109) INVOUT= 110.41{5108) RIM= 119.24 INV OUT= 115.24(5109) RIM= 124.00 INV IN= 109.10(5111) INVOUT • 109.00(S110) RIM= 124.50 INV IN= 109.38($112) INVOUT= 109.28(5111) RIM= 123.80 INV IN= 110.20(5113) INV IN= 110.20(5116) INV IN= 110.20(6117) INVOUT= 110.10(5112) RIM= 124.28 INV IN= 110.67(6114) INV OUT= 110.57(5113) RIM• 124.82 INV IN• 111.34(5115) INVOUT• 111.24(5114) GRAVITY SEWER STRUCTURE: DETAILS: MH-17 RIM= 122.83 INV OUT= 118.83(8115) MH-18 RIM= 122.29 INV OUT= 115.00(S116) RIM= 124.17 MH-19 INV IN= 110.57(5118) INVOUT• 110.47(8117) RIM= 122.29 MH-20 INV IN• 111.58(5119) INVOUT• 111.48(8118) RIM= 120.56 MH-21 INV IN= 112.25(5120) INVOUT= 112.15(8119) RIM= 118.14 MH-22 INV IN= 113.79{5121) INV OUT= 113.69(8120) MH-23 RIM• 119.11 INV OUT= 115.10(S121) RIM= 110.46 MH-24 INV IN= 104.72(5123) INV OUT• 104.62(8122) RIM= 111.49 MH-25 INV IN= 105.49(6124) INV IN= 105.49{S127) ~ INV OUT= 105.39(S123) RIM= 119.22 MH-26 INV IN= 115.22(5125) INV OUT= 115.12(6124) RIM= 121.39 MH-27 INV IN= 117.49(5126) f!Q INV OUT• 117.39(6125) RIM• 122.12 MH-28 INV OUT= 118.12($126) RIM= 110.36 MH-29 INV IN= 106.46($128) INV OUT= 106.54(6127) RIM= 111.00 MH-30 INVIN = 107.10(5129) INV OUT= 107.00(S128) RIM= 117.12 MH-31 INV IN= 113.22{5130) INV OUT= 113.12(6129) MH-32 RIM• 118.62 INV OUT• 114.62(8130) 7 :::::::::::::::::::::::::::::::)0)0)0)0)0))0)0)0)06 6 6 6 6 6 66Z:: :::: ::::6 666 ::::66666666:::::::::::::66666666666 6 6 6::::::6 6 66666666666666666666666666666666666666666666666666666666666666666,167$//('39&6(:(5)25&(0$,1,13+$6(,167$//('39&*5$9,7<6(:(50$,1,13+$6(,167$//39&*5$9,7<6(:(50$,1,167$//39&*5$9,7<6(:(50$,1,167$//),5(+<'5$17$66(0%/<,167$//%(1':0(*$/8*6,167$//%(1':0(*$/8*6,167$//%(1'6:0(*$/8*6,167$//%(1':0(*$/8*6,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//),5(+<'5$17$66(0%/<,167$//%(1':0(*$/8*6,167$//%(1':0(*$/8*6,167$//%(1':0(*$/8*6,167$//7((:0(*$/8*6 0-*$7(9$/9(6:$7(56(59,&(,167$//(',13+$6()25/,)767$7,215(029(&211(&7,21727(0325$5<6(59,&($1'7$3,1720$,1)253+$6(,167$//39&*5$9,7<6(:(50$,1 ,167$//39&:$7(50$,1,167$//39&:$7(50$,1,167$//39&:$7(50$,1::::::$%$1'217(0325$5<39&:$7(56(59,&(72/,)767$7,21$%$1'217(0325$5<39&:$7(56(59,&(72/,)767$7,21,13+$6(6666666666666666666666666ZZ6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOO87,/,7<3/$1Civil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 36532 -'/'5$:1 '$7( 6&$/( -2%1R 87,/,7<3/$1/(*(1'9$/9(:$7(56(59,&((;,67,1*)0*),5(+<'5$17$66(0%/<0$1+2/(:$7(5)25&(0$,181'(5*5281'(/(&75,&*$68*(352326('*2+329(5+($'32:(58*(2+3::)066$1,7$5<6(:(56(59,&(:6:666*5$9,7<6(:(50$,166.--------------i-t---______ i I 7 I ~-----~ --~ I ---'-------H---1 ~f----!!-+---'-~ I I "'~ L______ I " S124 r~s~i::-SERVICE, TYP. I I --, ___ I I MATCHUNE L rt 0 © ~--t-----L----J i :I ~ _i_ __ JI L MH-1 (LIFT STATION) GRAVITY SEWER GRAVITY SEWER STRUCTURE: DETAILS: STRUCTURE: DETAILS: MH-1 (LIFT STATION) RIM= 107.00 MH-17 RIM= 122.83 INV IN= 100.00(S100) INVOUT= 118.83(5115) RIM• 107.77 MH-18 RIM• 122.29 MH-2 INV IN= 101.65(8101) INVOUT• 115.00(S116) INV IN= 101.65(8122) INV OUT= 101.55($100) RIM= 124.17 MH-19 INV IN= 110.57($118) RIM• 108.74 INVOUT• 110.47(5117) MH-3 INV IN= 102.22(8102) INVOUT= 102.12($101) RIM= 122.29 MH-20 INV IN= 111.58($119) RIM= 117.77 INV OUT= 111.48($118) MH-4 INV IN= 103.92($103) INV OUT• 103.82($102) RIM= 120.56 MH-21 INV IN= 112.25($120) RIM= 120.02 INVOUT= 112.15(5119) MH-5 INV IN= 105.59($104) INV OUT= 105.49($103) RIM•118.14 MH-22 INV IN= 113.79($121) RIM= 121.21 INVOUT= 113.69($120) MH-6 INV IN= 106.52($105) INV OUT• 106.42($104) MH-23 RIM=119.11 INVOUT• 115.10($121) RIM• 122.39 MH-7 INV IN= 108.17(8106) RIM= 110.46 INV IN= 108.17(8110) MH-24 INV IN= 104.72(8123) INV OUT= 108.07(8105) INV OUT= 104.62(8122) RIM= 122.37 RIM=111.49 MH-8 INV IN= 109.84(8107) MH-25 INV IN= 105.49(8124) INV OUT= 109.74($106) INV IN= 105.49($127) INV OUT= 105.39(S123) RIM= 122.71 MH-9 INV IN= 109.94(8108) RIM= 119.22 INV OUT= 110.22(5107) MH-26 INV IN= 115.22(5125) INVOUT= 115.12(8124) RIM• 123.53 MH-10 INV IN= 110.51($109) RIM= 121.39 INVOUT= 110.41(5108) MH-27 INV IN= 117.49(8126) INV OUT= 117.39($125) RIM= 119.24 MH-11 INV OUT• 115.24(5109) RIM= 122.12 MH-28 INVOUT= 118.12(8126) RIM= 124.00 MH-12 INV IN= 109.10(8111) RIM= 110.36 INV OUT= 109.00(S110) MH-29 INV IN= 106.46(5128) INV OUT= 106.54(8127) RIM= 124.50 MH-13 INV IN= 109.38(8112) RIM= 111.00 INVOUT= 109.28(5111) MH-30 INV IN= 107.10(8129) INVOUT= 107.00(S128) RIM• 123.80 INV IN• 110.20(8113) RIM• 117.12 MH-14 INV IN= 110.20($116) MH-31 INV IN= 113.22($130) INV IN= 110.20(8117) INVOUT= 113.12($129) INVOUT= 110.10(5112) RIM= 118.62 RIM• 124.28 MH-32 INVOUT= 114.62(8130) MH-15 INV IN• 110.67(8114) INV OUT• 110.57($113) RIM= 124.82 MH-16 INV IN= 111.34($115) INVOUT• 111.24($114) GRAVITY SEWER GRAVITY SEWER NAME SIZE & TYPE LENGTH SLOPE NAME SIZE & TYPE LENGTH SLOPE S100 8" PVC 229LF 0.68% S117 8" PVC 68 LF 0.40% S101 8" PVC 118LF 0.40% S118 8"PVC 225 LF 0.40% S102 8" PVC 400LF 0.40% S119 8" PVC 143LF 0.40% S103 8" PVC 392 LF 0.40% S120 8"PVC 358LF 0.40% S104 8" PVC 208LF 0.40% S121 8" PVC 327LF 0.40% S105 8" PVC 384 LF 0.40% S122 8" PVC 363LF 0.82% S106 8" PVC 394 LF 0.40% S123 8"PVC 167LF 0.40% S107 8" PVC 94LF 0.41% S124 8"PVC 400 LF 2.41% S108 8" PVC 118LF 0.40% S125 8" PVC 400 LF 0.54% S109 8" PVC 400LF 1.18% S126 8"PVC 128LF 0.49% S110 8" PVC 205LF 0.40% S127 B"PVC 260 LF 0.40% S111 8" PVC 44LF 0.41% S128 B"PVC 89 LF 0.60% S112 8" PVC 182LF 0.40% S129 8" PVC 400 LF 1.51% S113 8" PVC 87LF 0.42% S130 B"PVC 237 LF 0.59% S114 8" PVC 142LF 0.40% S115 8" PVC 258LF 2.90% S116 8" PVC 274LF 1.75% z 7 ,167$//675((7/,*+77<3,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,2167$572)6,'(:$/.3+$6(67$572)6,'(:$/.3+$6(67$572)6,'(:$/.3+$6(,167$//('3('(675,$13$7+,13+$6(,167$//('3('(675,$13$7+,13+$6(PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 2PHASE 1PHASE 1PHASE 2PHASE 1PHASE 2 ,167$//&21&5(7(5$037<3,167$//)/86+5,%%21&85%,1*,167$//)8785(7+58675((76,*17<36&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOOCivil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 365326,'(:$/.675((7/,*+7 6,*1$*(3/$1 -'/'5$:1 '$7( 6&$/( -2%1R Ir~------, j ~--~,r 11-------~ 1 I_I ______ t 11 I I I I 11------· I INSTALL STREET t I _I - - -Ll'.:_HT.:...TYP I ti ~ I If---------I _ L l1 ______ _ INSTALL STREET LIGHT, TYP. z--■c::8~~< ... iiiiiiiiiiiiiiiiiiiiiiiii::::< --11 ~--ill_ ----j11 -----11~--------t I INSTALL STREET I I LIGHT, TYP. • tit--------'. - --------, I • I I '. I I ; I I ,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$//675((7/,*+77<3,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21,167$// &21&5(7(6,'(:$/.:52$'&216758&7,21 ,167$//:(7/$1'%8))(56,*1663$&('# 2&,167$//:(7/$1'%8))(56,*1663$&('# 2&6&$/(6+((7&6($/$)),;5(9,6,21'$7(5.QRZZKDW VEHORZEHIRUH\RXGLJ&DOOCivil Engineering& Surveying+ROFRPE%OYG6WH))DLUKRSH$/ Harvest GreenWest SubdivisionFairhope, Alabama 365326,'(:$/.675((7/,*+7 6,*1$*(3/$1 -'/'5$:1 '$7( 6&$/( -2%1R -----rr-------1 I 11 I I I I I I I I --------j MATCHUNE -------i I __________ I EXERCISE • _-+----+----1--+ ---1--i,~~~~~---+-----+---+-----+--I k "-------------------~ z--■c::8~~< ... iiiiiiiiiiiiiiiiiiiiiiiii::::< -------1...,----~--~j I 11 ii __________ 11 It I I -------=-----= =-= =---J i • ----------<1 ii DELINEATED100 FT. STREAM BUFFER 30' BUFFER30' BU F F E R ( T Y P ) 100 F T . S T R E A M B U F F E R DELINEATED WETLANDS WWWWWWWWWWWWW WWWWWWWW WWWWWWWWWW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW SSWWWWSSSSWWWWWWWWWWWWWWWWWWWWWWWWW W W 107108109110111 112 113 114 115 11611711899100 101 102 1031041051069495 96 9798 92938485868788899091808182837967686970717273747576777866 64121119120121122117118119120120121121121122122122123124120121122123124124116117118119116116116115114113112114115116117118119120121122123124106108 110 112 114115116 117118120121122123 991001021049898979899100102104105 106107108109110111112113114115115109110111113114112102103104105106107108949596979899100101848688909276788082 747172 707071727374757677786869707172737475767778798067 68888990919293949596979899100102104106108114115116117118119120121 86 88 90 92 94 96 98 100101102 103 104 105106 107 108 109 110 111 114 115 116 117 118 119 120 121122123124 123124119120121122 116117118119121122123112113117118119120121122111110 10410510610710810911011199100102104106112113114115116117116 117 118113114115116117118111 103 104 105 106 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123124 991001011028586889092 94 96 97 98 99 100 757678808284 707172737469767778798083848586 7172737475 70 118119120121122123122 123120121119119120124122123121122123124121117118119115116117118119118119120120120121122119119120122123121125 123 122123121W PHASE 1 PHASE 2 PHASE 2PHASE 1PHASE 1 PHASE 2123456789101112 13141516171819202122232425262728 293031 32333435 36373839 4041421234567891011121314151617181920212223242526272829303132 33 34 35 36 37383940414243444546474849 50123456789101112131415161718192021222324252627282930313233 34 35363738394041424344454647484950515253545556STATE HWY 181 R/W VARIES WGGG UGTUGTUGTUGTUGTUGTXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXDELINEATED30' BUFFERWETLANDS116115114SSSSSSWETLANDS122120118116122120118116110 114112114112108 106 104 102 100 98 96 94 94 96 98 100 102 104 106107 107 106 104 102 100 98 96 94 92 90 88 86118116114112110116114112110112114116118110 110108108S S SS S S S SSSSSSSSSSSSWSSWWWSSSSSSSSSSwWWWWWWWWWSSSSWWSSSSWWWWWWWSWWWWWWWWWWSSSSSSSSSSSS SS SSSSSSSSWWS SWWWWWWWWWWWWS SSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWSSSSSSSSSWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSWSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWSSS SSSSSSSSSSSSSSSSSSSS SSSSSSSSSS 106 104 102 100 98 96 94 92 90 102104106106 104 102 SSSSSSSSWET POND #2 (PHASE 1) WET POND #3 (PHASE 1)WPHASE 2PHASE 1PHASE 1 PHASE 2 PHASE 1PHASE 211010810510671737511430' BUFFER (T Y P ) 30' B U F F E R ( T Y P )W15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT119LANTANAWAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILMORNINGMIST WAYMORNINGMIST WAYMORNING MIST WAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILDAYBREAKTRAIL115120111 111112113114116117118119121122110110115115 108108109109111111111111 112112 113113 114 114116116117117118118119107120121122122122123120120117117118118119119121122 123123122 123123124124120118118119119119121122123122121120119117118116117115113114110109119115110122123123110112114115116116115©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.com00100'200'N O R T HScale: 1"= 100'TREE PRESERVATION & REMOVAL PLAN1TREE PRESERVATION NOTESTREE SI IB'vfY PISQ AIMER· 1. ALL lREE SURVEY INFORMAllON HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY S.E. CIVIL. TREE PRESERVATION /REMOVAi NOTFS· 1. ALL lREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY W/ AN •x• ON TOP, WHILE ALL lREES TO BE PRESERVED ARE SHOWN IN BLACK. 2. TREES IN EXCESS OF 20• IN DIAMETER ARE CONSIDERED PROTECTED. 3. FOR THE FIRST EFFORTS OF CONSlRUCTION. THE DEVELOPER LOOKS TO ONLY REMOVE lREES TO WHERE THE ROADS, PONDS, OR UllLITIES WILL BE LOCATED. DURING HOME CONSlRUCTION, EACH LOT HOME BUILDER MAY ELECT TO SAVE OR REMOVE lREES ON THE LOT AS OEEMED NECESSARY. 1-----------------------------------------------L....~-====~I rn ::..11.:" '::..I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ______ _ ~ ~ Revisions / Submissions _ 05.24.21 =CITY~S=UBM=ITT=AL ___ _ _ 09.24.21 _CITY_S_UBM_ITT_AL ___ _ _ 10.14.21 ~CITY~S=UBM~ITT~AL ___ _ --------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYilion11, rnodifk:alion11 or use of tt-documents without. the expmswrittenconsentafWISDeoginilprohibitedbylaw. SJW Reg"1ration ,...,, vrw Project Manager cw Princ!pal 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO ©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comTREE PROTECTION1/4" = 1'-0"Maintain existinggrade with the treeprotection fenceunless otherwiseindicated on theplans.2" x 6' steel postsor approved equal.5" thicklayer of mulch.Notes:1- See specifications for additional treeprotection requirements.2- If there is no existing irrigation, seespecifications for watering requirements.3- No pruning shall be performed exceptby approved arborist.4- No equipment shall operate inside theprotective fencing including during fenceinstallation and removal.5- See site preparation plan for anymodifications with the Tree Protectionarea.SECTION VIEWKEEP OUTTREEPROTECTIONAREA8.5" x 11"signlaminated inplastic spacedevery 50'along thefence.URBAN TREE FOUNDATION © 2014OPEN SOURCE FREE TO USETree Protectionfence: High densitypolyethylene fencingwith 3.5" x 1.5"openings; Color-orange. Steel postsinstalled at 8' o.c.1FX-PL-FX-TRMT-02HARVEST GREEN WEST -TREE PRESERVATION CREDITS -Sec. 2.0.5-4(m) Tola! Trees To 811: Pre:aeNed:: Tola! Tree Credit:a Enmed: 1ml !iEtllJS. ~ 2(1' C.!)'o Lllinok'len5-ls 36" C."f• illinoinensi5 3$" ''"'' Hffno!non>l, 48" C."f• kllinoinensi.s 36" Uqurdarnbar s~rac:ifl41a 2(1' PlnU$ sp. 21" PinU5 SP-22" Pinus sp. 2.3" Pinul ip. .24" Plnm sp, 20" OiJeraJ> nlgr.1 22·· QUtl'OJS nlr,.a "2,411 Que"-"S nl!v• 26" Quercus nijl'".a 36" QuHCUs nifr.a «'' Qut-r'QJS nigr.a 48" Ouero.;s nifr.ai 211' Quercus vtrgf11111in111 :2,4•• QuerCl.15" 11ifsliiiana .26" Quercus 1/trginiaoa 28" Quercus tJifl)fllana 30'' Quercu$ vl'l,lni~na 32" OueroJs Vlrginlenl 33" Quete;s Ylrglnlanl 36" ~erl.i.ls ¥k'P,laoil! 4(]1' QUefCUS vifP!litoa 42" Qu<tQJS Yitgir,ian.;, 4~• QUl!'l'cuS vifli:niana 60" Quera,J vir&inlana TREE REMOVAL Total Trees To Be Removed; Tolbl Tree Dfltiila: Pffl !,_Et(I.J~ S~IES 20 C.rya IIJnolnensls: 30 C.rya lllnoinensis 46C.ry., IIH1oinensis ll lJQuld1mbu swradflua 36 Uquldart.biir $1;Yradtlu-ii 20 pjnus ..,_ 21 Pinus ..,_ 22 Pinus ..,_ 2.4 Pinu$ <p. 20Quercus nl8fi1 2.1 Ouero.n; n~ l2 Quercvs nlgra l4 QUtm.t$ "i«f:11 2.7 Q.LltrCU$ nia,a 28 Quercus nitra l2.Quercu5 ·~· 36 Qu.erws ·~· »Qv~r~s -~· 2.1 Q.uercus virginiana 2.4 Quel'cus v1'giniana 2.6 Quercus IJtrslnbna 2.9Qutra,s v1,&1nlan1 3,3QuerM \Olt~nlana 36Q1.1era1, vlrglnt.ana 4-2 QUtrtbS vitiiliiaha §.2 Q\Jerros llirai"iana ~tHdbtQt:H~ME !ID'. I'«•• !'Kan 3 f'«on 2 P«an SweetgtJm Pin• • Pine 3 Pin• Pin• Pin• Weteroek 5 W•uero1k 6 We1ero1lk • Wateroalc Wauiroalc 3 Wattt"Ollc Woteroalc u-,,0,1 l.iw!Oak. 6 live Dalt 3 LM!O.ak 5 LMO.1k 1 Uveo,1 5 LM!01i Uveo,~ Uveoa~ Liveoak 2 live Oak 2 U..Oak CQ.1,1!,!l!.li~lo!E Q]Y Pecan 1 l'c<an e.an 9,1,"""'rn Sweet.,urn Pini!: Pini!: Pini!: Pini!!! Water oak Water oak Water oak Wa~,oa• Wa~,o:ik Wate,o;~ w,teroilk Wititroi~ Wattraak Livi! Oak Livi! Oak U\leOaik U\ic Oak Lhl•O•k Uve Oak LJ\leoai.: Live Oak .:BE~CJ:S eEBIBEE 2 4 6 l. 2 l. 2 3 2 2 ~ 3 4 s 6 2 3 3 3 3 4 • • • 7 DEBITS el;J'\JffE 2. 3 s :l. :l. .2 1. 3 2 2. 2. > > l • • • 1. ' 3 3 • 4 s 6 7!!1 Treas 262Credlts I!JIAL ~efDII~ 2 u ~ 6 lC u l> u 5 12 2 18 9 l5 21 20 10 10 12 1 ◄1 Trees 115 O<blU IO ~L.Dl;llllS l 10 u 3 Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. ::..I lo:" '::..I DESIGN landscape architects [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 05.24.21 ~C~ITY~SU=B=MITT~AI.~-------09.24.21 _C_ITY_SU_B_MITT_AL ______ _ _ 10.14.21 ~C~ITY~SU=B~MITT~AI.~---------------------------------------------------------------------------------~t 2021 W>S Design Inc. These documents and their contents are the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. SJW Drnwn vrw Project Manager cw Princ!pol 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle TREE REMOVAL CALCULATIONS Sheet No. TP500 DELINEATED100 FT. STREAM BUFFER 30' BUFFER30' BU F F E R ( T Y P ) 100 F T . S T R E A M B U F F E R DELINEATED WETLANDS WWWWWWWWWWWWW WWWWWWWW WWWWWWWWWW W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW SSWWWWSSSSWWWWWWWWWWWWWWWWWWWWWWWWW W W 107108109110111 112 113 114 115 11611711899100 101 102 1031041051069495 96 9798 92938485868788899091808182837967686970717273747576777866 64121119120121122117118119120120121121121122122122123124120121122123124124116117118119116116116115114113112114115116117118119120121122123124106108 110 112 114115116 117118120121122123 991001021049898979899100102104105 106107108109110111112113114115115109110111113114112102103104105106107108949596979899100101848688909276788082 747172 707071727374757677786869707172737475767778798067 68888990919293949596979899100102104106108114115116117118119120121 86 88 90 92 94 96 98 100101102 103 104 105106 107 108 109 110 111 114 115 116 117 118 119 120 121122123124 123124119120121122 116117118119121122123112113117118119120121122111110 10410510610710810911011199100102104106112113114115116117116 117 118113114115116117118111 103 104 105 106 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123124 991001011028586889092 94 96 97 98 99 100 757678808284 707172737469767778798083848586 7172737475 70 118119120121122123122 123120121119119120124122123121122123124121117118119115116117118119118119120120120121122119119120122123121125 123 122123121W PHASE 1 PHASE 2 PHASE 2PHASE 1PHASE 1 PHASE 2123456789101112 13141516171819202122232425262728 293031 32333435 36373839 4041421234567891011121314151617181920212223242526272829303132 33 34 35 36 37383940414243444546474849 50123456789101112131415161718192021222324252627282930313233 34 35363738394041424344454647484950515253545556STATE HWY 181 R/W VARIES WGGG UGTUGTUGTUGTUGTUGTXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXDELINEATED30' BUFFERWETLANDS116115114SSSSSSWETLANDS122120118116122120118116110 114112114112108 106 104 102 100 98 96 94 94 96 98 100 102 104 106107 107 106 104 102 100 98 96 94 92 90 88 86118116114112110116114112110112114116118110 110108108S S SS S S S SSSSSSSSSSSSWSSWWWSSSSSSSSSSwWWWWWWWWWSSSSWWSSSSWWWWWWWSWWWWWWWWWWSSSSSSSSSSSS SS SSSSSSSSWWS SWWWWWWWWWWWWS SSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWSSSSSSSSSWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSWSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWSSS SSSSSSSSSSSSSSSSSSSS SSSSSSSSSS 106 104 102 100 98 96 94 92 90 102104106106 104 102 SSSSSSSSWET POND #2 (PHASE 1) WET POND #3 (PHASE 1)WPHASE 2PHASE 1PHASE 1 PHASE 2 PHASE 1PHASE 211010810510671737511430' BUFFER (T Y P ) 30' B U F F E R ( T Y P )W15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT15.0' DRAINAGEEASEMENT119LANTANAWAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILMORNINGMIST WAYMORNINGMIST WAYMORNING MIST WAYMORNINGMIST WAYMORNINGMIST WAYDAYBREAKTRAILDAYBREAKTRAIL115120111 111112113114116117118119121122110110115115 108108109109111111111111 112112 113113 114 114116116117117118118119107120121122122122123120120117117118118119119121122 123123122 123123124124120118118119119119121122123122121120119117118116117115113114110109119115110122123123110112114115116116115TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSBH 17 BETULA NIGRA RIVER BIRCH 15 GAL 8`-10` MIN.3 TRUNKSLN 21 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEADLT 37 LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 10`-12` FULL HEAD, SPECIMEN QUALITYCW 3 MAGNOLIA GRANDIFLORA `CLAUDIA WANNAMAKER` CLAUDIA W. MAGNOLIA 30 GAL 8`-10` FULL TO GROUNDQN 88 QUERCUS NUTTALLII NUTTALL OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYQS 93 QUERCUS SHUMARDII SHUMARD RED OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYQV 55 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 15 GAL 8`-10` FULL HEAD, SPECIMEN QUALITYTD 23 TAXODIUM DISTICHUM BALD CYPRESS 15 GAL 10`-12` FULL HEAD, SPECIMEN QUALITYCP2 55 ULMUS AMERICANA `FLORIDANA` FLORIDA ELM 15 GAL 1.5" - 2" 10`-12` FULL HEAD, SPECIMEN QUALITYPALM TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSSP 14 SABAL PALMETTO SABAL PALM FG 14-16` H CLEAR-TRUNK HEIGHT NOTEDSHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTHTWSPACINGREMARKSLP4 6 LOROPETALUM CHINENSIS `BURGUNDY` BURGUNDY LOROPETALUM 3 GAL 72" o.c.SB 148 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 48" o.c.PLANT SCHEDULE00100'200'N O R T HLANDSCAPE PLANTING PLAN1©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comAMENITY AREA W/ POOL, RESTROOMS,CBU MAIL, OPEN-AIRED PAVILION,PLAYGROUND, & BASKETBALL5' WIDE CRUSHED ASPHALTTRAIL COMMON AREACONNECTOR5' WIDE CRUSHED ASPHALTTRAIL COMMON AREACONNECTOREXERCISE PARKNEIGHBORHOOD ENTRY SIGN: DESIGNIN PROGRESS & WILL ADHERE TOFAIRHOPE SIGN REGULATIONS6' HIGH WOODEN FENCE W/EVERGREEN HEDGE ON HWY. 181 SIDEOPEN SPACE PARK BENCHUNDER SHADE TREEOPEN SPACE PARK BENCHUNDER SHADE TREEOPEN SPACE PARK BENCHUNDER SHADE TREEGENERAL NOTESPOND FOUNTAIN BY SCOTTAERATOR, MODEL: DA-20, 2HPPOND FOUNTAIN BY SCOTTAERATOR, MODEL: DA-20, 2HP0 0 0 0 0 a 0 0 0 0 TREE Pl ACEMENT NOTES: 1.) ALL TREES SHALL BE 15 GAL AND/OR 1.s·-2.s· DIA AT TI-lE TIME OF PLANTING. 2.) TREES SHALL BE PLANTED EVERY 25' FROM INlERSECTIONS. A TREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER lHAN 10'. DEVELOPER RESERVES lHE RIGHT TO UTILIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3.) TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE CITY HORTICULTURIST. 4.) ALL TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS 'NHERE PLANTING STRIPS ARE OPTIONAL AND NOT PROVIDED. SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6.) PER TREE ORDINANCE, SMALL TREES WILL BE PLANTED IN BETWEEN WALK AND CURB AREAS LESS THAN 5 FEET. MEDIUM TREES CAN BE PLANlED BETWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANTED IF AREA BETWEEN WALK AND CURB IS 7 FEET DR MDRE (SEE ORDINANCE FOR LIST). 7.) DEVELOPER SHAU. BE RESPONSIBLE FOR WATERING TREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. TREE PROJFCJION NOJFS· 1.) TREES IN EXCESS OF 20M IN DIAMETER ARE CONSIDERED PROTEClED ANO SHALL RECEIVE THE TREE PROTECTION AS DETAILED ON TI-llS SHEET. NO DIGGING TRENCHING OR OTHER SOIL DISTURBANCE SHAU. BE All.Ov.ED IN THE FENCED AREA. 2.) TREES SHAU. NOT BE REl,jOVED PRIOR TO ISSUANCE OF PERMIT TO DO SO. THE CITY OF FAIRHOPE UTILIZED THE FOLLOWING RESTITUTION REQUIREMENTS FOR TREES THAT ARE REMOVED WITHOUT A PERMIT. 3.) ANY PERSON WISHING TO REMOVE OR RELOCATE A SIGNIFICANT TREE SHALL ijAKE A WRITTEN APPLICAllON WITH THE CITY HORTICULTURIST. THE APPLICATION SHALL INCLUDE A LANDSCAPE PLAN. THE CITY HORTICULTURIST MUST APPROVE OR DENY THE PERMIT WITHIN 14 WORKING DAYS AFTER RECEIPT OF APPLICATION. PISTIJRBEQ AREA NOJFS· ANY DISlURBED AREAS SHALL RECEIVE APPROPRIAlE SOIL STABILIZATION MATERIAL AS NECESSARY. \....s-ca-,.-, -1·--10-0·-----------------------------------------------------------------------------------~L....~-~=====::!I rn ::..I lo:" '::..I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, _________ _ ~ ~ Revisions / Submissions _ 05.24.21 --"C"-'ITY--"SU=BM=ITT-"-'AI.'-----------09.24.21 ~C=ITY~SU=BM=ITT=AI.'-----------10.14.21 -=C=ITY--=SU=BM=ITT=AI.'-----------------------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYillion11, rnodifk:olion11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. SJW ,...,, vrw Project Manoger cw Princ!pal 213163-124 Project Na. 09.24.21 Dot, Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LPlOO PLANTING ATSHRUB AREAS.STAKING DETAILPLANTING ATTURF AREAS.PLANT PIT DETAILTREE PLANTING - GUY STRAP3GENERAL PLANTING NOTESxxxxxxxxxxxxxxxxxxxx1©landscape architectureland planningplacemakingFoley, AlabamaP. 251.948.7181Mobile, AlabamaP. 251.344.4023Jackson, MississippiP. 601.790.0781Pensacola, FloridaP. 850.203.4252www.was-design.comSHRUB PLANTING5MULTI-TRUNK TREE STAKINGxx2AABBTYPICAL PLANT SPACING6WOOD FENCE W/TOP RAILELEVATION4SIDE VIEWFRONT VIEWTOP VIEW6' EXPANDED METAL BENCH7ASPHALT TRAIL PAVING DETAIL8CROSSTIE TIMBER EDGING DETAIL9NOTE: 1. 6' LONG SUPERSAVER OUTDOOR PLAYERS BENCH BY TREETOP PRODUCTS, STYLE: BACKLESS, COLOR: GREEN. 2. INSTALL PER MANUFACTURER'S SPECIFCATIONS. ------6' ----,r o--3-/-f!'--1,---'1'-------------1-2-93-43-.1-3---18-.--0 I <D 1 N CONT. CHAMFER AROUND TOP OF POSTS 2Nx6N TOP RAIL, TYP. ~----~~~ N SUPPORT RAILS, "-~" 1Nx4• TRIM BOARD, TYP. "-1 Nx6• FENCE BOARDS, TYP., NAILS-WIDTH SPACING BETWEEN BOARDS s·xs" POST, TYP., BEYOND. SPACE ON 8' 011/2" FORM :S' CONTINUOUS SAUCER AROUND PLANTING PIT 2" CRUSHED ASPHALT PAVEMENT, INSTALLED IN 1" LIFTS 1'-'1' 4" -6" DENSE AGGREGATE BASE. INSTALL IN 2 LAYERS, ROLL & STABILIZE AFTER PLACED 321216-20 CENTERS. '!-j 111111..,..1 ,-11.,,,......-1-111-11-111 NOTE: ALL WOOD SHALL BE PRESSURE TREATED NO. 2 SOUTHERN YELLOW PINE. HEIGHT MAY BE ADJUSTED TO SUIT PROJECT. 2•xs• BOTTOM RAIL, + TYP. FINISH GRADE 3000 PSI CONCRETE N \ FOOTING l '<, '<, '~ UNDISTURBED SUBGRADE ~ 11=11-' PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL ANO PREPARED PLANTING f---------~ SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE 0 1/2" -1'-0" GENERAL CONDITIONS 323129.23-02 0----1" -1 '-0" DETAIL-FILE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION ANO INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANQSCAPf AREA $011 PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION W'ITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01·-1· PLANT MATERIAL AND PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERY"'4EN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36~ BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULO BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH ~ 3" DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE RE"'40VED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 01•-1·-o· 32 9413.13-07 "--cuRs SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. 0 NOT TO SCALE 329399-04 = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. 2~ x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. c="f1~ttf FORM SAUCER WITH 3" -Cl I ~ CONTINUOUS RIM f¼'""-'-'--l....L-f--'"'1!=ffi='=l't-3" MULCH ~~t~ SPECIFIED PLANTING MIX. WATER AND TAMP TD REMOVE AIR POCKETS. + SET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. 2X ROOTBALL KEEP MULCH 2" -3" FROM BASE OF TREE. MULCH WATER WELL AREA TO 3'" DEPTH. 3" HIGH WATER WELL AT SHRUB AREAS. FINISHED GRADE AT SHRUBS. ~ 7c-J SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS 0 1/2" -1·-0· 329343-01 0~1----1-·--o-----------------3-29-3-43-.-26 ___ 0_2 ::.I lo:" '::.I DESIGN landscape architects [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 05.24.21 ~C~ITY~SU=B=MITT~AI.~-------09.24.21 _C_ITY_SU_B_MITT_AL ______ _ _ 10.14.21 ~C~ITY~SU=B~MITT~AI.~---------------------------------------------------------------------------------~t 2021 W>S Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYilion11, rnodifk:alion11 or use of tt-documents without. the expmswrittenconsentafWISDeoginilprohibitedbylaw. SJW ,...,, vrw Project Manoger cw Princ!pal 213163-124 Project No. 09.24.21 Dot, Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 Table of Contents Project Description ........................................................................................................................1 Proposed Hydraulic Conditions ...................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality .................................................................................................................................3 TSS Removal ..................................................................................................................................3 North Offsite Pond Analysis .........................................................................................................3 Downstream Analysis ....................................................................................................................3 Appendix A .....................................................................................................................................5 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................6 HydroCAD Report ................................................................................................................. Appendix C .....................................................................................................................................7 StormCAD Report Tables ............................................................................................................... Appendix D .....................................................................................................................................8 Soil Information ..................................................................................................................... Appendix E .....................................................................................................................................9 NOAA Rainfall Data .............................................................................................................. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 1 | Page PROJECT DESCRIPTION Harvest Green West includes (148) residential houses located in Fairhope, Alabama. The total west project site contains approximately 82.77 acres in two phases. Phase 1 contains approximately 41.22 acres with 77 lots. Phase 2 contains approximately 41.55 acres with 71 lots. The site is in Section 3 of Township 6 South, Range 2 East and is on the west side of State Highway 181 approximately 0.79 miles north of State Highway 104. The terrain of the site includes a high point near the center of the property with three (3) basins discharging off the property towards the north, south & west. The north basin discharges into an existing creek that ultimately discharges into a large wet pond on the adjacent property. The west basin discharges into a backwater tributary. These two basins ultimately meet at the southwest corner of the property and discharge into an existing wet pond in The Waters Subdivision. The south basin discharges through the adjacent parcel to the south and ultimately drains into the rear of lots in The Waters subdivision. Elevations range throughout the property from 124 ft to 64 ft. The site is mixed with farmland, woods & a grass/wooded combination with an existing residential structure on the property. A map showing the vicinity can be seen in Appendix A. Water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into four (4) proposed wet ponds. Ponds 1, 2 & 4 will be constructed within Phase 1 and ultimately discharge into an existing creek that discharges into a large wet pond on the north adjacent property as it currently does. Pond 3 will be constructed within Phase 2 discharges towards the west backwater tributary that ultimately drains into an existing wet pond in The Waters Subdivision as it currently does. The south basin has been directed to the north to reduce the water discharging onto the rear of lots in The Waters subdivision. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published depth curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated using the grade change from the most remote point of the drainage area to the location of the proposed inlet or pipe. This grade change and the total travel length can be applied to the TR-55 method to calculate the time of concentration. The TR-55 method computes travel time for each type of flow that is present, sheet flow, shallow concentrated flow or channel flow. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 2 | Page software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. A 25-year return period was used for design. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. Grassed areas were estimated using a C-value of 0.3 and pervious areas were estimated using a C-value of 0.9. In each inlet drainage area, Engineering judgement was used to estimate the weighted C-value depending on how much impervious vs pervious area was in each drainage area. According to our post developed calculations, there will be no adverse effects from our development. SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one-hundred-year return events. Please see HydroCad summary in Appendix B showing the pre-developed flow rates and post- developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen below. PREͲDEVELOPMENTFLOWRATES TOTALDISCHARGE 2YEAR 34.86 5YEAR 58.51 10YEAR 89.37 25YEAR 138.87 50YEAR 184.34 100YEAR 235.99 POSTͲDEVELOPMENTFLOWRATES POST(POND1)HW (POND1)POST(POND2)HW(POND2)POST(POND3)HW(POND3)POST(POND4)HW(POND4)POST(TOTALDISCHARGE) 2YEAR 11.49 113.17 2.40 115.82 6.65 101.72 1.73 115.32 27.06 5YEAR 17.09 113.56 3.93 116.52 16.95 102.43 2.77 115.44 50.20 10YEAR 22.84 113.92 5.59 117.19 29.81 103.11 3.84 115.55 76.86 25YEAR 32.22 114.49 8.50 118.22 52.12 104.14 5.62 115.71 121.51 50YEAR 40.35 114.97 11.23 119.08 71.34 104.99 7.19 115.84 160.12 100YEAR 49.18 115.50 14.38 119.99 91.23 105.88 8.93 115.98 201.35 PONDTOP Ͳ 116.50 Ͳ 121.00 Ͳ 107.00 Ͳ 117.00 +--------- + + 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 3 | Page WATER QUALITY CALCULATIONS A = Area of the Site = 77.05 acres I = Percentage of Imperviousness = 29.53% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (29.53) = 0.286 WQv = P * Rv * A/12 = 1.8 inches * 0.286 * 77.05 / 12 = 3.305 ac-ft = 143,966 ft3 The water quality volume is provided within the Wet Pond Storage of the ponds. Pond 1: The primary overflow orifice for the pond is set at an elevation of 112.00. The volume of the wet pond between an elevation of 108.00 (pond bottom) and 112.00 (overflow orifice) is 33,364 ft3. Pond 2: The primary overflow orifice for the pond is set at an elevation of 114.00. The volume of the wet pond between an elevation of 110.00 (pond bottom) and 114.00 (overflow orifice) is 220,086 ft3. Pond 3: The primary overflow orifice for the pond is set at an elevation of 99.00. The volume of the wet pond between an elevation of 95.00 (pond bottom) and 99.00 (overflow orifice) is 246,552 ft3. Pond 4: The primary overflow orifice for the pond is set at an elevation of 115.00. The volume of the wet pond between an elevation of 111.00 (pond bottom) and 115.00 (overflow orifice) is 12,913 ft3. The total water quality volume provided within the four (4) wet ponds is 512,915 cubic feet of storage which is greater than the 143,966 cubic feet required. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. NORTH OFFSITE POND ANALYSIS Due to the north portion of our site discharging into a neighboring wet pond, an analysis was done on the overall drainage basin discharging into this pond to ensure there is no negative impacts. There is approximately 478 acres drainage to this pond in the pre-developed condition. The HydroCad report is attached in this drainage report. Due to the negligible flows from Harvest Green and the large size of the existing pond, no negative effects are anticipated due to us discharging into this pond. DOWNSTREAM ANALYSIS The site discharges into a natural backwater tributary that leads to a large wet pond in the southwest corner of the property. At the furthest southwest point where the run-off from our site enters the existing draw, the upstream drainage basin is approximately 544.07 acres. Our site is approximately 77.05 acres. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 4 | Page Our site is 14.16% of the drainage basin at that point. Although this is more than the required 10%, no negative downstream effects are anticipated. The wet pond ultimately discharges into Fly Creek and drains approximately 2100’ before it discharges through any City infrastructure under CR-13. 1-L NEEL-SCHAFFER engineers planners surveyors ~ -Solutions you can build upon October 21 , 2021 Mr. Hunter Simmons Planning and Zoning Manager 16 I North Section Street Fairhope, Alabama 36532 Re: Drainage Re view from Rev ised Plans-Harvest Green West (Phase J and II) SR 181 Dear Mr. Simmons: environmental scientists landscape architects We have reviewed the drainage from late st site plans submittal for the above referenced property. Please see the below the comments from our review : l. The analysis of the Northern Offsite Pond from the proposed site shows an increase in fl ow to the neighbor's pond when comparing pre and post hydrographs. Example would page 97 and 98 for the 25-year event. The predevelopment flow to the pond is 400.11 CFS and the post flow with buildout of the subdivision to the pond is 406.96 CFS to the pond. Please provide resolution for the post development flow to at least be the same or less than predevelopment flow to offsite pond. 2. In reviewing the pipe capacity in the StormCAD calculations, several pipes have flows higher than the capacity of the pipe. This will cause the se pipes to be pressurized. Please modify if possible. (Example pipes I 00, IO I , 102 ,103 ,200, etc.) 3. Please review gutter spread calculations to make sure that the pavement drainage is not a problem and there is at least one 8-foot travel lane drivable during design event. See inlets ll0 and 19 for example. If you have any questions, please give us a call. Sincerely, ~c~ John Cameron, P.E. Senior Proj ect Manager 851-Easl 1-65 Service Road South, Suite 1000, Mobile, AL 36606 251.471.2000, Fax 251.471 .5997 1-L NEEL-SCHAFFER engineers planners surveyors ,._ -Solueions you can bu/Id upon October 11 , 2021 Mr. Hunter Simmons Planning and Zoning Manager 161 North Section Street Fairhope, Alabama 36532 Re: Drainage Review -Harvest Green Wes t (Phase I and If) SR 181 Dear Mr. Simmons: e nvironmental scientists landscape arch i tects We have re viewed the drainage from latest site plans submittal for the above referenced property. P lease see the below the comments from our review: 1. Please note that the wet pond adjacent to the property is on a parcel owned Atilio Corte and not part of the Waters subdivision. Since the property is discharging to this wet pond, please provide analysis to demonstrate that this detention from this site will nota hav e adverse effects to the pond to meet city code. 2. In reviewing the time of concentration calculations, it has become common practice in the engineering community to use a maximum of I 00 feet TR-55 Sheet Flow Calculations for Time of Concentration. Please modify accordingly. 3. Please provide all assumptions and means of calculation for the C va lu es used in StormCAD in yo ur drainage report. Also please provide inlet basin maps to be inc luded in your drainage report. 4. Please provide the means for aeration of the wet detention ponds for the project. 5. Check pipe lengths too long with cleanouts per ci ty code Article V and Section F. Examp le pipe 902 is 399 linear feet of24" pipe. (Maximum p er code is 300 without cleanout.) Also check pipe 912 and any others. 6. Please provide in StormCAD results the full flow capacity of the pipes in the Conduit Tables. 7. Please provid e gutter spread calculati ons for the gutter inlets for both phases. StormCAD software can used for thi s purpose. If you have an y questions, please give us a call. Sincerely, ~H~=- John Cameron, P .E. Senior Project Manager 851-East 1-65 Service Road So uth , Suite 1000, Mobile, AL 36606 251.471.2000, Fax 25 1 .471.599 7 TRAFFIC IMPACT ANALYSIS for Harvest Green PUD Final Report September 2021 Prepared by: P,U.0 .NOTU. l S..~Bwndaf';~~ l.¥~<SN.?af4), Z. Al~ROWIIODtPlllllcMOI ffliallftlmol501eaftwldlll l Al..._...&hOw!l ... bel IIW!!Ufflof5fNll•IWffll11M1Mljfd IOll'lirllape~nipmv ADACOIIIOIMCI, 4 l,.cll~~--dep,c::IIIQ ac..-fordillKNtUXSin!t;. Adlai "°'~---~-........., __ HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc TABLE OF CONTENTS Section ....................................................................................................................................................... Page No. Section 1 Introduction ................................................................................................... 1 - 1 Figure 1.1 Project Location Map ........................................................................ 1 - 2 Section 2 Existing Conditions ......................................................................................... 2 - 1 2.1 AL Highway 181 ......................................................................................................... 2 - 1 2.2 AL Highway 104 ......................................................................................................... 2 - 1 2.3 Falling Water Boulevard ............................................................................................. 2 - 1 2.4 Intersection of AL Highway 181 and AL Highway 104 ................................................. 2 - 1 2.5 Intersection of AL Highway 181 and Falling Water Boulevard ..................................... 2 - 1 Section 3 Evaluation of Existing Conditions ................................................................... 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 3.4 AL Highway 181 and Falling Water Boulevard ............................................................ 3 - 4 Figure 3.3 Existing Intersection Level-of-Service ............................................... 3 - 4 Section 4 Proposed Development .................................................................................. 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 2028 Total Traffic ............................................................................................... 4 - 5 Figure 4.3 2028 Non-Site Traffic........................................................................... 4 - 6 Figure 4.4 2028 Total Traffic ................................................................................ 4 - 7 4.5 Year 2028 Traffic Analysis .......................................................................................... 4 - 8 Table 4.2 Year 2028 Non-Site Traffic Level-of-Service ........................................ 4 - 8 Table 4.3 Year 2028 Total Traffic Level-of-Service.............................................. 4 - 8 Section 5 Recommendations and Conclusions ............................................................... 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................. 5 - 1 5.2 Signal Warrant Analysis ............................................................................................. 5 - 1 5.3 Conclusions ................................................................................................................ 5 - 2 Figure 5.1 Recommended Improvements ............................................................. 5 - 3 Figure 5.2 Recommended Improvements ............................................................. 5 - 4 HARVEST GREEN FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Figure 5.3 Recommended Improvements ............................................................. 5 - 5 Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro & HCS Analysis Year 2028 Synchro & HCS Analysis Auxiliary Lane Warrants Signal Warrant Worksheets HARVEST GREEN FAIRHOPE, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec1_intro.doc Section 1 Introduction This report summarizes the findings of the traffic analysis performed by Neel-Schaffer, Inc. as requested by TerraCore Development Services, LLC for the construction of Harvest Green. The project site is located along AL Highway 181 north of AL Highway 104 on both the east and west sides of the roadway in Fairhope, Alabama. Development of the site is planned to include the construction of a 375-lot single family subdivision. 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. HARVEST GREEN FAIRHOPE, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions 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 AL Highway 181 with Falling Water Boulevard. 2.2 AL Highway 181 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. 2.2 AL Highway 104 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. 2.3 Falling Water Boulevard Falling Water Boulevard is a divided two-lane roadway that provides access to The Waters subdivision. Falling Water Boulevard becomes an undivided two-lane roadway approximately 300 feet west of AL Highway 181. Falling Water Boulevard has a typical section that consists of two 12-foot travel lanes and closed drainage. Falling Water Boulevard is not a functionally classified roadway and has a posted speed limit of 25 miles per hour. 2.4 Intersection of AL Highway 181 and AL Highway 104 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. 2.5 Intersection of AL Highway 181 and Falling Water Boulevard The intersection of AL Highway 181 and Falling Water Boulevard is an unsignalized intersection with AL Highway 181 being free flow. The northbound approach widens to provide a dedicated left turn lane while the southbound approach widens to provide a dedicated right turn lane. The eastbound approach is a single shared left-through-right lane. The intersection will widen in the near future. HARVEST GREEN FAIRHOPE, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc Section 3 Evaluation of Existing Conditions 3.1 Existing Traffic Volumes 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 Falling Water Boulevard. Turning movement counts conducted in September 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. Table 3.1 – Historical Daily Traffic Volumes Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2020 15,742 14,967 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%* * - Excludes 2020 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 2028. The AADT’s from 2020 were excluded from the growth rate calculation due to likely COVID impacts on traffic. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. -L.Cl 0 -L.Cl a~ ~o L.Cl L.Cl '<:l'" FALLING WATERS ~· (9) 21J ► (15)337 • ◄ 14 0 L.Cl -r-- '<:l'" - L.Cl --I'(") ~en '<:l'" ~ L 32 (26) ~228 (200) , 97 (87) (/) 1-z AL HWY 104 ' ------------------l•r------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (117) 77J (200) 259~ (75) 817 • ~,.r 00 >-3:: :::r:: _J <( I'(") 00 r-- 1..Cl O I'(") I'(")- HARVEST GREEN PUD 2021 EXISTING TRAFFIC VOLUMES FIGURE 3.1 HARVEST GREEN FAIRHOPE, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.2 Basis of Analysis 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, 6th 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: Signalized Intersections Unsignalized Intersections LOS Delay (s/veh) LOS Delay (s/veh) A A 0 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. 3.3 AL Highway 181 and AL Highway 104 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. Figure 3.2 – Existing Intersection Level-of-Service AL Highway 181 and AL Highway 104 The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service Delay (sec/veh) Eastbound Westbound Northbound Southbound Overall Intersection 19 secfveh 19 secfveh C 21-35 D 36-55 E 56-80 I F >80 AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 3 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec3_Xanalysis.doc 3.4 AL Highway 181 and Falling Water Boulevard AL Highway 181 and Falling Water Boulevard intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.3. This analysis is based on an unsignalized intersection with Falling Water Boulevard being stop controlled. Figure 3.3 – Existing Intersection Level-of-Service AL Highway 181 and Falling Water Boulevard The intersection is currently operating at acceptable levels-of-service during the AM and PM Peak Hour. Level of Service A B C D E F Delay (seclveh) 1-10 11-15 16-25 26-35 36-50 >50 Northbound Southbound Eastbound I AM Peak PM Peak HARVEST GREEN FAIRHOPE, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 375-lot single family subdivision. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. HARVEST GREEN FAIRHOPE, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the single family subdivision was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 10th Edition. The generation was divided between the east and west as both operate independently of each other. 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. Table 4. 1 – Trip Generation Daily AM Peak Hour PM Peak Hour Land Use Intensity Trips Total In Out Total In Out Single-Family Detached Housing 148 Lots 1,491 110 28 82 148 93 55 Single-Family Detached Housing 227 Lots 2,210 166 42 124 223 140 83 Total 3,701 276 70 206 371 233 138 Daily Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.92*Ln(X) + 2.71 AM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = T = 0.71(X) + 4.80 ; (25%in/75%out) PM Peak Hour Traffic Generation Single-Family Detached Housing [ITE 210] = Ln(T) = 0.96*Ln(X) + 0.20 ; (63%in/37%out) Source: ITE Trip Generation, 10th Edition The estimated site traffic volumes are illustrated in Figure 4.2. WEST DRIVE 2 WEST DRIVE I FALLING WATERS --40% r..D r--Vv -- vv L25 (17) ~· ◄ ► • r (27) 417 IV") IV") N ---N N N V - 1281 417 ► • co Ln --Ln r..D Ln Ln -N N L25 (16) ◄ ,74 1501 ► • r 0 IV") IV") - -Ln-N Ln r----- -No r<"lCO- CO N en V ' EAST DRIVE I 1,L -- (/) I-z 15% ~ ' ~ ~ • 5% AL HWY 104 LEGEND XX -AM PEAK (XXl -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon • (35) IIJ 4!. co 40% ~ :::r:: _J <( • co N -IV") TOTAL IN OUT en WEST AM 110 28 82 PM 148 93 55 AM 166 42 124 EAST PM 223 140 83 HARVEST GREEN PUD SITE TRAFFIC ASSIGNMENT FIGURE ~.2 HARVEST GREEN FAIRHOPE, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.3 Non-Site Traffic Forecast A 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2028 for the study intersections as discussed previously in Section 3.1. Figure 4.3 illustrates the Year 2028 Non-Site Traffic Volumes. 4.4 Year 2028 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2028) traffic volumes. Figure 4.4 illustrates the Year 2028 total traffic volumes. WEST DRIVE 2 WEST DRIVE I FALLING WATERS co I"') Lrl en r--- r--- -Lrl JtL • 14 _I"') -"'l'" -Lrl I"--- ::: "'l'" I..D Lrl L 37 (30) ~ 261 (229) r Ill (99) EAST DRIVE I (/) 1-z AL HWY 104 ------------------<•t------------------ LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN 1-L NEEL-SCHAFFER ;: Solutions you can build upon (134) 88J (229) 296~ (87) 937 • C-1 • r co >-3:: :::r:: _J <( -N r--1..0 Lrl Lrl l"')- en--en co;;::: -'<:J'"- 1"') HARVEST GREEN PUD 2028 NON=SITE TRAFFIC VOLUMES FIGURE ·"1L3 WEST DRIVE 2 WEST DRIVE I LEGEND XX -AM PEAK (XX) -PM PEAK Iii -SIGNAL ---STOP SIGN FALLING WATERS ~ c..D ~rr'l c..D c..D v--'<:I'" '<:I'" rr) -1.rl ~· ► (27) 417 ~ ~ c..D r--w ""-- V C..0 -Lrl ~· ► (28) 417 ~ N ~ rr) ~ N ~ c..D c..D N =-1.rl ---Lrl rr) JfU) (10) 24J ► Wl o~ (17) 387 c:noo -co~ Nrr'lO --1.rl -vo 0 '<:I'" O"l -vv ~·~ (169) 99J (229) 296~ (87) 937 ◄ L25 (I)) •r ON o- c..D ~ N ~v c..D -O"l Lrl - • Lrl N c..D ~ N c..D - L25 (16) ~o Wl ◄ ,74 (50) l•r -rr) rr) -r--- ~Lrl~ r--~N -NV -c..D - c..D - L 41 (42) ~ 261 (229) 111 (99) ~ r • • • ~,.r co >-3:: :::r:: _J <( -~ r-- c..D O Lrl co-c:n rr) = O"l ~ r---v-V - EAST DRIVE I 1-L NEEL-SCHAFFER HARVEST GREEN PUD ;: Solutions you can build upon 2028 TOTAL TRAlFlFIC VOLUMES (/) 1-z AL HWY 104 ' FIGURE 4f.4f HARVEST GREEN FAIRHOPE, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec4_Panalysis.doc 4.5 Year 2028 Traffic Analysis An analysis of the Year 2028 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 southbound left at the full median. The results of the analysis are shown in Table 4.2 and Table 4.3. Table 4.2 – Year 2028 Non-Site Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 16 B – 15 B – 16 PM B – 14 B – 16 B – 15 B – 16 B – 15 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A B – 13 - - PM A – 1 A B – 12 - - Table 4.3 – Year 2028 Total Traffic Level-of-Service Signalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / AL Hwy 104 AM B – 15 B – 16 B – 17 B – 16 B – 16 PM B – 15 B – 16 B – 15 B – 17 B – 16 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Falling Water Blvd AM A – 1 A – 1 C – 16 C – 22 - PM A – 1 A – 1 C – 16 C – 24 - AL Hwy 181 / W. Driveway 1 AM - A B – 11 - - PM - A B – 11 - - AL Hwy 181 / E.W. Driveway 2 AM A A B – 11 B – 11 - PM A A B – 11 B – 11 - All intersections are anticipated to operate at acceptable levels-of-service in Year 2028 with the construction of the 375-lot subdivision. HARVEST GREEN FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the proposed intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2 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 right turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2028 total traffic volumes at the intersections of AL Highway 181 with Falling Water/E. Driveway 1, AL Highway 181 with W. Driveway 1, and AL Highway 181 with E. Driveway 2/W. Driveway 2. Based on anticipated traffic volumes, a southbound right turn lane is warranted at both proposed driveways and northbound right turn lanes are warranted at both proposed driveways. In addition, ALDOT’s Access Management Manual requires a southbound left turn lane at Falling Waters since that is a median opening. A level-of-service analysis was not performed at each intersection to determine the anticipated levels-of-service with the warranted turn lanes. The left turn lane was included in the previous 2028 analysis since it is a requirement. The right turn lanes will not reduce the level-of-service for the northbound and southbound movements. 5.2 Signal Warrant Analysis The City of Fairhope requested that signal warrants be considered at the intersection of AL Highway 181 and Falling Water Boulevard with the additional driveway for Harvest Green. Signal Warrants were analyzed using the existing counts collected in September 2021 with the addition of the anticipated site traffic. To determine if a traffic signal can be installed at a particular intersection, the traffic signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated. There are nine warrants outlined in the MUTCD. Warrant 1 Eight-Hour Vehicle Volume Warrant 2 Four-Hour Vehicle Volume Warrant 3 Peak Hour Warrant 4 Pedestrian Volume Warrant 5 School Crossing Warrant 6 Coordinated Signal System Warrant 7 Crash Experience Warrant 8 Roadway Network Warrant 9 Intersection Near a Grade Crossing The first three warrants (the vehicular volume warrants) are the typical warrants that are evaluated to determine whether a traffic signal could be a potential improvement at an intersection. The volumes warrants are based on the higher volume minor street approach and the combined two-way major street approach volumes. HARVEST GREEN FAIRHOPE,AL 5-2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16626 Harvest Green TIA\Report\Sec5_Precom.doc The eight-hour warrant sets forth minimum volumes for eight hours of the day for the heaviest volume approach of the minor street and the combined approach volume of the major street. The four-hour warrant and peak hour warrant involve plotting points on a graph based on volumes from the major and minor streets. Each of the three vehicular volume warrants have two alternatives for the signal warrant evaluation. The first is commonly referred to as a “full warrant”, where the minimum threshold is at the highest level and there are no adjustments for speed or population. The other is a “reduced warrant”, or 70% warrant. In this instance, the minimum threshold is reduced based on either a 40 mph or greater speed on the major street or if the intersection lies within the built- up area of an isolated community. The intersection of AL Highway 181 and Falling Water Boulevard/East Driveway 1 was evaluated to determine if a traffic signal may be warranted at this location. Since the posted speed on AL Highway 181 is 55 mph, the 70% reduction warrants could be applied. The westbound approach traffic was calculated as a percentage of the peak hour traffic based on the distribution of traffic counted coming out of The Waters Subdivision. The distribution is shown graphically with the following figure. Based on the proposed westbound approach and the 2021 counts for northbound and southbound, a traffic signal is not anticipated to be warranted. The analysis did not include any reduction for possible right turning vehicles. 5.3 Conclusions The development of the project site with a 375-single family lot subdivision is not anticipated to create capacity related deficiencies. The proposed driveways do meet the thresholds for right turn lanes and a southbound left turn lane at the intersection of AL Highway 181 and Falling Water Boulevard is required by the Access Management Manual. .... ::::, 0 I 1.2 1 0.8 ~ 0.6 Cl) c.. ~ 0.4 0.2 0 Typical Subdivision Daily Distribution 7:00 AM 8:00 AM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM Time ORCHARDDR MORPHY AV FAIRHOPE AV GREENO RD SS INGLESIDE STGREENO RD NLEESTN INGLESIDE STBISHOP RDHAWTHORNECIREASTERN SHORE SHOP CTRSCARLETT AV MICHIGAN AV NATHANIEL AVHOFFRENDR JOHNSON AV HOSPITAL DRTROYERCT SUMACCIRLOTTIEL NEDWARDS AV FOX RUNCOTSWOLDLNPLANTATION BLVD PLEASANT AVESTELLA ST PROSPECT AV BERGLIN STMCCUECIRGRAND BLVDMECIAL PARK DR KENSINGTONCTGREENBRIER LN NORTHROP ST HOMEST EADVILLAGEBALDW I NSQ SHOP CTR COURTH O U SEDRTROYERBOOTHERDECOR ROUGE PL SHOP CTRHORN LN PLANTATIONPT SHOP CTR City of FairhopePlanning Commission November 1, 2021 ¯GREENORD NGREENO RD SPROSPECT AV FAIRHOPE AV EASTERN SHORE SHOP CTRBALDWIN SQ SHOP CTR SD 21.47 - Eastern Shore Outparcel Subdivision Legend COF Corp. Limits B-1 - Local Shopping District B-2 - General Business District B-4 - Business and Professional District M-1 - Light Industrial District P-1 - Parking PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential R-A - Residential/Agriculture District COF Planning Jurisdiction ¯ ¯ ^ Project Name:Eastern Shore Outparcel SubdivisionSite Data:7.98 acresProject Type:2-Lot Minor SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:B-2, General Business District PPIN Number:64946General Location:Southeast corner of County Road 48 and State Highway 98Surveyor of Record: Engineer of Record:SE Civil, LLCOwner / Developer:FST Robert N Graham, LLCSchool District:Fairhope East Elementary School Fairhope Middle and High Schools Recommendation:ApprovePrepared by: Mike Jeffries 1 SD 21.47 Eastern Shore Shopping Center– November 1, 2021 Summary of Request: The owner is FST Robert N. Graham, LLC. Larry Smith with SE Civil, LLC is the authorized agent for the project. This application is for a 2-lot minor subdivision located on the southeast corner of County Road 48 and State Highway 98. The property is currently zoned B-2 and has been reviewed for compliance with the City of Fairhope’s Subdivision Regulations and applicable ordinances. General Comments: - The site is an existing shopping center with a mix of uses. - Sidewalks exist along the ROW’s on the north and west side of the property. - Noted as a condition of approval is a requirement for mandatory site plan review for future development. - Parking will be altered and reviewed with future development as noted on the plat. Currently the required number of spaces is exceeded. Lot 2 will reduce the number of spaces by 92. o The required parking changes with use and the mixture of uses and peak time hours allows for shared parking. Drainage Comments: - The existing flow patterns are not being changed. - Property is in flood zone AE and future permitting would verify appropriate Finish Floor Elevations. Utility Comments: - Water, Sewer, Gas, and Electrical Utilities are provided by Fairhope. - The removal or relocation, at the owner’s expense, of existing utilities may be required for future development. SITE DATA CURRENT ZONING: B-2 LIN. FT. STREETS: EXIST. NUMBER OF LOTS: 2 M IN IMUM LOT: NONE SMAL L EST LOT: 0 .70 AC LARGEST LOT: 7.28 AC COMMON AREAS: NONE TOTAL AREA: 7.98 AC REQUIRED SETBACKS: FRONT: 45 FEET (H.C.S.) REAR : NONE SIDE: NONE SIDE STREET : NONE WATER SERVICE: FAIRHOPE SEWER SERVICE: FAIRHOPE ELECTRIC SERVICE: FAIRHOPE GAS SERVICE: FAIRHOPE TELEPHONE SERVICE: AT&T 2 SD 21.47 Eastern Shore Shopping Center– November 1, 2021 The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards: “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; or • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Staff Recommendation: Approve Case SD 21.47. - ---- Civil (251) 990-6566880 HOLCOMB BLVDFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120210976202109761"=40'CHKD. JAFDRAWN RDCPROPERTY BOUNDARYROBERT N GRAHAM LLCSURVEYOR'S CERTIFICATELEGEND:& SUBDIVISION020408040 SCALESURVEYOR'S NOTES:U.S. HWY. 98 160' RIGHT-OF-WAYCOUNTY ROAD 48 (FAIRHOPE AVENUE)(GREENO ROAD SOUTH)FLOOD STATEMENTWINN DIXIE DETENTIONPOND SUBDIVISION(SLIDE 2469-E)POINT OF BEGINNING (80' RIGHT-OF-WAY)7.28 AC.PROSPECT AVE40 FT. R/WPROSPECT AVE78 FT. R/W(Not Open)RE-SUBDIVISION OF LOTS 2, 3 AND 4 OFBALDWIN SQUARE PROFESSIONAL PARK(SLIDE 2031-C)BALDWIN SQUARE PROFESSIONAL PARK(SLIDE 1991-A)BALDWIN SQUAREPROFESSIONAL PARK(SLIDE 1991-A)WINN DIXIE DETENTIONPOND SUBDIVISION(SLIDE 2469-E)EASTERN SHORECERTIFICATE OF LEASEHOLD OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF OWNERSHIPCERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF APPROVAL BY FAIRHOPE UTILITIES (POWER):CERTIFICATE OF APPROVAL BY AT&T1" = 1 MILEVICINITY MAPOWNERFAIRHOPE AL 36532FAIRHOPE SINGLE TAX CORP.336 FAIRHOPE AVE.PARCEL NO.:05-46-05-16-0-000-028.545B-2NONE2EXIST.FAIRHOPEFAIRHOPEFAIRHOPEFAIRHOPE7.98 AC7.28 AC0.70 AC45 FEET (H.C.S.)NONENONENONEREQUIRED SETBACKS:ELECTRIC SERVICE:GAS SERVICE:NUMBER OF LOTS:LIN. FT. STREETS:CURRENT ZONING:REAR:WATER SERVICE:SEWER SERVICE:SIDE STREET:SIDE:FRONT:TOTAL AREA:COMMON AREAS:LARGEST LOT:SMALLEST LOT:NONEMINIMUM LOT:LESSEE / DEVELOPERPURVIS, MS 39475ROBERT N. GRAHAM, LLCPO BOX 1207SITELOT 10.70 AC.LOT 2OUTPARCEL SUBDIVISIONAT&TTELEPHONE SERVICE:CERTIFICATE OF APPROVAL BY E-911 ADDRESSING:NOTE:/ 114 FT / 113 FT 112 FT. 1/1 1/2"CRF •;••ooc 1• (ILLEGIBLE) , ~ ~c, S4T04'21"W 12.92'(R) V" "'' i sss·osr "W 14.58' I I I I "' "' 0 0 "" I I ) ·., oq ~ N I I I I I I I I I I I I I \ I I \ ) I I \ I ) EAST 470.85'(R) N89"57'33'W 470.95' B.S.L (R) (P) • CRF = CAPPED REBAR CTIF = CRIMP TOP IRON FOUND MNS = MAG NAIL SET RBF = REBAR FOUND -0 TBM = TEMPORARY RCP = REINFORCED CONCRETE PIPE INV = INVERT R/W = RIGHT-OF-WAY = WOOD FENCE -0--0-= METAL FENCE -G-= GAS LINE ->I -= WATER MAIN = SEWER MAIN en., = UTILITY POLE ------'l = GUY WIRE :¢: = LIGHT POLE -CH'-= OVERHEAD POWER UNE @ = SEWER MANHOLE @ = DRAINAGE MANHOLE 'J;;t' = FIRE HYDRANT [Xl = GAS VALVE [!] = GRATE INLET e = OAK -=PINE e = CEDAR G = CREPE MYRTLE I, I 1111 ll I I ,H 11111 I~' LOTS OF THE ACCESS TO LOT 2 SHALL BE THRU LOT 1 ONLY. NO DIRECT ACCESS TO GREENO ROAD ~ IL f-f----+---+--+--+-+-nt-+-+-+---Fl :;i+-+-+-+--<~,iilH----11----1 ZQ. NI~ 18 w i,, N " i~ SPEED BUMP NOT ALL INTERIOR IMPROVEMENTS LOCATED OR SHOWN PER CLIENT'S REQUEST ~/8"CRF {ILLEGIBLE) FENCE r5.7'E \_FENCE 2.7'E S89'58'33"W 103.0'{R) N9o·oo·oo·w 103.oo· ims (SECl',1L)>\<!l;:,t----------~1 ((t~vi'L) CONCRFTE FLUME \ . \ \ \ ~ .. 1 "' .. "' .. '-. w a:> 0~ o~ i----oci~ O N~ b 0 z e------'------r/--------------------------,----------------------------.. l"CTIF r I SITE DATA DATED 1\-,IS ___ DAY OF _____ 20 ___ _ STATE OF ALABAMA COUNTY OF BALD'MN FAIRHOPE SINGLE TAX CORPORATION, AN ALABAMA CORPORATION BY ~As~,=Ts-, =PR=rn=o=,N=T------BY ~As~,=1s~· =SE=cR=c1=A=RY _____ _ STATE OF ALABAMA COUNTY OF BALD'MN CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILrTIES (SEWER): THE UNDERSIGNED, AS AUTHORIZED BY THE CITY o~ FAIRHOPE UTILITIES HEREBY APPROVES TI-1E W1ll11N PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS DAY OF ______ 202 CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTOR 1111S PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY THE CITY ~~~N~gM3~~~SION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY BY _________ ~>TE ____ _ I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND 3ELIEF COMMENCE AT A REBAR FOUND (NO CAP) AT THE NORTHWEST CORNER OF LOT 2, WINN DIXIE DETENTION POND SUB DIVIS ON AS RECORDED IN SLIDE 2469-E, PROBATE COURT RECORDS, BALDWIN COUNTY, ALABAMA, AND RUN THENCE NORTH 89 DEGREES 55 MINUTES 10 SECONDS EAST, ALONG THE NORTH LINE OF SAID LOT 2, A DISTANCE OF 586.31 FEET TO A CRIMP TOP IRON PIPE FOUND; THENCE DEPARTING SAID NORTH LOT LINE, RUN NORTH 00 DEGREES 07 MINUTES 18 SECONDS EAST, A DISTANCE OF 199.89 FEET TO A CAPPED REBAR SET (SE CIVIL) AT THE SOUTHEAST CORNER OF LEASEHOLD PARCEL B, AS RECORDED IN INSTRUMENT 1675298, PROBATE COURT RECORDS, BALDWIN COUNTY, ALABAMA: THENCE RUN NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST, ALONG THE SOUTH LINE OF SAID LEASEHOLD PARCEL B, A DISTANCE OF 1 03.00 FEET TO A NAIL AND DISC SET (SE CIVIL) AT THE SOUTHWEST CORNER OF SAID LEASEHOLD PARCEL B; THENCE RUN NORTH 00 DEGREES 11 MINUTES 34 SECONDS EAST, ALONG THE WEST LINE OF SAID LEASEHOLD PARCEL B, A DISTANC::: OF 476.62 FEET TO A CAPPED REBAR FOUND (ILLEGIBLE) ON THE SOUTH RIGHT-OF-WAY OF COUNTY ROAD 48 (FAIRHOPE AVENUE); THENCE RUN NORTH 89 DEGREES 57 MINUTES 33 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 470.95 FEET TO A CAPPED REBAR FOUND (ILLEGIBLE); THENCE RUN SOUTH 55 DEGREES 05 MINUTES 31 SECONDS WEST, A DISTANCE OF 14.58 FEET TO A REBAR FOUND (NO CAP) ON THE EAST RIGHT-OF-WAY OF US HIGHWAY 98 (GREENO ROAD SOUTH); SECONDS WEST, ALONG FEET TO THE POINT OF BEGINNING LESS (DESCRIPTION COMPOSED FROM PROBATE RECORDS AND AN ACTUAL FIELD SURVEY) __ ?] ~-°= 0")·28-Z.02! DAV~. P.L.S. NO. 26014 DATE U.S. HWY. 98 160' RIGHT-OF-WAYCOUNTY ROAD 48 (FAIRHOPE AVENUE)(GREENO ROAD SOUTH)SPEED BUMPSPEED BUMPCONC RETE WALK CONCRETE WALKPOINT OF BEGINNING (80' RIGHT-OF-WAY)46202024383842404224124369186SIDEWALKSIDEWALKSHEETC0120210976TLSDRAWNDATESCALEJOB No.10/20/211"=40'SEALAFFIXREVISIONDATEPEDESTRIAN CIRCULATION &PARKING ANALYSISCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-65663200408016040 SCALEEastern Shore Shopping CenterGreeno Road (Us-98)Fairhope, AlabamaPARKING ANALYSIS:SHOPPING CENTER - 83,576 SF (TAX RECORDS)0 TO 400 SF 4 SPACES400 TO 5000 SF (1SP/400SF) 12 SPACES5001 TO 83,576 SF (1SP/200SF) 393 SPACESTOTAL REQUIRED 409 SPACESTOTAL PROVIDED 419 SPACES*IT SHOULD ALSO BE NOTED THAT THE ZONING ORDINANCE ALLOWS FOR SHARED PARKINGAND REDUCTIONS IN PARKING IF THE USES HAVE DISTINCTLY DIFFERENT PEAK HOURS. THISSITE CURRENTLY HAS RETAIL SPACES, DRUG STORES, AND RESTAURANT USES. THE RETAILAND RESTAURANT SPACES DO HAVE DISTINCTLY DIFFERENT PEAK HOURS. AN OBSERVATIONOF THE SITE SHOWS THAT THERE IS AMPLE PARKING THROUGHOUT ANY GIVEN DAY. AFURTHER BREAK DOWN OF PARKING AND PEAK HOURS CAN BE PROVIDED DURING THEZONING REVIEW OF ANY PROPOSED DEVELOPMENT ON THE LOT IF DESIRED. BIGCAN O ERUNSTATE HWY 181COUNTRY WOODSDRHOLLOWBROOK AV STATE HWY 104 City of FairhopePlanning Commission November 1, 2021 ¯STATE HWY 181STATE HWY 104 SD 21.48 - Planter's Pointe Legend COF Corp. Limits PUD - Planned Unit Development R-1 - Low Density Single-Family COF Planning Jurisdiction ¯ ¯ ^ Project Name:Re-Sub Lot 2, NW Corner Hwy 181-Hwy 104 SubdivisionSite Data:21.24 acresProject Type:9-Lot SubdivisionJurisdiction:Fairhope Planning JurisdictionZoning District:UnzonedPPIN Number:388078General Location:Northwest corner of State Highway 181 and State Highway 104Surveyor of Record: Engineer of Record:Thompson EngineeringOwner / Developer:Del Corte School District:Fairhope East Elementary School, Fairhope Middle and High Schools Recommendation:Approved w/ ConditionsPrepared by: Mike Jeffries Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type: Village Subdivision Minor Subdivision Informal (No Fee) Preliminary Plat Final Plat Multiple Occupancy Project Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ Property Owner / Leaseholder Information Name of Property Owner: _______________________Phone Number: ___________ Address of Property Owner: ________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Proposed Subdivision Name: ________________________________________________ No. Acres in Plat: _______________________ No. Lots/Units: ___________________ Parcel No: _______________________________ Current Zoning: ___________________ Authorized Agent Information Plat must be signed by the property owner before acceptance by the City of Fairhope Name of Authorized Agent: ______________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Surveyor/Engineer Information Name of Firm: __________________________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Plat Fee Calculation: Reference: Ordinance 1269 Signatures: I certify that I am the property owner/leaseholder of the above described property and hereby submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this application. ___________________________________________ ___________________________________________ Property Owner/Leaseholder Printed Name Signature ___________________________________________ ___________________________________________ Date Fairhope Single Tax Corp. (If Applicable) □ □ □ □ □ □ □ Page 8 of 10 CERTIFICATE OF COUNTY ZONING To: Fairhope Planning Commission This Zoning Certificate is issued for the subject lands the description of which has been furnished by the developer’s surveyor/engineer. The subject property lies within Baldwin County Zoning District No. . Zoned For (Type of development) Currently has no zoning established Name of Chairperson for this District: . By: Date For the County Zoning Officer Subdivider’s Name Name of Designer Name of Development Tax Parcel I.D. # Location of Subdivision proposed: . □ □ Page 9 of 10 MEMORANDUM OF TRANSMITTAL Date: ______________________ 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: ______________________________________ 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: __________________ ______________________________________ Date By: For the Engineer/Planner 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 _________________________, (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 adjacent to the property submitted from Subdivision approval. _____________________________________ __________________________ Signature of Applicant or Authorized Agent Date of Application 1 SD 21.48 Planters Pointe – November 1, 2021 Summary of Request: The owner and applicant is Corte Cave/Mitchell 1, LLC. Frank Leatherwood, P.E. with Thompson Engineering is the EOR for the project. The application is for a 9 lot subdivision located at the northwest corner of St Hwy 181 and St Hwy 104. The property is currently unzoned but is simultaneously applying for conditional annexation to B-2 -General Business District. The property received preliminary Multiple Occupancy Project approval for this site in November 2020. The approved MOP review was for 15 units on what is now proposed lot 1. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water and Sewer – Provided by Fairhope and upgrades to current system are being negotiated concurrently with conditional annexation. o Power – Provided by Riviera Utilities 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 recommended modifications to the preliminary plans that include: lengthening storage bay lengths for the east bound right and left turn lanes on St Hwy 104 Provide an exclusive west bound right turn lane o All work is in ALDOT ROW’s and will require ALDOT permitting and approval for traffic improvements and drainage work. o The TIS considered the grocery store, 16, 575 sf of leasable area and 6 outparcels. The subdivision requests includes 8 outparcels. Future developments on the outparcels shall not exceed the estimated trips without providing a revised TIS. - Site and Drainage: o The site was previously reviewed for drainage and the current development under construction will be built in accordance with the approved plan which includes a detention pond on the northwest corner and underground storage beneath the parking lot. o A master drainage plan for the site was required and each individual lot will be required at time of future permitting to have an engineer verify compliance with the master drainage plan. o Drainage work done in ALDOT ROW will require ALDOT permitting and approval. - Landscaping: o The landscape plan provides internal and perimeter landscaping. The required greenspace is 10% and the site is providing 15%. o At final plat, landscape plans will be reviewed for compliance with the City of Fairhope Tree Ordinance. - General Comments: o The proposed subdivision has not changed any major components of the previously approved MOP Case: SD 20.34. Drainage was previously looked at and Traffic improvements are being enhanced. o Staff requests the final plat for this subdivision satisfies the final MOP procedures for SD 20.34. 2 SD 21.48 Planters Pointe – November 1, 2021 Staff Recommendation of case SD 21.48 Planters Pointe: Approve with the Following Conditions: 1. The final plat for this subdivision will satisfy the final MOP procedures for SD 20.34. 2. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 3. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 4. All sidewalks and street trees are required to be installed prior to final plat application. 5. Approval of the associated zoning case ZC 21.13 by City Council. 6. Landscape plan shall meet the requirements of the Fairhope Tree Ordinance and be approved by the City Horticulturist. 7. Each development on the outparcels shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates are not exceeded. A note shall be added to the plat that reflects this condition of approval. NOTES:1.) Type of Survey: Boundary. No improvements were located except thoseshown hereon.2.) Bearing Basis: All bearings and distances are based on and referenced toAlabama West State Plane Coordinates established by RTK GPS dial up toContinuous Operating Reference Station at the tunnel. The actual bearingsand distance were field measured.3.) Field Dates: January 9 and 11, 20174.) Street Address: N/A5.) No attempt was made by the Surveyor to locate undergroundimprovements or environmentally sensitive conditions.6.) This property may be subject to County and City regulations in regardsto setbacks, easements and building codes.7.) This survey done without the benefit of a Title Search.8.) I have consulted the FEMA Flood Insurance Rate Map CommunityPanel No. 01003C 0661 M, dated April 19, 2019 and found, by graphicplotting only, that said map shows the above described property is found inZone "X" (Unshaded). The above statement is for information only, and thisSurveyor assumes no liability for the correctness of the cited map(s). Inaddition, the above statement does not represent this Surveyor's opinion ofthe probability of flooding.Description:Lot 2, NW Corner Hwy 181-Hwy 104 Subdivision, as recorded on Slide No. 2725-E in theoffice of the Judge of Probate Baldwin County, AlabamaI state that all parts of this survey and drawing have been completed in accordance with therequirements of the Standards of Practice for Land Surveying in the State of Alabama to thebest of my knowledge, information and belief.SEPTEMBER 13, 2021Johnny E. Holley, PLSDateAlabama License Number 23660STATE ROUTE 181 ROW VARIESSTATE ROUTE 104 80' ROWCERTIFICATE OF APPROVAL BY FAIRHOPE UTILITIES - GASTHE UNDERSIGNED AS AUTHORIZED BY FAIRHOPE UTILITIES HEREBY APPROVES THEWITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWINCOUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATURECERTIFICATE OF APPROVAL BY FAIRHOPE UTILITIES - SEWER & WATERTHE UNDERSIGNED AS AUTHORIZED BY FAIRHOPE UTILITIES HEREBY APPROVES THEWITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWINCOUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATURECERTIFICATE OF APPROVAL BY RIVIERA UTILITIESTHE UNDERSIGNED AS AUTHORIZED BY RIVIERA UTILITIESHEREBY APPROVES THE WITHIN PLAT FOR THE RECORDINGOF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATURECERTIFICATE OF APPROVAL BY BALDWIN COUNTY 911THE UNDERSIGNED AS AUTHORIZED BY BALDWIN COUNTY 911HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OFSAME IN THE PROBATE OFFICE OF BALDWIN COUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATURECERTIFICATE OF APPROVAL OF THE CITY OF FAIRHOPE PLANNING COMMISSIONTHE UNDERSIGNED AS AUTHORIZED BY THE CITY OF FAIRHOPE HEREBY APPROVES THEWITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATUREOWNER'S CERTIFICATIONI, CORTE, CAVE/MITCHELL 1, LLC, HEREBY STATE AS OWNER OF THE WITHINDESCRIBED LANDS AND HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDEDAS INDICATED HEREON, FOR THE PURPOSES HEREIN SET FORTH.THIS DAY OF , 2021.AUTHORIZED SIGNATURECERTIFICATE BY NOTARY PUBLICI, , A NOTARY PUBLIC IN AND FOR THE COUNTYOF IN THE STATE OF DO CERTIFY THATWHOSE NAME IS SUBSCRIBED TO THE CERTIFICATE OF OWNERSHIP AND DEDICATED,APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THE THEY SIGNEDAND DELIVERED SAID INSTRUMENT FREE AND VOLUNTARY FOR THE USES ANDPURPOSE HEREIN SET FORTH.GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS THE DAY OF , 2021.NOTARY PUBLICOWNERS:CORTE, CAVE/MITCHELL 1, LLC22353 STATE HIGHWAY 181FAIRHOPE, ALABAMA 36532SITE DATA:TAX PARCEL NUMBER05-46-02-03-0-000-004.168SMALLEST LOTLOT 8 = 43,224 SQ. FT. = 0.99± ACRESLARGEST LOTLOT 1 = 476,934.65 SQ. FT. = 10.95± ACRESTOTAL ACREAGE ON SITE = 21.24± ACRESTOTAL LOTS = 9ZONE:CITY OF FAIRHOPEB-2 GENERAL BUSINESS DISTRICTSETBACKS:PER THE CODE OF ALABAMA 1975, TITLE 45 LOCAL LAWSCHAPTER 2, BALDWIN COUNTY, ARTICLE 26 ZONINGAND PLANNING, PART 1 CONSTRUCTION SETBACKSSECTION 45-2-260 REGULATION OF SETBACKSTHE SETBACK LINES ALONG BOTH ARE MEASUREDFROM THE CENTERLINE OF THE RIGHT-OF-WAYAS BEING 100 FEET, ALL OTHER AS SHOWNSURVEYOR:THOMPSON ENGINEERINGJOHNNY E. HOLLEY, P.L.S.ALABAMA LICENSE NUMBER 23660NW Corner Hwy181-Hwy104 SubdivisionSUBDIVISION NOTES:1. A MINIMUM 15 FOOT DRAINAGE AND UTILITY EASEMENT(AS REQUIRED BY UTILITIES) SHALL BE ALONG EACH SIDEAND/OR REAR LOT LINE.2. ALL DRAINAGE EASEMENTS ARE PRIVATE AND BALDWINCOUNTY SHALL NOT BE RESPONSIBLE FOR THEMAINTENANCE OF SAID DRAINAGE EASEMENTS.3. LOT 1 SHALL ADHERE TO THE REQUIREMENTS OF THEAPPROVED CITY OF FAIRHOPE MULTI-OCCUPANCY PROJECT(MOP) FOR LOT 2, NW CORNER OF HWY 181-HWY 104SUBDIVISION AS RECORDED ON SLIDE 0002725-E AT THEOFFICE OF THE JUDGE OF PROBATE BALDWIN COUNTY,ALABAMA.4. ALL LOTS SHALL BE RESPONSIBLE FOR PROVIDINGNECESSARY STORM DRAINAGE IMPROVEMENTS TOCONTROL ALL POST-DEVELOPED STORMWATER RUNOFFAND SHALL BE SELF SUFFICIENT.Utility Providers:Water, Sewer, and GasCity of FairhopePowerRiviera UtilitiesTelephoneATT&TLOT 1LOT 8LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2RIGHT OF WAYRESERVED FORRe-sub Lot 2,CERTIFICATE OF APPROVAL BY AT&T - TELEPHONE/COMMUNICATIONSTHE UNDERSIGNED AS AUTHORIZED BY AT&T HEREBY APPROVES THE WITHIN PLATFOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY.THIS DAY OF , 2021.AUTHORIZED SIGNATURELOT 9COMMON AREACOMMON AREACurve Table Curve # Length Radius Delta Chord Direction Chord Length C9 20.47 175.00 6.70 S86"3B'5B"E 20.45 C4 10.46 87.00 6.89 N3"26'37-W 10.45 C3 78.83 50.00 90.34 N45'10'o3•E 70.92 cs 271.19 150.00 103.59 S44"54'29"W 235.73 C2 109.17 69.50 90.00 S45"00'00"E 98.29 GRAPHIC SCALE C1 90.82 69.50 74.87 S52"33'46"W 84.50 MAINTENANCE OF COMMON AREA WlllilN RIGHT OF WAY AREA c, 145.85 187,00 44.69 s2z-20'4o•w 142.19 SHALL BE THE RESPONSIBILITY OF LOT 1 ( IN FEET ) C7 36.73 313.00 6.72 N4r19'36"E 36.71 1 inch -100 fl ca 79.92 88.00 52.04 S63'58'56"W 77.20 Line Table Line Table Line Table Line # Length Direction Line # Length Direction Line # Length Direction L1 30.00 L2 15.00 L3 15.00 L+ 30.00 LS 30.00 L6 184.95 L7 38.28 LB 89.75 L9 85.53 LlO 35.25 S0"17'53"W S0"17'53"W S0"15'38"W NO"OO'oo"E NO"OO'OO''W S+4"49'57"E L11 40.16 L21 L12 42.34 L22 L13 35.46 L23 L14 51.63 S45'18'3Y-W L24 178.92 SO"00'00"E 275.85 N90"00'00"W 244.33 N90"00'00"W 252.84 N90"00'00"W 15' DRAINAGE AND UTILllY EASEMENT ' ' ' ' ' ' L1S 59.09 L2S 166.44 N90"00'00"W 7 • ' L16 20.51 N45·oo'oo"w L26 L17 77.22 L27 L18 171.43 L28 L19 165.96 L29 L20 168.94 NO"OO'OO"E 166.5B N9o-oo'oo"E 236.94 N90"00'00"W 20B.03 S89"39'53"E 236.37 S89"44'22"E N-06"53'06"-118.06' LOT 1 "'' ,------------------------~=-~J~~l!_-5.3~=-!= _ _?.?_4~~~-----------~L~ ! :-r-----~;~;=-~;;;MuM BUILDING SET~s~ag·39'53~E612 59' :JT 7.5' ! : I '\__ 15' DRAINAGE ANO ~I ,,. ]c. ~: .1:: ~: ~ 8:~ 81 :,-,, ' 7 15' UTIUlY EASEMENT I I I I, 11 1~ Ii I~ I~ 1~ "' I a A : n ~ I ,,, vi I 15• DRAINAGE AND ~ ! I UTILllY EASEMENT 8 I I :, I l/)!, '! I : : I ::I! I ! I : L : L ---C.I.P.~ r-r=--===----! ! I , , l ! LI 2D'BSL 1. 10.95 ACRES± 476,934 SF± 15' DRAINAGE AND UTIUlY EASEMENT : t 5 20' PERPETUAL NON-EXCLUSIVE j : p>I EASEMENT FOR INGRESS, EGRESS I f L_ INSTRU::~ U~~~~~~ \ : ~~:~~ I I MOOURED FRDM C l:J.P:r:.::i-----2 C.lP.f ;t I 8 .~ g~ NO 0 I (f) -------,'-5~-~oR>J=N~AG~E~AN=o-+---------_.::.:.=--~."'c_.e!!._~_=!L.Q==+-'--'--------\--------~.........., 14 UTILllY EASEMENT THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESSED WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEG.tJ.. ACTION UNDER STATE AND FEDERAL LAW. S-33'25'46 -E 72.11' VED FOR FAIRHOPE ES (900 SF +/-) ! "'a (ACT.) (REC.) AY CONSTRUCTION SETBACK LEGEND INDICATES s;s· CAPPED IRON PIN FOUND INDICATES 5/s• CAPPED IRON PIN SET INDICATES CRIMPED TOP IRON PIN FOUND INDICATES OPEN TOP IRON PIN FOUND INDICATES REBAR FOUND INDICATES CONCRETE MONUMENT FOUND INDICATES AXLE FOUND INDICATES CHAIN LINK FENCE INDICATES WOOD FENCE INDICATES WIRE FENCE INDICATES OVERHEAD ELECTRIC LINES INDICATES POWER POLE INDICATES ACTUAL MEASURE INDICATES RECORD MEASURE INDICATES SIGN INDICATES FIBER OPTIC CABLE MARKER PERMANENT DRAINAGE EASEMENT INSTRUMENT 1883828 w z :Jf--------------( L.W. CAVE REAL ESTATE ""'"'"''"'""""'·'" ■ MOBILE, M..A&JN, 36606 1" -100' JEH DBB thompson ENGINEEIING SEPT 2021 t PRELIMINARY PLAT RE-SUB LOT 2 NW CORNER HWY181-HWY1O4 SUBDIVISION 19-1101-D224 SECTION 3, T6S, R2E BALDWIN COUNTY, ALABAMA re-subd lot 2 nw corner 181-10+.dwg EXITNORTH 0feet1201" = 60'60180TREESCOMMON / BOTANICAL NAMEAllee Lacebark ElmUlmus parvifolia `Allee`Bald CypressTaxodium distichumChaste TreeVitex agnus-castusChinese PistachePistacia chinensisDwarf Southern MagnoliaMagnolia grandiflora `Little Gem`Eagleston HollyIlex x attenuata `Eagleston`Loblolly PinePinus taedaMuskogee Crape MyrtleLagerstroemia indica `Muskogee`October Glory Red MapleAcer rubrum `October Glory`Sweet BayMagnolia virginianaWillow OakQuercus phellosSHRUBSCOMMON / BOTANICAL NAMEAdagio Maiden GrassMiscanthus sinensis `Adagio`Dwarf AzaleaRhododendron kurume `Snow`Dwarf PodocarpusPodocarpus macrophyllus `Dwarf Pringles`Dwarf RosemaryRosmarinus officinalis `Prostratus`Dwarf RosemaryRosmarinus officinalis `Prostratus`Dwarf Walter`s ViburnumViburnum obovatum `Dwarf Walter`s`Dwarf YauponIlex vomitoria `Nana`Fringe FlowerLoropetalum chinense `Purple Diamond`Knock Out Shrub RoseRosa x `Radrazz` TMMojo PittosporumPittosporum tobira `Mojo`Pink Drift Groundcover RoseRosa x `Meijocos` TMPink Muhly GrassMuhlenbergia capillarisPurple Pixie LoropetalumLoropetalum chinense `Purple Pixie`Sea Green JuniperJuniperus chinensis `Sea Green`Shishi Gashira CamelliaCamellia sasanqua `Shishi Gashira`Sunshine LigustrumLigustrum sinense `Sunshine`Sweet ViburnumViburnum odoratissimumVariegated Flax LilyDianella tasmanica `Variegata`Virginia SweetspireItea virginicaWax MyrtleMyrica ceriferaGROUND COVERSCOMMON / BOTANICAL NAMEAfrican IrisDietes vegetaCentipede SodEremochloa ophiuroidesGiant LiriopeLiriope giganteaSeasonal ColorSeasonal ColorPLANT LEGENDSITE DATA TABLEPRESERVED GREEN SPACE1.00 Acres0.30 Acres0.90 AcresGREENSPACE SUMMARY0 0 0 • (l) 0 0 0 0 0 • 0 0 • 0 0 THIS DRAWING REPRESENTS DESIGNS PREPARED BY THO'-iPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND 15 NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AIJTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. [] [II r--------~ I ----_J I I I I I I I I I I I I I I I I I I I l r r L ______________________________ _ cl 0 ;::: CJ} REVISION NO REVISION NO REVISION NO 0 ff ii I' I DESCRIPTION DESCRIPTION DATE DESCRIPTION DATE REVISIONS PER NEW GREENWAY AREAS 10/18/21 DESCRIPTION DATE ISSUED FOR CONSTRUCTION 11/18/20 <?_~0-..---2-07 :i I D ... BY BY CCG BY CCG o: I d> ' (:I); ~ .. -.-......... ._ ......... ._ .. __... ................................. .-.-.............. ~ ......................... ... TOTAL DEVELOPMENT AREA: 21.2 ACRES REQUIRED GREEN SPACE (PER ARTICLE V, SEC C): 10% PROVIDED GREENSPACE: 3.22 ACRES (15.2%) 2.12 ACRES PROVIDED FOR OVERALL SUBDIVISION 1.10 ACRES PROVIDED FOR LOT 1 NOTE: GREENSPACE WILL BE ADDJUSTED AS NECESSARY TO PROVIDE ACCESS DRIVES TO OUTPARCELS .• --;-r; .. ;,-:• ... ""7 _ _._.!b.!.~ ... 7J ~ L.W. CAVE REAL ESTATE, INC. PLANTERS SHOPPING POINTE CENTER 2970COTTAGEHILLRD.,STE. 190 MOBILE, ALABAMA 36606 1" = 60' 1:1 MOBILE, AL CG CG TEL: (251) 666-2443 FAX: (251) 666-6+22 FEL GREEN SPACE PLAN RAWIN N . NOVEMBER 18, 2020 19-1101-0224 L3.00 MARCH 31, 2021PROJECT NUMBER 19-1101-0224PLANTERS POINTE SHOPPING CENTERFAIRHOPE, ALABAMAPREPARED FORL.W. CAVE REAL ESTATE, INC.PROJECTLOCATIONSR 181PROFESSIONALNO. 25751SR 104PROJECT LOCATIONMALBIS, AL.BON SECOUR, AL.FAIRHOPE, AL.SILVERHILL, AL.THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED. OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. js PROJECT VICINITY MAP N.T.S. 1 REVISED ISSUED FOR CONSTRUCTION INDEX TO DRAWINGS SHEET DESCRIPTION G100 COVER S><EET G101 GENERAL NOTES, LEGEND ANO A88REVIATIONS G102 M.DOT PROJECT NOTES G10J Al.DOT TYPICAL SECTIONS c,oo 0'olERAU. EXISTING CONDITIONS PL.AN C110 EXISTING COfOTIONS PLAN (SR 104) C111 EXISTING Cot«>ITIONS Pl.AN (SR 181) C120 TEMPORARY SITE ACCESS ANO STAGING PLAN C200 CMRAU. SITE Pl.AN C201-C20J SIT< PIN< C204 PAVING PLAN C205 ACCESSIBILITY PL.AN =• TRUCK ROUTING PLAN C207 SU TRUCK ROUTING PLAN C210 SITE Pl.Ml (SR 104) C211 SITE Pl.AN (SR 181) C301-C30J 00,IENSION PLAN CJ04-C306 GEOMETRIC CONTROL Pl.AN C307-C308 GEOMETRIC CONTROL POINT TABLES C40I-C40J GRADING Pl.AN C410 GRADING ANO DRAINAGE Pl.AN (SR 104) C411 GRADING ANO ORAINAGE Pl.AN (SR 181) C421-C42J DRAINAGE PLAN C424-C43J DRAINAGE PROFLES C4J6 DRAINAGE STRUCTURE ANO PIPE TABLES C4<0 DRAINAGE PROFl..ES (SR 104} C441 DRAINAGE PROFLES (SR 104) C442 DRAINAGE PROFI..ES (SR 181) C4-45-C451 CROSS SECTIONS (SR 181) C455-c461 CROSS SECTIONS (SR 104) C500 EROSION AND SEDIMENT CONTROL NOTES ~•-c~ EROSION AND SEDIMENT CONTROL Pl.AN C510 EROSION ANO SEOIMENT CONTROL PLAN (SR HM-) C511 EROSION ANO SEDIMENT CONTROL Pl.AN {SR 181) C600 0'olERAU. UTILITY PLAN C601-C60J UTILITY Pl.AH C604-C605 SANITARY SEWER PROALES C608 SANITARY SEWER LFT STATION DETAILS C610 UTILITY PLAN (SR 104) C611 UTILITY PL.AN (SR 181) C700-C710 CONSTRUCTION DETAILS C711 CURSED ISLAND DETAILS C720-C7Jg CONSTRUCTION DETAILS C7-40-C741 TIW'flC CONTROl PL.AN C742 TRAFFIC CONTROL DETAILS cm DIVIDED HIGHWAY lANE CLOSURE TTCP L1.00 OVERALL LANDSCAPE PLANTING Pl.AN L1.01-L1.08 lANOSCAPE PLANTNG PlAN U.09 lANOSCAPE PLANTNG OETAllS L1.10 lANOSCAPE SCHEDULE & OETAllS 1.3.00 GREEN SPACE PLAN L.W. CAVE REAL ESTATE, INC. PLANTERS POINTE SHOPPING CENTER MOBILE, AL mocaTT<GE ..... Ra .. ST£.10C II thompson COVER SHEET Know what'sRPROFESSIONALNO. 25751GENERAL NOTES 1. THE OWNER RESERVES THE RIGHT TO DELETE OR MODIFY ANY BIO ITEM OF WORK. NO ADJUSTMENTS WILL BE MADE TO THE OTHER BID ITEM PRICES DUE TO THESE RE'v'ISIONS. 2. All ELEVATIONS REFER TO UNITED STATES GEOLOGICAL SURVEY DATUM. EXISTING TOPOGRAPHIC SURVEY PREPARED BY THOMPSON ENGINEERING DATED 05/05/20. THE CONTRACTOR SHALL FIELD VERIFY ALL EXISTING ELEVATIONS PRIOR TO BEGINNING WORK ANO NOTIFY THE ENGINEER OF Nff DISCREPANCIES WITH THE CONSTRUCTION DRAWINGS. 3. EXISTING UTILITIES ARE SHOWN FOR INFORMATIONAL. PURPOSES ONLY ANO IT WILL BE THE CONTRACTOR'S RESPONSIBILITY TO OITERMINE IF THE LOCATIONS SHOWN ARE CORRECT AND TO DETERMINE IF THERE ARE ADDmONAL UTILITY LINES THAT ARE NOT SHOWN ON THE PLANS. ALSO, ANY SAFETY MEASURES OR METHODS THAT ARE NECESSARY TO PROTECT ALL EXISTING UTIUTY LINES DURING CONSTRUCTION WILL BE THE CONTRACTOR'S RESPONSIBIUT'I' WITH NO ADDmONAL COMPENSATION. 4. THE CONTRACTOR SHALL CALL 811 AT LEAST -48 HOURS BEFORE BEGINNING CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGES TO EXISTING UTILITIES AS A RESULT OF FAILURE TO HAVE UTILITIES MARKED PRIOR TO EXCAVATION. 5. THE CONTRACTOR SHALL NOTIFY THE SUPERINTENDENTS OF THE WATER, GAS, CABLE TV, TELEPHONE, ANO POWER COMPANIES A MINIMUM OF 10 DAYS IN ADVANCE THAT HE INTENDS TO START WORK IN A SPECIFIC AREA. THE OWNER DISCLAIMS ANY RESPONSIBILITY FOR THE SUPPORT ANO PROTECTION OF DRAINS, WATER LINES, GAS LINES, SEWER LINES, UNDERGROUND CONDUITS, OR ANY OTHER UNDERGROUND UTIUlY SERVICES OF ANY KIND OR STRUCTURES OWNED BY THE CITY, COUNlY, STATE OR BY PRIVATE OR PUBLIC UTILITIES LEGALLY OCCUPYING Am STREET, ALLEY, PUBLIC PLACE, RIGHT OF WAY, OR EASEMENT. 6. SODDED AREAS SHALL BE WATERED TO ENSURE GROWTH. CONTINUE WATERING UNTIL THE VEGETATION HAS TAKEN ROOT AND ESTABLISHED A GOOD HEALTHY GROWTH IN THE ENGINEER'S OPINION. 7. PROPERTY OBSTRUCTIONS WHICH ARE TO REMAIN IN PLACE, SUCH AS DRAINS, WATER OR GAS PIPES, CONDUITS, POLES, WALLS, ETC. ARE TO BE CAREFULLY PROTECTED AND NOT TO BE DISPLACED UNLESS NOTED. ALL DAMAGES TO ITEMS TO REMAIN SHALL BE REPAIRED/REPLACED BY THE CONTRACTOR AT NO EXPENSE TO THE OWNER. 8. THE SITES EROSION CONTROL PLAN HAS BEEN PREPARED BY THE ENGINEER. AND IT IS THE CONTRACTORS RESPONSIBIUlY TO CARRY OlJT THIS PLAN. THE CONTRACTOR SHALL REPAIR AND RE-ESTABLISH GRADES ANO VEGETATION IN SETTLED, ERODED ANO RUTTED AREAS. THE CONTRACTOR SHALL MAKE THE ENGINEER AWARE OF NN ADDITIONAL EROSION CONTROL MEASURES lHAT ARE NEEDED TO THE CHANGING FIELD CONDITIONS. 9. ALL PRACTICAL AND NECESSARY EFFORTS SHALL BE TAKEN DURING CONSTRUCTION TO CONTROL ANO PREVENT EROSION ANO THE TRANSPORTATION OF SEDIMENT TO DOWNSTREAM AREAS. SUCH EFFORTS SHALL BE IN ACCORDANCE WITH THE Al ASAMA HANDBOOK FOR EROSION CONTROi SFDIMENT CONTROi AND STORMWATER MANAGEMENT ON CONSTRUCTION SITTS ANO URBAN ARfAS I AIEST EPIDON 10. THE CONTRACTOR SHALL PROMPTLY NOTIFY THE ENGINEER OF NN PERCEIVED CONFLICTS, AMBIGUOUS ITEMS OR DEFICIENCIES IN THE PLANS, SPECIFICATIONS, GENERAL NOTES, SUMMARY OF QUANTITIES OR RELATED CONTRACT DOCUMENTS. FAILURE TO NOTIFY THE ENGINEER OF THE ABOVE MENTIONED ITEMS MAY RESULT IN NO ADDITIONAL COMPENSATION FOR THE CONTRACTOR TO COMPLETE THE PROPOSED IMPROVEMENTS. 11. THE CONTRACTOR SHALL VERIFY THAT ALL REGULATORY ANO ENVIRONMENTAL PERMITS ARE IN PLACE ANO COMPLY WITH ALL SPECIFIC AND GENERAL CONDITIONS STATED IN EACH. 12. THE CONTRACTOR SHALL DISPOSE OF ALL WA.STE MATERIAL OFF THE PROJECT SITE AT A SITE FURNISHED BY THE CONTRACTOR. 13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SAFETY, EFFICIENCY, AND ADEQUACY OF HIS OPERATION ANO SHALL INITIATE HIS OWN SAFETY PROGRAM. THE CONTRACTOR SHALL COMPLY WITH ALL DEPARTMENT OF LABOR, SAFETY AND HEALTH REGULATIONS A.S SPECIFIED UNDER THE OCCUPATIONAL SAFETY ANO HEALTH ACT OF 1970, AS AMENDED, ANO THE CONTRACT WORK HOURS AND SAFETY STANDARDS ACT. 1-4. THE CONTRACTOR SHALL BE FINANCIAL RESPONSIBLE FOR ALL FINES IMPOSED BY ADEM FOR FAILURE TO INSTALL/MAINTAIN NECESSARY BMP MEASURES DURING CONSTRUCTION. ADDITIONAL BMP MEASURES MAY BE REQUIRED THAT ARE NOT SHOWN ON THE ENGINEER'S BMP PLAN DUE TO SEQUENCING OF CONSTRUCTION BY THE CONTRACTOR. 15. IT SHALL BE THE RESPONSIBIUlY OF THE SITEWORK/GENERAL CONTRACTOR TO REVIEW ANO IMPLEMENT THE CONSTRUCTION BEST MANAGEMENT PRACTICES PLAN NOTES A.S INDICATED ON SHEET C500. THE CONTRACTOR SHALL BEAR THE RESPONSIBILITY TO NOTIFY THE ENGINEER AND OWNER IMMEDIATELY SHOULD THE CONTRACTOR FEEL THAT ADDITIONAL EROSION CONTROL MEASURES BE NEEDED TO EFFECTIVELY COMPLETE THE PROPOSED IMPROVEMENTS. THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT ANO IS NOT TO BE COPIED. REPRODUCED. OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. REVISED ISSUED FOR CONSTRUCTION LEGEND & ABBREVIATIONS P.O.C. POINT OF COMMENCEMENT P.O.B. POINT OF BEGINNING (A) ACTUAL (R) RECORD DEED (P) PLAT OF RECORD (C) COMPUTED OTIF OPEN TOP IRON PIPE FOUND IPF IRON PIN FOUND CTIF CRIMP TOP IRON PIPE FOUND CRF CAPPED RE&.R FOUND RBF 1/2-REBAR FOUND ~ CRS 1/2-CAPPED RE&.R SET STAMPED CA#60-4 CMF CONCRETE MONUMENT FOUND CMS CONCRETE MONUMENT SET LSf LICENSED PROFESSIONAL SURVEYOR'S NUMBER CAf CERTIFICATE OF AUTHORIZATION NUMBER (DIST) DISTURBED (REF) REFERENCE CORNER SET ON LINE (UNR) UNREADABLE INST f INSTRUMENT NUMBER SECT. SECTION T-TOWNSHIP R-RANGE -0-POWER POLE E--GUY WIRE R/W RIGHT-OF-WAY R.O.W. RIGHT-OF-WAY ◊ FIRE HYDRANT -er' SIGN @I TELEPHONE PEDESTAL ~ ELECTRIC METER BOX ~ AIR CONDITIONER @) JUNCTION BOX (VAULD EL/ELEV ELEVATION INV INVERT -OHE-OVERHEAD ELECTRIC UNDERGROUND WATERLINE -UNG&--UNDERGROUND COMMUNICATION -SS -SANITARY SEWER -ro-FIBER OPTIC -G-UNDERGROUND GAS LINE RIGHT-OF-WAY LINE -t-PROPERTY LINE DITCH LINE ·-49 MINOR CONTOUR ·50 MAJOR CONTOUR I TELEPHONE BOX (VAULD WATER METER SANITARY SEWER VALVE WATER VALVE GAS VALVE "" TRANSFORMER BOX 3" LIGHT POLE .;i CABLE TV BOX !!I ELECTRIC BOX I ELECTRIC PANEL IRRIGATION CONTROL VALVE ® SANITARY SEWER MANHOLE @ STORM DRAIN MANHOLE <!> TELEPHONE MANHOLE ® SEWER CLEANOlJT !!I SEWER GRINDER PUMP @ii GREASE TRAP ...... Fl.AG POLE I!,) GAS LINE SIGN MARKER & TELEPHONE SIGN MARKER £ WATERLINE MARKER "' FIBER OPTIC LINE MARKER (EX.) EXCEPTION -ro-UNDERGROUND FIBER OPTIC LINE -or-OVERHEAD ELECTRIC -SE-BURIED ELECTRIC LINE -or-UNDERGROUND TELEPHONE LINE UNDERGROUND SEWER LINE UNDERGROUND WATERLINE UNDERGROUND GAS LINE -,V-UNDERGROUND TELEVISION ELEC. ELECTRIC -BACK FLOW PREVENTER Efill.!:QSED_ 1"r'iia> STORM Pl'E --ss--SANITARYSEVl£RPIPE --8"W--WATER LINE ® SANITARY SEWER MANHOLE Mai' GRAOECCNTRa.l..tlE .,--·· PR<FOSEDSPOTEt.EVATICtl Cl GRATEINLET @ JJNC~BOX PROPOSED CONCRETE PAVING D STANDARD DUTY ASPHALT PAVING ~ HEAVY DUTY ASPHALT PAVING -PERVIOUS ASPHALT PAVING -ASPHALT OVERLAY -JO--PROPOSED WJOR CONTOUR --~--PROPOSED MINOR CONTOUR .. 29.75 PROPOSED SPOT ELEVATION 8 PROPOSED PIPE ENO TREATMENT (PET) CURB ANO GUTTER 1@ below. Call before you dig. ,:ct~~ L.W. CAVE REAL ESTATE, INC. PLANTERS POINTE / '~ t-------•-o_e_1L<_._•_L ______ +-____ S_H_O_P_P_I_N_G_C_E_N_TE_R ____ _, ;:, ' II thompson GENERAL NOTES, LEGEND ' "'" •== "" "° "' •00 '""""""' '" 1;;:1 :::-::;, & ABBREVIATIONS 1 , .... ~ , ... , soo.£ rnr ,~,. I°"""' ";LC I MCR l,.,.~=o:L STATE ROUTE 104 80' ROWSTATE ROUTE 181 ROW VARIESFeet0 60 120PROFESSIONALNO. 25751o--G--G--G--G--G--G--G--G--THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT Of THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. REVISED ISSUED FOR CONSTRUCTION I ffJII PFSCRIPTION· LOT 2 OF THE NORTHWEST CORNER OF HW( 181-HWY 104 SUBOMSION AS RECORDED ON SLIDE 2725-E IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ~ LOT 1 35.45 ACRES± ARC•271.19' RADIUS•150.DO' CHORO=N-44·54'29•-E 235.73' CAVE REAL ESTATE, INC. MOBILE, AL EXISTING CONDmONS PLAN NOTES: 1. ALL EXISTING lJTIUTY LOCATIONS SHOULD BE CONSIDERED APPROXIMATE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO HAVE ALL EXISTING lJTIUTIES FIELD LOCATED. 2. ALL EXISTING IMPROVEMENTS ARE SHOWN AS OF THE DATE OF THE SURVEY. ADDITIONAL IMPROVEMENTS MAY HAVE BEEN CONSTRUCTED SINCE THIS TIME. 3. THE EXISTING CONDITION OF STATE ROUTE 181 IS BEST ON THE FINAL CONSTRUCTION PLANS FOR THE ON-GOING WIOENING PROJECT. ARC•2047' RADIUS•175 oo· CHORD=S-86"38 58" -E 2045' PLANTERS POINTE SHOPPING CENTER OVERALL EXISTING CONDITIONS PLAN STATE ROUTE 104 80' ROW STATE ROUTE 181 ROW VARIESFeet0 60 120PROFESSIONALNO. 25751o--G--G--G--G--G--G--G--G--THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED. REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. 15.o :oo· ~ o 30.00 170.25' S-00' 15 35• -W 1280.83' 12·w~ 12··w~ 12''w~w~{/w REVISED ISSUED FOR CONSTRUCTION t ,,_ ~I ~ cl -:i:::::;_l ~ ~1·~i ca:~ 0 ~~ J" ~ ------L.W. CAVE REAL ESTATE, INC. MOBILE, AL mo coma o«..1. RC .. ST[ 100 Ill th~!:':1.E!0" REQUIRED #57 GRAVEL SURFACING (6" MINIMUM THICKNESS) TEMPORARY STAGING AREA NOTE· ALL STAGING AREAS SHALL BE UNDERCUT A MINIMUM OF 12" ANO BACKFILLED WITH STRUCTURAL FILL PER THE GEOTECHNICAL REPORT, SECTION 1 0. 1 200.00' ._ PLANTERS POINTE SHOPPING CENTER TEMPORARY SITE ACCESS AND STAGING PLAN EXITSTATE ROUTE 104 80' ROWFeet03060 PROFESSIONALNO. 25751I I : S-00'04'20"-E 863.27' 10' MINll•1UM BUILDING SETBACK ~ L ______ L __ -------------------------------------------------------------------------------------------------------------------------·-----------r r ' ~------------------------------., I • ; I I I SITE PLAN NOTES: 1. REFER TO SHEETS C210-211 FOR ALL SITE IMPROVEMENTS WITHIN STATE ROUTE 181 ANO STATE ROUTE 104. REFER TO SHEETS C301-CJ03 FOR SITE DIMENSIONS AND GEOMETRIC CONTROL I 2. I 3. All STRIPING ONSITE SHALL BE CLASS 1, TYPE A PER ALDOT STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION, 2018 EDITON. SECTION 701. . __ .J 4. ALL SIDEWALKS SHALL HAVE PRE-FABRICATED TACTILE WARNING MATS AT ALL ROADWAY/DRIVE CROSSWAU<S AND HANDICAP RAMPS. 5. All PAVEMENT MARKINGS SHALL BE INSTALLED WITH SUP RESISTANT PAINT. 6. ALL CURBS ADJACENT TO PROPOSED SIDEWALKS SHALL BE PAINTED YELLOW. 7. ALL SIGNAGE SHALL BE Cl.ASS 4, TYPE Ill ALUMINUM. 8. THE CONTRACTOR SHALL COORDINATE ALL HAROSCAPE ITEMS (I.E. SIDEWALi(, CANOPIES, ACCESSORY STRUCTURES, STOOPS, ETC.) ADJACENT TO THE BUILDING "(ITH THE ARCHITECTURAL PLANS. BfO\HBEP 51GN1 I fGENQ· A. Rl-1 STOP SIGN 8. Rl-2 YIELD SIGN C. R7-6 ADA PARKING SIGN R7-8A ADA FINE SIGN R7-8P VAN ACCESSIBLE SIGN (ONLY AT VAN DESIGNATED SPACES) D. RS-1 DO NOT ENTER SIGN E. PHARMACY DRIVE-THRU SIGNAGE (SEE DETAILS) F. CURB-SIDE, PICK UP SIGN.a.GE (SEE DETAILS) s• WHITE TRAFFIC 5!RIPE iii" 5" DOTTED WHITE TRAFFIC STRIPE 5" DOUBLE YELLOW SOUO TRAFFIC STRIPE (TYP.) 5" DOUBLE YELLOW SOLID TRAFFIC STRIPE (TYP.) ~ ~ ~ 5" WIDE CONCRETE SIDEWALK (TYPICAL) i STANDBY GENERATOR smNG NOif· THE LOCATION OF THE PROPOSED STANDBY GENERATOR HAS BEEN VERIFIED TO MEET THE FOLLOWING CRITERIA.; 1. NOT WITHIN 500 FEET OF ANY EXISTING COMMUNITY WATER SUPPLY WELL, 2. NOT WITHIN 500 FEET OF ANY NON-TRANSIENT, NON-COMMUNITY WATER SUPPLY WELL, ANO 3. NOT WITHIN 100 FEET OF ANY OTHER EXISTING WATER SUPPLY WELL THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED. REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LA.W. REO'D TRUCK WELL (REFER TO ARCHITECTURAL AND STRUCTURAL DRAWINGS FOR DETAILS) 7' CONCRETE SIDEWALK PROPOSED 48,387 SF -FIRST FLOOR 3,060 SF -MEZZANINE 51,.«7 SF (TOTAL) 4• WIDE WHITE STRIPING F.F.E. 119.50 2' O.C. 45• TO PARKING STALL WITH 4" WHITE BORDER STRIPE 6'X8' CONCRETE PAO FOR GREASE I _ BARREL (REFER TO ARCHITECTURAL I ING ~~!v~OR DETAILS~· ~-::--------7: FIRE RISER ROOM ' ' t:::E=:::!s=====3 I: I ...... I \ ----7--, 1: ' ' I: \ \ I • _f_ REO O DETENTION PONO 1' 6"CI PIPE BOLLARDS OUTLINE (SEE GRADING PLAN} I : (SEE O~AIL) / I ', , I: .... ----, ___ .,,,,, 1: SITE PLAN I 1: I] i: I 1: Ii 1: 1[ Ii +t 1: I 1: ,, STATE ROUTE 181 RFeet03060PROFESSIONALNO. 25751I I I I "I I I I I ~ REO'D WHITE TRAFFIC CONTROL MARKING (TYP) I I I I ~ I,. I I I I I I I I I I I ( I . l, J i \ h, '\ ~ I I REQ'O WHITE TRAFFIC CONTROL LEGEND 4" lHICK CONCRETE PAV G WIDTH VARIES COMPACTED SUBGRAOE / SE TION B B ASPHALT PAVING (SEE REQUIRED PAVING SECTION) 5" DOUBLE YELLOW SOLID TRAFFIC STRIPE (lYP.) " • "· L ____________________ _ PROPOSED MONUMENT SIGN (REFER TO ARCHITECTUAL Pl.ANS) 6''FM------6''FM---------6''FM---6''FM---''W(..____ 12''W(..____ 12''Wl.-------------12''WL----------~ i -REO'O WHITE TRAFFIC CONTROL MARKING (T'!'P) • NIM M BUILDING SETBACK REQ'O COMPACTED SUBGRADE / S-00'15'38"-W 1280.BJ' 4.5' CONCRETE SIDEWALK SECTION A A ~ ASPHALT PAVING EE REQUIRED PAVING SECTION) 15.00'15.0 6''n,4 ____ 6''FM-----6''FM-----6''FM-----6''FM-----6''FM-----6''FM-----6''FM-----5''FM--------"'1;c----~ 12··w1-----_ 12''w1.---_ 12··w1---_ 12··w1.--_ 12··wt...-_ 12··w'----12••w1.--_ 12 .. , -----------------" ------·---· -- --·--------------------- ------ -1J-- - - -- -- - - - --SITE PLAN NOTES: 1. REFER TO SHEETS C210-211 FOR ALL SITE IMPROVEMENTS WITHIN STATE ROUTE 181 ANO STATE ROUTE 104. ---------2. REFER TO SHEETS CJ01-CJOJ FOR SITE DIMENSIONS =~~~~~~~~~;===============================================#=========================J AND GEOMETRIC CONTROL J. ~~~f2!~~~s~Egl~t.,,g~s c~ H~GH;j A PER RFOI/IRFQ SIGN I fGFNP· -4. ~~~:$ ~~ E~~\,~f~.!'eNRl~iED TACTILE ---A. Rl-1 STOP SIGN --------------------~----WARNING MATS AT ALL RO/>CJWAY /DRIVE CROSSWALKS AND HANDICAP RAMPS. 5. ALL PAVEMENT MARl<INGS SHALL BE INSTALLED WITH SUP RESISTANT PAINT. 6. All CURBS ADJACENT TO PROPOSED SIDEWALl<S SHALL BE PAINTED YELLOW. 7. ALL SIGNAGE SHALL BE CLASS -4, TYPE Ill ALUMINUlrd. 8. THE CONTRACTOR SHALL COORDINATE ALL HARDSCAPE ITEMS (I.E. SIDEWALi<, CANOPIES, ACCESSORY Rl-2 YIELD SIGN ----C. R7-8 MJA PARl<ING SIGN R7-SA MJA FINE SIGN R7-8P VAN ACCESSIBLE SIGN (ONLY AT VAN DESIGNATED SPACES) 0. R5-1 00 NOT ENTER SIGN \~~~~R~ ST~[DPS(1[er,cre·)~E~/~ THCE/ G--G~-~:·. 6~~ DRIVE-THRU SIGNAGE (SEE ~, CURB-SIDE PICI< UP SIGNAGE (SEE DETAILS) R6-5P ROUNOABOVT SIGN THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. ------------------------------G--G-~ G--G-~ G--G-~ G--G--G-~ G--G--G--G--G--G--G--G--G-~ G--G-~ G--G--G--G -G. G-CAVE REAL ESTATE, INC. MOBILE, AL ":;;~ ISSUED FOR CONSTRUCTION PLANTERS POINTE SHOPPING CENTER SITE PLAN ROW VARIESPROFESSIONALNO. 25751Feet0306018~ CURB ANO GUTTER (TYP.) ~::-::. -==--~ =-=---:::-=:-=::=-:._ :::-::::-_ ~ 5' CONCRETE SIOEWALK (TYP.) -----38.28' WHITE STRIPEO ISLAND (SEE DETAIL) 5• CONCRETE SIDEWALK (TYP.) WHITE DIRECTIONAL ARROW (TYP.) -~ ---------------------------in~ (THIS SETBACK IS MORE STRINGENT THAN THE REQUIRE HIGHWAY CONSTRUCTION I"": SETBACK OF 100' MEASUR .D FROM TI-,E ROW CENTERLINE) 110.25• 232.30' -6"FM----------6"FM-----------6'"FM--------5''FM-----6''FM---5''FM-----6'.FM-----6''F~ 6"'FM-----5''F [....___ 12''Wl.---_ 12''W~-----Q i 12''WL---_ 12''WL---_ 12''W~ 12··w1---_ 12'·w~ 1======================= ,_l, --G--G-G-G--G--G--G-G-NEWLY ACQUIRED RIGHT-OF-WAY LINE THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED. REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED G-G-IOE YELLOW CHEVRON 5' TO ROAD (TYP.) • WITH R1-1 P SIGN (TYP.) \ RB AND R (TYP) SITE PLAN NOTES: 1. REFER TO SHEETS C210-211 FOR ALL SITE IMPROVEMENTS WITHIN STATE ROUTE 181 ANO STATE ROUTE 104. 2. REFER TO SHEETS C301-C303 FOR SITE OIMENSIONS ANO GEOMETRIC CONTROL 3. ALL STRIPING ONSITE SHALL BE CLASS 1, TYPE A PER ALOOT STANOARO SPECIFICATIONS FOR HIGHWAY CONSTRUCTION, 2018 EOITON, SECTION 701. 4. ALL SIDEWALKS SHALL HAVE PRE-FABRICATED TACTILE WARNING MATS AT ALL ROADWAY/DRIVE CROSSWALKS AND HANDICAP RAMPS. 5. ALL PAVEMENT MARKINGS SHALL BE INSTALLED WITH SUP RESISTANT PAINT. 6. ALL CURBS ADJACENT TO PROPOSED SIOEWALKS SHALL BE PAINTED YELLOW. 7. ALL SIGNAGE SHALL BE Cl.ASS 4, TYPE Ill ALUMINUM. 8. THE CONTRACTOR SHALL COORDINATE ALL HAROSCAPE ITEMS (I.E. SIDEWALK, CANOPIES, ACCESSORY STRUCTURES. STOOPS, ETC.) ADJACENT TO THE BUILDING WITH THE ARCHITECTURAL PLANS . 50' MINIMUM BUILDING SETBACK -------------~ 200.00' 5"FM---· 6'"FM---s-,;QO'~s•388-W 12"w~ . Q "' "' "' 6'"FM---,6"F -~12W~ L.W. CAVE REAL ESTATE, INC. MOBILE, AL TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. REVISED ISSUED FOR CONSTRUCTION mo coma...._ RC .. ST[ 100 Ill th~!:':1.E!0" BFO\HBEP SIGN I EGENP· A. Rl-1 STOP SIGN 8. Rl-2 YIELD SIGN C. R7-8 ADA PARKING SIGN R7-8A ADA ANE SIGN R7-8P VAN ACCESSIBLE SIGN (ONLY AT VAN OESIGNA.TED SPACES) D. R5-1 DO NOT ENTER SIGN E. PHARMACY DRIVE-THRU SIGNAGE (SEE OETAILS) F. CURB-SIDE PICK UP SIGNAGE (SEE DETAILS) G. R6-5P ROUNDABOUT SIGN PLANTERS POINTE SHOPPING CENTER SITE PLAN EXITSTATE ROUTE 104 80' ROWFeet03060 PROFESSIONALNO. 25751I r F r I I I L ___________________________________ _ I ~------------------------------., I , ; I I I I I . __ _J ~ 15" ··::,:" 40 = ORM PIPE HING 2 PVC FORCE MAIN FROM TRUCK WELL SUt.lP PUMP TRUCK WELL FORCEMAIN CONNECTION DETAIL N.T.S. DRAINAGE NOTES-1. ALL REINFORCED CONCRETE PIPE SHALL BE CLASS 3. 2. ALL ROOF DRAINAGE PIPE J" OR LESS SHALL SCHO 40 PVC. ALL ROOF DRAINAGE PIPE 4" OR GREATER CAN BE A-2000 OR SCHD 40 PVC. 3. ALL STORM DRAINAGE STRUCTURES SHALL BE PRECAST UNLESS APPROVED BY THE ENGINEER PRIOR TO CONSTRUCITON. 4. ALL CURB INLETS SHALL BE IN ACCORDANCE WITH ALDOT STANDARD DRAWING I-621-S {INDEX #62133). 5. ALL ROADWAY PIPE END TREATMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALDOT STD DRAWING HW-614-8 (INDEX #61909). All SIDEORAIN PIPE END TREATMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALDOT STD DRAWING IHW-614-SP (INDEX #61913). 6. ALL STORM DRAINAGE JUNCTION BOXES (0-10' FILL) SHALL BE IN ACCORDANCE WITH ALDOT STD DRAWING JB-620-B (INDEX f62160) OR JB-621-P (INDEX 162163 & 62164). JUNCTION BOXES OVER 10' OF FILL SHALL BE IN .A.CCOROANCE WITH DRAWING JB-620-C (INDEX #62173). 7. ALL BENDS IN ROOF DRAINAGE PIPING SHALL HAVE A TWO-WAY CL.fAN-OUT INSTALL. 8. REFER TO PLUMBING PLANS FOR CONTINUATION OF ROOF AND CONOENSATE PIPING. 9. REFER TO SHEETS C424-C433 FOR STORM DRAINAGE PROFILES. REFER TO SHEET C436 FOR STRUCTURE AND PIPE TABLES. 10. REFER TO SHEET C440-C442 FOR ALL STORlrd DRAINAGE STRUCTURES AND PIPES LOCATED IN THE A.LOOT RIGHT OF WAY. THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. 2 1 0 STORM DRAINAGE -----cCEA"R-=oor-rm,re,.q,-PROPOSED GROCERY STOR, .;:,;,; ADD 3" CONDENSATE UNE REVISED ISSUED FOR CONSTRUCTION ISSUED FOR CONSlRUCTION 48,387 SF -FIRST FLOOR 3,060 SF -MEZZANINE 51,447 SF (TOTAL) F.F.E. 119.50 L.W. CAVE "'"coma...._ RC .• sr, '" 111111 24" RCP ~----..... , I ,, ...... 7.::.::,;;:;: ::,-=-=r --' OUTLINE (SEE GRADING PLAN) \ ~ ;1 \ I I , .... ---------00 00 REAL ESTATE, INC. PLANTERS POINTE MOBILE, AL SHOPPING CENTER thompson DRAINAGE PLAN ;~ m:1 :::=~~ BLC MC, m JUNE 22 2020 19-1101-0224 STATE ROUTE 181 RFeet03060PROFESSIONALNO. 25751@-"" OE\OSJONNO DESCR1PT<>< "' . ,, "" . THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE •rwaoN NO DlSCRIPTl;)N "" . COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED ,_ OE<CR1PT<lN "" . TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION OESCR;PT<lN . UNDER STATE AND FEDERAL LAW. ' REVISED ISSUED FOR CONSTRUCTION ';;'/J.1/21 FEL DESC"1PT"" . 0 ISSUED FOR CONSlRUCTION ,,,,,.,..,1 FEL Dt-+++-+-+++-+-+++++++-+-+-u\@ i1-,11,H-++-+-t-++-r-+-+-+-t-++-+-t-+'rlUI UNDERGROUND STORM DRAINAGE DErENTION STRUCTURE. REFER TO SHEET C706-C709 FOR DETAILS. ·, I I I I I I -J''FM-----6''FM-----6''FM-----6''FM-----6''FM-----6''FM--------12,,WL--_ 12··wt...-_ 12··w'----12··w1.--_ ,2 .. , .., I ,, c" ! ' -\ --G-PLANTERS POINTE SHOPPING CENTER DRAINAGE PLAN r•u 19 1101 0224 I ROW VARIESFeet03060PROFESSIONALNO. 25751---------------',, \ \ \ \ 170.25' -6"FM----------6"FM-----------6"FM--------5''FM-----6''FM---\ \ \ \ \ I I I I I I I I I I I I I 200.00' 6'"FM---12"W~ Q 6'"FM---,6"F --12W~ DRAINAGE NOifS· 1. ALL REINFORCED CONCRETE PIPE SHALL BE CLASS 3. 2. ALL ROOF ORAINAGE PIPE 3" OR LESS SHALL SCHO 40 PVC. ALL ROOF ORAINAGE PIPE 4" OR GREATER CAN BE A-2000 OR SCHO 40 PVC. J. ALL STORM DRAINAGE STRUCTURES SHALL BE PRECAST UNLESS APPROVED BY THE ENGINEER PRIOR TO CONSTRUCITON. 4. ALL CURB INLETS SHALL BE IN ACCOROANCE WITH ALOOT STANOARO ORAWING I-621-S (INOEX #621JJ). 5. ALL ROADWAY PIPE ENO TREATMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH ALOOT STD ORAWING HW-614-B (INOEX #61909). ALL SIDEORAIN PIPE ENO TREATMENTS SHALL BE CONSTRUCTEO IN ACCOROANCE WITH ALOOT STD ORAWING fHW-614-SP (INOEX #61913). 6. ALL STORM DRAINAGE JUNCTION BOXES (0-10' FILL) SHALL BE IN ACCORDANCE WITH ALOOT STD ORAWING JB-620-B (INDEX #62160) OR JB-621-P (INDEX #62163 & 62164). JUNCTION BOXES OVER 10' OF FILL SHALL BE IN .-.CCOROANCE WITH DRAWING JB-620-C (INOEX #62173). 7. ALL BENDS IN ROOF DRAINAGE PIPING SHALL HAVE A TWO-WAY CLEAN-OUT INSTALL. 8. REFER TO PLUMBING PLANS FOR CONTINUATION OF ROOF AND CONDENSATE PIPING. 9. REFER TO SHEETS C424-C4JJ FOR STORM DRAINAGE PROFILES. REFER TO SHEET C4J6 FOR STRUCTURE ANO PIPE TABLES. 10. REFER TO SHEET C440-C442 FOR ALL STORM DRAINAGE STRUCTURES ANO PIPES LOCATED IN THE ALOOT RIGHT OF WAY. 6''FM------_ '----12··w1.---'----12''Wl.---_ 12··w~-----12''WL---_ 12''WL---_ 12''W!.--_ 12··w1---_ ,tw 1==============================·~=====:a::-Uf£___,~~d~L -------=-------= -~F"= -~= _= _= -~= _= _= -~= _= _= -~== _== _= -~=--::_______--------=-----____,------! --------+-------1-------t---------+-------1-------t-►-------+-----;:,,;_·~-------G--G-G-G--G--G--G-NEWLY ACQUIRED RIGHT-OF-WAY LINE THIS DRAWING REPRESENTS DESIGNS PREPARED BY THOMPSON ENGINEERING FOR SPECIFIC USE ON THIS PROJECT AND IS NOT TO BE COPIED, REPRODUCED, OR ALTERED WITHOUT THE EXPRESS WRITTEN CONSENT OF THE THOMPSON ENGINEERING REPRESENTATIVE AUTHORIZED TO APPROVE THIS USE. UNAUTHORIZED USE IS SUBJECT TO LEGAL ACTION UNDER STATE AND FEDERAL LAW. G-REVISED ISSUEO FOR CONSTRUCTION ---1-------t---------+-------1-------+---------+-------+----------1-------r----CAVE REAL ESTATE, INC. MOBILE, AL PLANTERS POINTE SHOPPING CENTER DRAINAGE PLAN MASTER DRAINAGE NARRATIVE RE-SUB OF LOT 2 NW CORNER HWY 181-HWY104 SUDIVISION For L.W. Cave Real Estate, Inc. October 14, 2021 Prepared by: Frank E. Leatherwood III, PE Alabama PE #25751 2970 Cottage Hill Road, Ste. 190 Mobile, AL 36606 251.666.2443 fax: 251.666.6422 Thompson Engineering Project Number 19-1101-0224 ii Table of Contents Introduction 1 Site Description 1 Proposed Lot 1 Drainage Plan 2 Proposed Lots 2-9 Drainage Plan 2 Appendix: Appendix A – Hydrologic Impact Study and Stormwater Calculations 1 Master Drainage Narrative Re-Sub of Lot 2, NW Corner HWY 181-HWY 104 Subdivision For L.W. Cave Real Estate, Inc. Introduction L.W. Cave Real Estate, Inc. is currently undertaking the development of a new commercial shopping center to be located on the northwest corner of the intersection of Alabama State Route 181 (SR 181) and Alabama State Route 104 (SR 104) in the Baldwin County, Alabama. The new development will consist of one new commercial retail building (68,022 sf) anchored by a national grocer tenant and associated retail shop spaces, asphalt parking area for customer vehicles, sidewalks, entrance/access roadways and landscaping. Included in the development are seven commercial outparcels which will be located along the frontage of SR 181 and SR 104. Site Description The site is located on the west side of SR 181 and north of SR 104 in the unincorporated Baldwin County, Alabama. The existing site conditions consist of 21.24 acres (labeled as Lot 2 on the NW Corner HWY 181-HWY 104 Sudivision per Slide 2725-E) of open grassed/cultivated area with the terrain generally sloping 1-2%. The site is separated into three pre-development drainage basins which are labeled Northeast, East and Southwest in the attached drainage calculations. The Northeast Basin discharges to an existing natural drainage swale leading from the developments site through an adjacent property (labeled as Lot 1) which is owned by BYC, LLC. The East Basin discharges to an existing 24” concrete pipe which runs east under SR 181 before discharging into an existing natural swale leading through currently cultivated farm land. At the time of this report, the Alabama Department of Transportation is undertaking the widening of SR 181 and will be installing an additional 58”x36” storm drainage pipe parallel to the in place 24”. The Southwest Basin discharges off-site to an existing roadside ditch for SR 104. 2 Lot 1 Drainage Plan The proposed Lot 1 as shown in the current plat for the re-subdivision of Lot 2 is currently under construction. Earthwork activities are ongoing with the beginning of vertical construction commencing at the start of August 2021. The improvements to Lot 2 includes construction of a commercial/retail building, entrance/access roadways, parking areas, sidewalks, and landscaping. The total impervious area of the site, including the sidewalks, parking areas, building, and access roadways is 9.18 acres with the remainder of the site remaining either landscaped or undeveloped. See Table 1 below for the Designated Land Use Description and quantity of impervious area. Table 1 – Designated Land Use Designated Land Use Area (SF) Sidewalk 15,903 Retail Building and Surroundings 82,290 Pervious Asphalt 18,099 Ingress/Egress Islands and Mountable Curb (Not in ROW)` 2,351 Impervious Asphalt 264,629 Curb & Gutter 17,028 Total Impervious Area 400,300 (9.18-ac) Ratio of Impervious to Pervious Area 43.22% Lot 1 will utilize a combination of above and below ground stormwater management facilities to control and discharge its post-developed runoff as to not exceed the existing runoff conditions for storms ranging from 2-100 year. The storm drainage design was previously submitted and approved by the City of Fairhope for the construction as a part of the Planters Pointe Shopping Center MOP application. A copy of the approved drainage report is attached as Appendix A. Proposed Lots 2-9 Drainage Plan 3 As described in previous paragraphs, the post developed storm drainage runoff from the proposed Lot 1 of the current plat for the re-subdivision of Lot 2 as recorded on Slide 2725-E has been provided by previously designed and approved construction plans for the Planters Pointe shopping center. Following the completion of construction on shopping center, the proposed outparcels shall remain undeveloped with the existing drainage pattern maintained. The handling of the post-developed storm drainage runoff through the installation of additional underground storm drainage detention/retention systems from the planned outparcels, Lots 2 through 9, will be the sole responsibility of each outparcel at the time of their development. Lots 2 and 3 drain currently toward SR104 and it is anticipated that these lots will continue to discharge the post-developed stormwater to the existing right of way. Lots 4 thru 9, all discharge to SR181 right of way currently and with the exception of lots 4 and 5, will continue to discharge the existing right of way ditch running north south along the west side of SR181. Lots 4 and 5 have the opportunity to connect to a storm drainage infrastructrure installed as a part of the overall shopping center design which will carry their metered flows to the existing SR181 cross drain. Appendix A Hydrologic Impact Study and Stormwater Calculations Planters Pointe Shopping Center (Previously Submitted on Application Submittal Flash Drive) Ě L.W. CAVE CORTE COMMECIAL DEVELOPMENT TRAFFIC IMPACT STUDY Prepared for: L.W. Cave Corte Real Estate, Inc. P. O. Box 81322 Mobile, Alabama 36689 Prepared by: Thompson Engineering, Inc. 2970 Cottage Hill Road, Suite 180 Mobile, Alabama 36606 Date: February 26, 2021 :11r """7 1 ->Jlil:>W~ "'-&DMC ia l :u ""'~.u,W :r..1 Table of Contents EXECUTIVE SUMMARY ....................................................................................... i 1.0 INTRODUCTION ......................................................................................... 1 3URMHFW'HVFULSWLRQ 6FRSHRI6WXG\ 3URMHFW6WXG\$UHD 2.0 EXISTING CONDITIONS ........................................................................... 4 ([LVWLQJ5RDGZD\6\VWHP&KDUDFWHULVWLFV 3ODQQHGDQG3HUPLWWHG'HYHORSPHQW 3XEOLF7UDQVLW 3HGHVWULDQ%LF\FOH)DFLOLWLHV &UDVK+LVWRU\$QDO\VLV ([LVWLQJ7UDIILF&RXQWV %DFNJURXQG7UDIILF&RQGLWLRQV (VWLPDWHG7ULS*HQHUDWLRQ 7ULS'LVWULEXWLRQDQG$VVLJQPHQW &RPELQHG7UDIILF9ROXPHV 3.0 Traffic Impact Analysis ........................................................................... 16 &DSDFLW\$QDO\VLV0HWKRGRORJ\ 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